• After two years of record sales and price increases, the real estate market is beginning to stagnate in Toulouse.

  • On the old apartment market, the price increase is 2.3% in the Pink City over the last year, while in the prefectural cities of other departments, such as Cahors, it is in double digits.

  • After the Covid-19 period, teleworking and the desire to take advantage of outdoors are now benefiting suburban districts and other departments whose prices are more accessible.

About ten years ago, after having left Toulouse to settle in the outskirts, the inhabitants began a return to the city center, at the origin of a surge in real estate prices, sometimes completely crazy.

But since then, Covid-19 and telework have been there and the price per m2 in the old building has stabilized at 3,210 euros on average, up 2.3% over the last year.

It must be said that with the same budget, some now prefer to leave the hypercentre and their three-room apartment, for a small villa with a garden in the municipalities of the first or second crown or a larger accommodation with a terrace in less upscale neighborhoods.

This has an impact on prices.

After months of continuous rise, the very popular districts of Saint-Etienne, Saint-Georges, Capitole, Carmes and Saint-Aubin, all at more than 5,000 euros per m2, are now recording a slight drop.

“There have been fewer transactions.

We may also have arrived at a glass ceiling and it should be remembered that in Toulouse, unlike other cities, there is no international or national clientele, as is the case in Bordeaux", indicates Frederic Giral,

After having had double-digit increases for several years, many neighborhoods are seeing their prices stagnate, such as in Saint-Michel (4,270 euros), the Chalets (4,999 euros) or even the Minimes (3,280 euros).


When the residential suburbs, further away and more affordable, such as Sauzelong-Rangueil (3,410 euros + 11%) or Patte d'Oie (3,950 euros + 10.7%) appear more dynamic and attractive.

The attractiveness of houses

Some inhabitants even decide to take the plunge and leave the metropolis to settle in other communes of Haute-Garonne or other departments.

Cities like Cahors, with a very affordable price of 1,410 euros/m2 in the old buildings, thus recorded an increase of 17.5%.

Montauban (1,790 euros), for the third consecutive year, has double-digit growth.

“There is clearly an effect of displacement of the population of Toulouse towards this location to have less expensive housing.

There is also a market of investors who in these cities can afford to buy at attractive prices and thus have good profitability,” continues Frédéric Giral.

A trend that can be found in both old apartments and houses.


Thanks to the added value of the sale of their property in Toulouse, some can afford to think big outside the metropolis and make another choice of life.

“There was the containment fracture.

In Ariège, for example, on the market for old houses, prices rose by 12.8%.

There is a catch-up effect, but also a displacement of populations, especially first-time buyers.

There is also a search for large houses, often for blended families but also with a room dedicated to teleworking, ”concludes Frédéric Giral.

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