Analysis of the evolution of apartment prices in the 50 largest French cities in 2024
In 2024, the French real estate market will experience contrasting developments. While some large cities are experiencing price increases, others, once popular, are beginning to see significant declines. These fluctuations are the result of a set of economic and social factors: increasing interest rates, changes in buyer preferences, as well as new land use planning dynamics. This article offers a detailed analysis of real estate prices in the 50 largest French cities, with a comparative table of trends to better understand the strengths and weaknesses of each local market.
Part 1: Cities with high price growth
Coastal and tourist towns are experiencing a notable increase in prices per square meter, particularly on the Côte d'Azur. Cannes and Antibes , with average prices above €6,000/m², continue to attract buyers looking for second homes or rental investments in popular areas. In Cannes , prices increased by +3.7% over one year, and in Antibes by +4.2%. This upward dynamic is supported by strong demand from international buyers and by the scarcity of goods in these sectors.
In the Center and the South-West, cities like Angers and Pau are seeing their prices rise. Angers, for example, posted an increase of +2.2% over one year, because the city combines a high quality of life and economic attractiveness which make it a preferred destination for young professionals and families. The city of Marseille is also experiencing good progress with an increase of +3.4% in one year. Attracting more and more buyers for its Mediterranean setting and its still relatively affordable prices, Marseille represents an attractive alternative to large cities where the cost of real estate has become prohibitive.
Part 2: Cities in stagnation or with moderate price drops
In formerly dynamic metropolises like Lyon and Montpellier , we are observing a slowdown and even drops in prices. In Lyon, prices fell by -7.1% over one year, probably due to a supply which is starting to saturate the market and a demand which is turning towards more affordable outskirts. Montpellier shows a decrease of -3.7%, also showing an adjustment in demand which could be linked to an increase in supply and a reduction in new local buyers.
Regarding intermediate-sized cities such as Rennes , Tours and Clermont-Ferrand , prices are changing moderately. In Rennes, despite a drop of -1.1% over one year, demand remains stable thanks to the quality of life and the city's good connections with Paris. In Clermont-Ferrand , property prices are relatively stable, with a slight increase of +0.6% over one year. These towns are popular with local buyers and offer a more accessible real estate market than large cities.
Part 3: More affordable and slightly increasing cities
The cities of the East and North of France present an interesting profile. Cities like Colmar and Nancy , with respective average prices of €2,454 and €2,331/m², have seen their prices increase, particularly over the past year. Colmar thus recorded an increase of +4.1%, and Nancy of +2.6%, which shows a growing attraction for these cities with an affordable cost of living. These increases can be attributed to increased demand for housing in lower density areas where the quality of life is high and real estate is still affordable.
In Hauts-de-France, towns like Roubaix and Tourcoing are showing slight price increases. Roubaix recorded +0.3% over the past month, while Tourcoing also progressed by +0.3%. With average prices around €2,000/m², these cities remain attractive for first-time buyers and investors looking for rental yield.
Part 4: Cities in sharp decline and associated factors
Some French cities are marked by significant declines, which often reveal local economic difficulties or industrial reconversions. Le Mans , for example, recorded a drop of -12.6% over one year, a marked fall which may be a sign of a refocusing of investors on more dynamic areas. Le Havre also suffered a significant decline, with -4.4% over three months. The loss of attractiveness of these cities could be explained by a lack of economic opportunities which impacts real estate demand.
In the Normandy and Pays de la Loire region, we observe a similar trend. Caen and Nantes are experiencing price drops, particularly Nantes with -5.7% over one year. This correction is undoubtedly linked to a phenomenon of market saturation and a certain caution among buyers in the face of high prices.
The analysis of price developments in the 50 largest French cities shows heterogeneous trends. Tourist towns and areas undergoing economic expansion are experiencing a notable increase in prices, while large metropolises and industrial zones undergoing reconversion are beginning to correct. The outlook for 2025 suggests a possible stabilization, particularly if interest rates remain at high levels, hampering access to credit. In this context, it becomes crucial for buyers and investors alike to closely monitor these developments, in order to maximize their chances of success in the real estate market.
Average prices expressed in square meters, as of November 1, 2024
| City | Average price (€/m²) | 1 month variation (%) | Variation 3 months (%) | Change 12 months (%) |
|---|---|---|---|---|
| Antibes | 6 086 € | +0,90% | +2,00% | +4,20% |
| Cannes | 6 119 € | +0,40% | +4,10% | +3,70% |
| Nice | 5 175 € | +0,50% | +3,90% | +3,00% |
| Aix en Provence | 5 204 € | −0,70% | −1,90% | −3,40% |
| Caen | 2 786 € | −0,90% | −3,20% | −4,30% |
| La Rochelle | 4 705 € | +0,90% | −4,00% | −4,80% |
| Bourges | 1 901 € | +0,80% | +6,50% | +3,70% |
| Dijon | 2 552 € | −0,20% | −0,10% | +0,60% |
| Besançon | 2 357 € | −0,10% | +1,00% | −1,30% |
| Brest | 2 160 € | −0,60% | −4,10% | −2,40% |
| Quimper | 2 568 € | +0,70% | +3,90% | +2,10% |
| Nimes | 2 227 € | +0,20% | −1,20% | −4,00% |
| Toulouse | 3 423 € | 0,00% | +2,00% | −0,60% |
| Bordeaux | 4 410 € | +0,40% | +0,20% | −2,50% |
| Mérignac | 3 500 € | −1,10% | −2,80% | −6,60% |
| Béziers | 1 991 € | −0,20% | +1,60% | +0,40% |
| Montpellier | 3 406 € | −0,30% | −2,40% | −3,70% |
| Rennes | 3 938 € | −0,80% | +0,70% | −1,10% |
| Towers | 2 987 € | −1,00% | −0,30% | −2,90% |
| Grenoble | 2 667 € | +0,90% | −5,60% | −6,40% |
| Saint Etienne | 1 296 € | +0,30% | −0,50% | +0,90% |
| Nantes | 3 360 € | +0,30% | −4,50% | −5,70% |
| Saint Nazaire | 2 960 € | +0,50% | +2,40% | −1,20% |
| Orleans | 2 511 € | +0,10% | +0,80% | +3,70% |
| Angers | 3 203 € | +0,10% | +3,80% | +2,20% |
| Reims | 2 600 € | −1,00% | −1,00% | +2,00% |
| Nancy | 2 331 € | +0,30% | +4,00% | +2,60% |
| Metz | 2 333 € | +0,40% | −1,80% | +1,20% |
| Dunkirk | 1 981 € | +0,50% | +1,00% | −0,60% |
| Lille | 3 524 € | +0,60% | −1,30% | −2,70% |
| Roubaix | 2 017 € | +0,30% | −0,50% | −1,70% |
| Tourcoing | 2 043 € | +0,30% | −0,30% | −1,30% |
| Calais | 2 162 € | +0,40% | +0,60% | +0,50% |
| Clermont-Ferrand | 2 195 € | +0,60% | +0,30% | +0,60% |
| Pau | 2 101 € | +0,50% | +1,70% | −0,30% |
| Perpignan | 1 940 € | −0,70% | −2,60% | +0,20% |
| Strasbourg | 3 700 € | −0,90% | −2,80% | −4,20% |
| Colmar | 2 454 € | +0,40% | +4,10% | +1,90% |
| Mulhouse | 1 298 € | +0,80% | +3,30% | −0,50% |
| Villeurbanne | 3 613 € | 0,00% | −2,00% | −4,10% |
| Le Mans | 1 754 € | +0,20% | −11,50% | −12,60% |
| Le Havre | 2 105 € | −1,10% | −4,40% | −2,10% |
| Rouen | 2 510 € | −0,40% | +1,10% | +1,10% |
| Amiens | 2 417 € | 0,00% | +3,70% | +0,90% |
| Toulon | 3 077 € | −1,00% | +0,80% | −1,20% |
| Avignon | 2 376 € | +0,50% | −3,00% | −1,30% |
| Poitiers | 2 248 € | +0,10% | −1,10% | +0,60% |
| Limoges | 1 639 € | +0,10% | −1,10% | +0,60% |
| Lyon | 4 614 € | −0,20% | −6,80% | −7,10% |
| Marseille | 3 633 € | +0,20% | +4,30% | +3,40% |
SeLoger Barometer / Best Agents. Average prices expressed in square meters, as of November 1, 2024.
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