Price differences by district

In Toulouse, property prices vary significantly across districts, with the difference between Saint-Étienne and Les Izards reaching over 3,100 €/m² for apartments as of September 1, 2026. Prices range from 5,591 €/m² in Saint-Étienne to 2,477 €/m² in Les Izards, showing a wide disparity in apartment values.

Factors influencing property value

The differences in property prices are influenced by factors such as centrality, architectural quality, proximity to shops and transport, and the rarity of certain properties. A renovated old building in the Carmes may not be as desirable as a newer apartment located further from the city center.

Housing distribution and types

Toulouse has a total of 322,989 housing units, with 84% being apartments and 15% houses. Three-room apartments are the most common, accounting for 28.2% of main residences, followed closely by two-room apartments at 24.7%, together making up nearly half of the housing stock.

Demand for smaller apartments

Studios and two-room apartments are in high demand due to their proximity to campuses and transport. The hypercenter around the Capitole has an average price of 4,708 €/m² for these smaller units, while the Rangueil district offers a more affordable option at 3,475 €/m², near the Paul-Sabatier University and the CHU.

Variation in property value

Even properties of the same size can have vastly different values in Toulouse, depending on factors like street noise, building condition, energy performance, floor level, outdoor space, metro access, and nearby schools. In Saint-Cyprien, for instance, apartment prices range from 2,894 €/m² to 5,985 €/m², despite an average of 4,800 €/m² for the district.

Importance of detailed analysis

A detailed analysis of a property's specific characteristics is essential in Toulouse, as relying solely on online price estimators can lead to either overestimating or underestimating a property's value, which can slow down the sale or result in missed opportunities.