French Housing Prices – Regional Trends and 2025 Outlook

France's real estate market enters a phase of fragile recovery. After a sharp decline during 2022–2023, the end of 2024 brought signs of price growth in the second-hand housing sector. According to The Connexion, citing data from the national notaries' association, this segment is showing its first positive trend in years.

Regional Leaders and Laggards

The highest annual price growth was recorded in Montauban (Tarn-et-Garonne) with a 6.2% increase. It is followed by Metz (+3.4%), Caen (+3.2%), Orléans (+3.1%), and Limoges and Brest (+2.4% each). These cities have become more favorable for sellers, despite uncertain economic conditions and limited demand.

In contrast, some regions continue to experience a decline. Châteauroux (Centre–Val de Loire) saw a dramatic -16.2% price drop — the largest nationwide in 2024. Other notable declines include Corse-du-Sud (-14%), Reims (-11%), Tours (-9.9%), and Amiens (–9.6%). Even previously stable Nantes, which experienced a double-digit drop in previous years, fell just -3.1% in 2024.

Southern France Remains the Most Expensive

France’s housing price map remains predictable: the south, with its coastal cities and mild climate, continues to lead in terms of price. The most expensive city is Toulon (Var), where average house prices reached €450,600. Corse-du-Sud, despite this year’s price drop, follows closely at €446,100.

Other high-value areas include Montpellier (€380,500), Lyon (€380,000), and Aix-en-Provence/Marseille (€375,100). In the west, Bordeaux (€333,100), Nantes (€319,700), and Toulouse (€300,000) remain costly.

Interestingly, Paris is not the most expensive location in this segment. The report notes that data for the capital is grouped with the broader Île-de-France region, lowering the overall averages. However, when it comes to apartment prices, Paris still tops the list in cost per square meter.

Affordable Options in Central France

Cities in central and northern France remain the most affordable. Châteauroux offers the lowest prices at an average of €116,100 per house. It is followed by Troyes and Amiens (€170,000), Poitiers (€173,000), Limoges (€175,400), and Rouen (€181,800).

These areas remain outside the focus of major investors and are often attractive for retirees or buyers seeking affordable alternatives to big cities.

Long-Term Price Cycles

According to a report by IGEDD, price fluctuations in 2022–2024 fall within long-term market cycles. The post-pandemic period saw a temporary downturn, but overall price trends remain historically stable, especially when compared to data since the 1990s.

Despite recent slowdowns, real estate investments in France continue to offer returns comparable to stocks or government bonds — particularly in large urban and Mediterranean regions.

Outlook for 2025

Most data from the notaries’ report covers Q4 2024, with early 2025 signals also suggesting a slow rebound. Price trends are gradually shifting upwards, particularly in regions that saw sharper declines earlier.

Still, experts warn of the fragile nature of this recovery. High interest rates, inflationary pressures, and limited supply in popular regions continue to hold back full recovery. A major gap remains between high-value southern markets and undervalued central territories.