— occitanie · 66
Real estate prices in Saint-Cyprien — investor simulator — August 2026
Median price per m² in Saint-Cyprien
3 874 €/m²
- Dept. 66 rank No. 196 / 198
- 5-year trend +12,4 %
Half of sales between 2 960 €/m² and 4 604 €/m² (1 944 DVF sales).
DVF — DGFiP · median over 1 118 sales (2025)
Real estate market in Saint-Cyprien
In Saint-Cyprien, the price/sqm is around 3 874 € (+12,4 % over 5 years), a very attractive market for investors (grade A/5).
What investor yield in Saint-Cyprien?
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: A (81/100)
— Read more
Understanding the Saint-Cyprien real estate market
Marge de négociation à Saint-Cyprien
À Saint-Cyprien, la marge de négociation liée au marché est de 3 % à 6 % — PFAS dans l'eau 0,055 µg/L (nettement au-dessus de la médiane nationale), atteintes enregistrées 56 pour 1000 hab (nettement au-dessus de la médiane nationale), pesticides agricoles (dépt) 6,1 kg/ha (nettement au-dessus de la médiane nationale).
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie -5 à -10 % de plus (décote énergétique, source ADEME) ; un bien A-D performant part, lui, du prix du marché.
Un conseiller immobilier peut vous accompagner sur cette négociation →Range: half of sales between 2 960 €/m² and 4 604 €/m² (across 1 944 DVF sales, 3 years).
Price per m² by neighbourhood — Saint-Cyprien
| Neighbourhood | Median DVF price |
|---|---|
| Lotissement Le Golf IV | 4 957 €/m² |
| lotissement La Varnède | 4 688 €/m² |
| Lotissement Le Golf III | 4 667 €/m² |
| Résidence Orée du Golf | 4 646 €/m² |
| Résidence Golf Clair | 4 646 €/m² |
| Résidence du Golf (Lagrange) | 4 476 €/m² |
| Résidence Les Patios de la Mer 1 | 4 456 €/m² |
| Résidence les Caravelles | 4 456 €/m² |
| Résidence Les Goélettes | 4 456 €/m² |
| Résidence Les Frégates | 4 456 €/m² |
| Résidence L'Écume | 4 453 €/m² |
| Résidence Le Sillage | 4 453 €/m² |
| Résidence Les Reflets | 4 453 €/m² |
| Domitys Les Dunes d'Argent | 4 453 €/m² |
| Residence Le Hameau du Rivage Sud | 4 453 €/m² |
| Résidence Le Lagon | 4 453 €/m² |
| Résidence Les Marinas du Ponant | 4 453 €/m² |
| Résidence Hameau du Rivage 1 | 4 453 €/m² |
| Résidence Hameau du Rivage 2 | 4 453 €/m² |
| Lotissement L'Anse des Capellans | 4 453 €/m² |
| Résidence Les Patios de la Mer 2 | 4 450 €/m² |
| Résidence Les Patios de la Mer 3 | 4 450 €/m² |
| Résidence Les Bastides du Grand Stade | 4 450 €/m² |
| Résidence Les Pierres de Jade | 4 450 €/m² |
Median DVF (DGFiP) per neighbourhood, across 254 neighbourhoods.
This market is defined above all by a dynamic, growing population (+7,2% over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Saint-Cyprien within the occitanie regional market. On the rental side, the ANIL median apartment rent there is 13,2 €/sqm/month, an indicative gross yield of 4,1 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (7,2 %), 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 (+12,4 % over 5 years) determine the attractivity grade A 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 Saint-Cyprien: 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 Saint-Cyprien
— Your questions
Frequently asked questions
Are the prices/sqm in Saint-Cyprien expensive?
The median DVF price is 3 874 €/sqm. For a 60 sqm apartment, that is around 232 432 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Saint-Cyprien?
The indicative gross yield is 4,1 % (median rent 13,2 €/sqm/month × 12 ÷ median price 3 874 €/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.
What does the A 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. A corresponds to a very attractive market (strong demand, balanced supply, low vacancy). Low rental risk, high capital-gain potential. 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 Saint-Cyprien?
The median apartment price/sqm in Saint-Cyprien 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 Saint-Cyprien?
It depends how long you keep the home. In Saint-Cyprien, a 60 sqm flat costs about €232 432 to buy and €793 a month to rent, a rent-to-price ratio of 4,1 % 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.