Analysis of apartment price trends in the 50 largest French cities in 2024
In 2024, the French real estate market experienced contrasting trends. While some major cities saw price increases, others, once highly sought-after, began to experience significant declines. These fluctuations resulted from a combination of economic and social factors: rising interest rates, shifts in buyer preferences, and new land-use planning dynamics. This article offers a detailed analysis of real estate prices in the 50 largest French cities, including 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 significant increase in prices per square meter, particularly on the French Riviera. Cannes and Antibes , with average prices exceeding €6,000/m², continue to attract buyers seeking second homes or rental investments in desirable areas. In Cannes , prices have risen by 3.7% year-on-year, and in Antibes by 4.2%. This upward trend is driven by strong demand from international buyers and the scarcity of properties in these areas.
In central and southwestern France, cities like Angers and Pau are seeing price increases. Angers, for example, has seen a 2.2% rise over the past year, as the city combines a high quality of life with economic appeal, making it a prime destination for young professionals and families. Marseille is also experiencing strong growth, with a 3.4% increase in the last year. Attracting a growing number of buyers thanks to its Mediterranean setting and still relatively affordable prices, Marseille represents an attractive alternative to major cities where real estate costs have become prohibitive.
Part 2: Cities experiencing stagnation or moderate price declines
In once-dynamic metropolitan areas like Lyon and Montpellier , a slowdown and even price declines are being observed. In Lyon, prices have fallen by 7.1% year-on-year, likely due to supply beginning to saturate the market and demand shifting towards more affordable suburbs. Montpellier shows a decrease of 3.7%, also indicating an adjustment in demand that could be linked to an increase in supply and a decrease in new local buyers.
In medium-sized cities like Rennes , Tours , and Clermont-Ferrand , prices are rising moderately. In Rennes, despite a 1.1% year-on-year decrease, demand remains stable thanks to the quality of life and the city's excellent connections to Paris. In Clermont-Ferrand , property prices are relatively stable, with a slight increase of 0.6% year-on-year. These cities are popular with local buyers and offer a more accessible housing market than major metropolitan areas.
Part 3: More affordable cities and a slight increase
Cities in eastern and northern France present an interesting profile. Cities like Colmar and Nancy , with average prices of €2,454 and €2,331/m² respectively, have seen their prices rise, particularly over the past year. Colmar recorded an increase of 4.1%, and Nancy 2.6%, demonstrating a growing appeal for these cities with their affordable cost of living. These increases can be attributed to increased demand for housing in less densely populated areas where the quality of life is high and real estate remains accessible.
In the Hauts-de-France region, cities like Roubaix and Tourcoing are showing slight price increases. Roubaix recorded a 0.3% rise over the past month, while Tourcoing also saw a 0.3% increase. With average prices around €2,000/m², these cities remain attractive to first-time buyers and investors seeking rental income.
Part 4: Cities in sharp decline and the associated factors
Several French cities are experiencing significant declines, often reflecting local economic difficulties or industrial restructuring. Le Mans , for example, has seen a 12.6% drop year-on-year, a marked fall that may indicate investors are shifting their focus to more dynamic areas. Le Havre has also suffered a substantial decline, with a 4.4% drop over three months. The loss of attractiveness in these cities could be attributed to a lack of economic opportunities, which is impacting real estate demand.
A similar trend is observed in the Normandy and Pays de la Loire regions. Caen and Nantes are experiencing price decreases, particularly Nantes with a 5.7% drop year-on-year. This correction is likely linked to market saturation and a degree of caution among buyers in the face of high prices.
Analysis of price trends in the 50 largest French cities reveals mixed patterns. Tourist cities and areas experiencing rapid economic growth are seeing significant price increases, while major metropolitan areas and industrial zones undergoing restructuring are beginning a correction. The outlook for 2025 suggests a possible stabilization, particularly if interest rates remain high, hindering access to credit. In this context, it is crucial for both buyers and investors to closely monitor these developments 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 change (%) | 3-month change (%) | 12-month change (%) |
|---|---|---|---|---|
| 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% |
| Nîmes | 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% |
| Tours | 2 987 € | −1,00% | −0,30% | −2,90% |
| Grenoble | 2 667 € | +0,90% | −5,60% | −6,40% |
| Saint-Étienne | 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% |
| Orléans | 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 / Meilleurs Agents barometer. Average prices expressed in square meters, as of November 1, 2024.
Follow “ ProprietesDeCharme.com ” on YouTube , as well as on Facebook, Twitter , LinkedIn , Instagram , and Pinterest.
