— occitanie · 31
Real estate prices in Toulouse — investor simulator — July 2026
Median price per m² in Toulouse
3 285 €/m²
- Dept. 31 rank No. 382 / 402
- 5-year trend -3,2 %
Half of sales between 2 615 €/m² and 4 262 €/m² (24 414 DVF sales).
DVF — DGFiP · median over 14 441 sales (2025)
Real estate market in Toulouse
In Toulouse, the price/sqm is around 3 285 € (-3,2 % over 5 years), a attractive market for investors (grade B/5).
What investor yield in Toulouse?
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: B (63/100)
— Read more
Understanding the Toulouse real estate market
Marge de négociation à Toulouse
À Toulouse, la marge de négociation liée au marché est de 4,5 % à 11 % — atteintes enregistrées 87 pour 1000 hab (nettement au-dessus de la médiane nationale), nitrates dans l'eau 24 mg/L (nettement au-dessus de la médiane nationale), Marché peu tendu — marge de manœuvre accrue.
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) — 4,3 % 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 →Range: half of sales between 2 615 €/m² and 4 262 €/m² (across 24 414 DVF sales, 3 years).
Price per m² by neighbourhood — Toulouse
| Neighbourhood | Median DVF price |
|---|---|
| Esquirol | 4 565 €/m² |
| Daurade | 4 559 €/m² |
| Capitole | 4 557 €/m² |
| Les Carmes | 4 540 €/m² |
| Saint-Étienne | 4 537 €/m² |
| Saint-Georges | 4 522 €/m² |
| Saint-Aubin | 4 504 €/m² |
| Place Occitane | 4 496 €/m² |
| Saint-Sernin | 4 416 €/m² |
| Le Busca | 4 373 €/m² |
| Monplaisir | 4 373 €/m² |
| Arnaud Bernard | 4 300 €/m² |
| Belfort | 4 298 €/m² |
| Les Chalets | 4 256 €/m² |
| Côte Pavée | 4 221 €/m² |
| Fer à Cheval | 4 205 €/m² |
| Compans-Caffarelli | 4 205 €/m² |
| Matabiau | 4 197 €/m² |
| Saint-Cyprien | 4 156 €/m² |
| Guilheméry | 4 100 €/m² |
| Marengo | 4 071 €/m² |
| Raisin | 4 025 €/m² |
| La Colonne | 4 008 €/m² |
| Les Récollets | 4 002 €/m² |
Median DVF (DGFiP) per neighbourhood, across 123 neighbourhoods.
This market is defined above all by a dynamic, growing population (+6,0% over 5y), and prices trending downward (-3,2 % over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Toulouse within the occitanie regional market. On the rental side, the ANIL median apartment rent there is 14,0 €/sqm/month, an indicative gross yield of 5,1 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (6,0 %), 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 (-3,2 % over 5 years) determine the attractivity grade B 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 Toulouse: 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 Toulouse
— Your questions
Frequently asked questions
Are the prices/sqm in Toulouse expensive?
The median DVF price is 3 285 €/sqm. For a 60 sqm apartment, that is around 197 096 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Toulouse?
The indicative gross yield is 5,1 % (median rent 14,0 €/sqm/month × 12 ÷ median price 3 285 €/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 B 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. B corresponds to an attractive market (solid fundamentals). A good yield/risk trade-off. 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 Toulouse?
The median apartment price/sqm in Toulouse 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 Toulouse?
It depends how long you keep the home. In Toulouse, a 60 sqm flat costs about €197 096 to buy and €839 a month to rent, a rent-to-price ratio of 5,1 % 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.