— nouvelle-aquitaine · 24
Real estate prices in Prats-de-Carlux — investor simulator — September 2026
Median price per m² in Prats-de-Carlux
2 461 €/m²
- Dept. 24 rank No. 383 / 389
- 5-year trend -34 %
Half of sales between 918 €/m² and 2 449 €/m² (17 DVF sales).
DVF — DGFiP · median over 10 sales (2025)
Real estate market in Prats-de-Carlux
In Prats-de-Carlux, the price/sqm is around 2 461 € (-34 % over 5 years), a to study carefully market for investors (grade E/5).
What investor yield in Prats-de-Carlux?
Indicative calculation. Excludes taxes, notary fees, vacancy and works. 5-year attractivity index crosses DVF + INSEE demography + Sit@del permits + Filocom vacancy.
Net annual yield
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5-year attractivity index: E (28/100)
— Read more
Understanding the Prats-de-Carlux real estate market
Marge de négociation à Prats-de-Carlux
À Prats-de-Carlux, le marché ne dégage pas de marge de négociation automatique : le prix repose sur les fondamentaux du secteur (dont une prime de secteur, jamais négociable). (estimation indicative, 10 ventes)
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie nettement moins cher — environ un quart du prix en moins pour une maison classée G, près de 12 % pour un appartement (valeur verte 2024, Notaires de France / ADNOV, 552 850 ventes) — 23,1 % des logements le sont ici ; un bien A-D performant part, lui, du prix du marché.
Un conseiller immobilier peut vous accompagner sur cette négociation →The 10 sales recorded in Prats-de-Carlux
Every property sale registered here between 2021 and 2025. 10 sales is not a market — it is too few to derive a reliable price per m². But these are the actual transactions, and the spread between them tells you more than any median could.
| Date | Type | Floor area | Land | Price | €/m² |
|---|---|---|---|---|---|
| October 2025 | Maison | 118 m² | 101 m² | 222 000 € | 1 881 €/m² |
| February 2025 | Maison | 100 m² | 2 075 m² | 490 000 € | 4 900 €/m² |
| August 2024 | Maison | 98 m² | — | 240 000 € | 2 449 €/m² |
| July 2024 | Maison | 97 m² | 1 419 m² | 392 500 € | 4 046 €/m² |
| October 2023 | Maison | 165 m² | 310 m² | 123 800 € | 750 €/m² |
| September 2023 | Maison | 93 m² | — | 230 000 € | 2 473 €/m² |
| January 2023 | Maison | 150 m² | 277 m² | 200 000 € | 1 333 €/m² |
| October 2022 | Maison | 110 m² | 730 m² | 355 000 € | 3 227 €/m² |
| July 2021 | Maison | 139 m² | 2 025 m² | 305 700 € | 2 199 €/m² |
| June 2021 | Maison | 191 m² | 2 370 m² | 580 000 € | 3 037 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
Range: half of sales between 918 €/m² and 2 449 €/m² (across 17 DVF sales, 3 years).
This market is defined above all by a marked price decline (-34 % over 5y), and a sharply shrinking population (-11,7% over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Prats-de-Carlux within the nouvelle-aquitaine regional market. On the rental side, the ANIL median apartment rent there is 10,6 €/sqm/month, an indicative gross yield of 5,2 % before taxes, fees and vacancy.
The town is in demographic decline over 5 years (-11,7 %), with construction activity low (little new construction, tight market on existing stock). Housing vacancy is low (tight rental market, secure rents). These three factors crossed with the recent price trend (-34 % over 5 years) determine the attractivity grade E shown above.
Note: DVF covers registered transactions excluding non-finalised off-plan sales, and ANIL publishes medians (not averages — the rent distribution is pulled up by exceptional properties). For a fine analysis at the exact address, use the simulator above or the town's full profile.
Sources: DVF (DGFiP Etalab) — rolling 5-year medians, ANIL — rent map, INSEE pop_evol — 5-year demographics, Sit@del — 24-month building permits, Filocom (DGFiP / SDES) — housing vacancy. The attractivity grade and 5-year capital gain are NTYP estimates (proprietary weighting of the data above, independent of any affiliation) — see our methodology.
— Live calculations
Every dimension, in euros.
On this page, 6 calculations with the real figures for Prats-de-Carlux: whether to buy or rent, how much to negotiate, the monthly mortgage payment, the net rental yield, the monthly cashflow and the energy bill.
Method and assumptions detailed in Transparency.
← View full report for Prats-de-Carlux
— Your questions
Frequently asked questions
Are the prices/sqm in Prats-de-Carlux expensive?
The median DVF price is 2 461 €/sqm. For a 60 sqm apartment, that is around 147 663 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Prats-de-Carlux?
The indicative gross yield is 5,2 % (median rent 10,6 €/sqm/month × 12 ÷ median price 2 461 €/sqm). The net yield after charges, property tax, vacancy and taxes is generally 30 to 45 % lower. Use the simulator above to personalise it to your case.
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What does the E 5-year attractivity grade mean concretely?
The index crosses 4 factors over the last 5 years: DVF price trend, INSEE demographic trend, Sit@del building permits and Filocom vacancy. E corresponds to a market showing weak signals (declining demographics, high vacancy). Investment to avoid unless a specific heritage opportunity. The full method is documented in the Methodology section.
Can future prices be predicted from the last 5 years?
Not reliably. The past price change (shown above, DVF source) describes the recent market — it does not foretell the future. Property markets tend to revert to their mean: a town that rose or fell sharply does not mechanically keep going the same way, and rates, the wider economy or a local shock weigh more than any extrapolation. That is why we show the observed change and the real drivers (demographics, vacancy, building permits) rather than a speculative future capital gain.
Is it better to buy an apartment or a house in Prats-de-Carlux?
The median apartment price/sqm in Prats-de-Carlux is typically 5 % above the house price/sqm (houses offer more usable surface but a lower €/sqm ratio thanks to the land share). For a rental investment, the apartment generally offers a better yield (more tenants, simpler management, lower urban vacancy). The house is rather preferable for a family primary residence or a heritage project with valuable land.
Is it better to buy or rent in Prats-de-Carlux?
It depends how long you keep the home. In Prats-de-Carlux, a 60 sqm flat costs about €147 663 to buy and €638 a month to rent, a rent-to-price ratio of 5,2 % gross per year. That ratio decides, not the price level.
Buying adds costs renting never pays — transfer duties, notary fees, property tax, maintenance — which must be recouped first. The “Buy or rent” calculator on this page works out the year the balance tips.