Sailing boats moored at the pontoons of Vannes harbour at sunset, in front of the quayside façades under a pink sky

Brittany - Vannes - The port at sunset

Buying a house · Gulf of Morbihan

Buy a house on the Gulf of Morbihan

From Vannes to Port-Navalo and from the islands to Quiberon Bay: real house prices town by town, where to look and what your budget buys. Home Select then runs the search for you, off-market properties included, and is paid on success only.

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2011: 15 years of hunting in France
1,200+: Buyers guided
4.8/5: On Google (141 reviews)
100%: On success, nothing upfront

At a glance

Over 12 months to end of June 2026, houses in the Morbihan sold at a median of €2,500/m²; around the gulf, the median reaches €4,100/m² in Vannes and €5,200/m² in Carnac, on neighbouring Quiberon Bay.
On the Gulf of Morbihan, a house is priced on its view of the water at every tide, walking access to the shore and what France’s Coastal Law still allows you to build, far more than on its floor area.
In Vannes, one house sale in ten over 12 months to end of June 2026 went above €5,900/m², and in Carnac above €9,900/m²: from one shore to the next, the same floor area does not fetch the same price.
Home Select, a buyer’s agent on the Gulf of Morbihan, searches for your house from Vannes to the Rhuys peninsula and from the islands to Quiberon Bay, off-market included, then vets and negotiates it for you, with fees due on success only.

€2,500/m²: Median for houses, Morbihan
€4,100 – 6,600/m²: Spread of the medians for houses from one town to the next
401: Sales of houses in the towns on this page, over 12 months
3: Towns Home Select searches

The market

The market for houses on the Gulf of Morbihan, in figures

Over 12 months to end of June 2026, the median house in the Morbihan as a whole sold for €2,500/m², but the ‘little sea’, Mor Bihan in Breton, lives on another scale. At the head of the gulf, Vannes, the only real town on its shores, posts a median of €4,100/m²; on Quiberon Bay, Carnac rises to €5,200/m², while La Trinité-sur-Mer records too few house sales for a median to sum it up. The gulf’s shores have no line of their own in the table, but the north shore and the islands trade above Vannes, the Rhuys peninsula a notch below the north shore, and Séné lower still.

Within a single town, the address counts for more than the town: in Vannes, one house in ten sold below €2,600/m² and one in ten above €5,900/m²; in Carnac, the spread runs from €3,100/m² to €9,900/m². Four things widen it. The view of the water, judged at low tide: at the back of the coves the sea draws out, and a view of the gulf becomes a view of mudflats. Access to the shore, through the garden or a slipway. Aspect: the north shore faces south towards the islands, while the gulf side of Rhuys faces north. And the law: outside the villages, the Coastal Law can rule out the extension or pool on which the value depends. Condition comes next: an old stone farmhouse in need of work sells below a restored one.

Then there is liquidity. With 999 sales a year, Vannes offers choice and sorting is most of the work; Carnac recorded just 184 and La Trinité-sur-Mer 53, all property types combined, and on the shores and islands, waterfront houses change hands within families, between neighbours or through the notary, usually unlisted. Buyers are families settling around Vannes, Parisians and Bretons seeking a holiday home, then a place to retire, and buyers from abroad. To compare, see buying a seaside house in Brittany, our guide on where to buy in Brittany and, further south, Charente-Maritime and its islands.

Houses, town by town

Town	Median per m²	1st to 9th decile	Sales over 12 months
La Trinité-sur-Mer	€6,600/m²	€3,200/m² – €13,600/m²	26
Carnac	€5,200/m²	€3,100/m² – €9,900/m²	93
Vannes	€4,100/m²	€2,600/m² – €5,900/m²	282

Morbihan: €2,500/m² median for houses, over 8,159 sales.

Median price per square metre of recorded sales; a town with fewer than 20 sales of the type is not shown. Source: DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026. Page reviewed by Jean Mascla, founder of Home Select.

A panorama of the ramparts of Vannes and the houses of the old town

Where to buy

Where to buy on the Gulf of Morbihan?

Five shores, from Vannes to Quiberon Bay, each with its own prices, buyers and pitfalls.

The half-timbered houses of Place Henri-IV and Saint-Pierre cathedral in Vannes — Brittany - Vannes - The Place Henri-IV and the cathedral

Vannes and its surroundings

At the head of the gulf, Vannes is the only town on this little sea: a half-timbered old town ringed by ramparts, a harbour at the foot of the walls and a TGV station about two and a half hours from Paris. Buyers look here for a townhouse or a grand family house within walking distance of the centre, a house with a garden in the residential districts and, more rarely, an address on the water towards Conleau. At a median of €4,100/m², houses in Vannes draw families moving in for good; to the south-east, Séné offers more space between its marshes and the gulf. Near the ramparts and the cathedral, any work on a façade needs the approval of the state heritage architect.

Buy a house in Vannes

A river port on the Gulf of Morbihan and its sailing boats at anchor — Brittany - Vannes - A river harbour on the Gulf of Morbihan

The north shore, from Arradon to Larmor-Baden

The most sought-after shore of the gulf faces south, towards the islands. The headland of Arradon and the coves of Baden and Larmor-Baden, from where you can walk to the island of Berder at low tide and take a boat to the Gavrinis cairn, are lined with stone cottages in old hamlets, neo-Breton houses on generous plots and a handful of architect-designed houses on the water; further west, the Auray and Bono rivers add their sheltered harbours. Prices here run above those of Vannes, and houses whose gardens reach the water usually sell without a listing. Families buy here to stay; check the view at low tide, the coastal path along the bottom of the garden and whether you can really extend.

The harbour of Vannes, its pontoons and the curving façades of Place Gambetta — Brittany - Vannes - The port and the Place Gambetta

The islands: Île-aux-Moines and Île-d’Arz

The gulf holds some forty islands, most of them privately owned; only two are municipalities served all year round: Île-aux-Moines, the largest, a few minutes by boat from Port-Blanc in Baden, and Île-d’Arz, known as the island of sea captains, linked to Vannes and Séné. Here you find captains’ houses, old village houses and villas among the pines, in a tiny market where homes pass from family to family. Cars mostly stay on the mainland: removals, building work and deliveries are planned around the boat, which weighs on the cost of any works. Check the drainage, the state of the building in the salt spray, the winter crossings and parking at the ferry landing.

The port of Vannes, the Porte Saint-Vincent and the cathedral — Brittany - Vannes - The port and the Porte Saint-Vincent

The Rhuys peninsula

To the south, the peninsula closes off the gulf and plays on two shores: the sheltered gulf to the north, cut into small coves, and the ocean to the south with its long beaches. Sarzeau has the Château de Suscinio; Arzon has the marina of Le Crouesty and Port-Navalo, which looks across the narrow strait to Locmariaquer, where the gulf meets the ocean. Families buy neo-Breton houses, village farmhouses and a few waterfront homes here, a notch below north-shore prices. A single main road links the peninsula to Vannes, and the drive lengthens in summer; low-lying plots near the marshes or the foreshore must be checked for coastal flood risk.

The Saint-Colomban point in Carnac from the sky, the village of Saint-Colomban, its beach and the moored yachts — Brittany - Carnac - The Pointe de Saint-Colomban

The mouth of the gulf and Quiberon Bay

West of the strait, Locmariaquer keeps its megaliths, its oyster beds and its fishermen’s cottages; then the coast opens onto Quiberon Bay. La Trinité-sur-Mer, on the Crac’h river, is the home port of the great ocean-racing yachts, and the view of the harbour, the river or the bay makes the whole price. Carnac, at a median of €5,200/m², lines up its 1930s villas behind the Grande-Plage, its sheltered beaches towards Beaumer and a town centre that lives all year beside the standing stones. People buy the beach and the sailing here, often as a second home; a harbour berth never comes with the house.

Buy a house in La Trinité-sur-Mer Buy a house in Carnac

A street in the historic centre of Vannes, its half-timbered houses and a café terrace

The formal gardens at the foot of the Vannes ramparts, along the Marle river

Properties

The properties people buy on the Gulf of Morbihan

The longère and the stone house

Long and low, built of granite under slate and sometimes still under thatch, the longère is Brittany’s traditional farmhouse: you find it in the hamlets of the north shore, the Rhuys peninsula and the farmland around Locmariaquer and Crac’h, more often a few minutes from the water than on it. Restored, it offers generous volumes under exposed beams and a garden enclosed by low stone walls. Have the damp in the walls, the roof timbers and covering, the septic system and the energy performance certificate checked, as the rating is often poor; outside the villages, the Coastal Law can also restrict an extension or the conversion of a barn into living space.

The sea captain’s house

Tall and symmetrical, in granite or rendered stone under a slate roof, with a central front door and a walled garden: the captain’s house tells of the sailors who prospered enough to build it in the eighteenth and nineteenth centuries. You find it on the islands, in the old villages of the north shore and in Locmariaquer, often facing the harbour or close to the shore, and it almost always passes from one family to another. Have the render, windows, floors and the walls’ resistance to salt spray checked, and ask what the state heritage architect will allow near a listed monument.

The neo-Breton house with a gulf view

White render, a steep slate roof, dormer windows and granite surrounds: built mostly between the 1960s and the 1990s, the neo-Breton house is the most common home around the gulf. Many went up before the 1986 Coastal Law and sit on plots sloping gently to the water, with a view that a new build would no longer be granted. It is often the best balance between view and price, provided you cost the renovation, since insulation, windows and heating are frequently original, and check what the local zoning plan allows by way of extension.

The architect-designed waterfront house

Timber, glass and zinc: the contemporary waterfront house is the rarest of all, because the Coastal Law bans new building within the 100-metre coastal strip outside built-up areas. Those that exist were built before it, or in place of an older house, and they sell on view, light and direct access to the shore. If the house is under ten years old, ask for the building permit, the completion certificate and the structural damage insurance; in every case, have the materials checked against salt air, the floor levels against flooding and the route of the public right of way for walkers, a three-metre strip along the shore.

The house with a slipway or mooring

Launching your boat from the bottom of the garden, or finding it on its mooring in front of the house: it is the dream of many buyers on the gulf. But the foreshore belongs to France’s public maritime domain: a slipway, a pontoon or an individual mooring there needs a temporary occupation permit that is personal, revocable and does not pass with the house, and moorings are often grouped in zones run by the town or the harbour, with waiting lists. Have the current permit, the state of the slipway, the depth of water at low tide and the strength of the current checked.

Your budget

What your budget buys on the Gulf of Morbihan

Budget	Vannes€4,100/m²	Carnac€5,200/m²	La Trinité-sur-Mer€6,600/m²
€500,000	≈ 120 m²	≈ 95 m²	≈ 75 m²
€1,000,000	≈ 245 m²	≈ 190 m²	≈ 150 m²
€2,000,000	≈ 490 m²	≈ 385 m²	≈ 305 m²
€4,000,000	≈ 975 m²	≈ 770 m²	≈ 605 m²

Indicative sizes: the budget divided by each town’s median price per square metre for houses over 12 months to end of June 2026, before notary fees, and before land, view and condition.

Gulf of Morbihan

The towns where Home Select searches on the Gulf of Morbihan

The rampart gardens of Vannes, their flowerbeds at the foot of the walls, and Saint-Pierre cathedral above the rooftops

Morbihan Vannes €3,800/m² Vannes intra-muros and the port, Arradon and Baden Buy a house in Vannes

A tall menhir of the Ménec alignment and the rows of standing stones across the meadow

Morbihan Carnac €6,100/m² The bourg and the centre, Carnac-Plage and the Grande-Plage Buy a house in Carnac

The rocky coast of La Trinité-sur-Mer at low tide, its flat rocks and a small stone shelter at the tip of the point, facing the bay

Morbihan La Trinité-sur-Mer €6,200/m² The harbour, The village centre Buy a house in La Trinité-sur-Mer

Our method

How Home Select searches on the Gulf of Morbihan

It starts with a precise brief: the life you want there, all year or in the holidays, sailing or the beach, an island or the mainland, water at every tide or simply a view, and the full budget, notary fees of 7 to 8% included. Every day, Home Select then cross-checks the listings, the properties passed on by its network of 15,000 agents and professional partners, and those that will never be advertised: around the gulf, a large share of waterfront houses sells off-market.

Each shortlisted house is vetted on paper, then viewed before you in a filmed pre-visit, at low and high tide where possible: you only travel for the houses that deserve it. The checks are specific to the gulf: the Coastal Law, the 100-metre strip and protected natural areas for any extension or pool; the local zoning plan and the charter of the Gulf of Morbihan Regional Nature Park; the public right of way along the shore; the risk report, coastal flooding and radon included; private drainage; slipway and mooring permits; and the logistics of works on an island. Have an architect or builder price any works before you make an offer.

Negotiation is conducted with the file in hand: comparable recorded sales, time on the market, planning and risk constraints. Home Select defends your offer, follows the preliminary contract with your notary, the conditions precedent, including a building permit when your plans depend on one, and the financing, through to completion and the handover of the keys. Its fees are due on success only.

Method Off-market properties

One method, two ways in

Both are billed only if the property is found and the purchase completed. On top comes 10% of the negotiated reduction: Home Select is also paid on what you save.

Haussmannian living room with fireplace and open view

Exclusive

Exclusive search mandate

2.5% of the net purchase price, minimum €10,000 incl. VAT + 10% of the negotiated reduction

The full service, for every budget: brief, sourcing, off-market, pre-visits, negotiation and follow-through to the notary signing.

The Exclusive offer

Confidentielle

Simple search mandate

1.5% of the net purchase price, projects from €2M + 10% of the negotiated reduction

The very same full service, on a selection made exclusively of off-market properties. For buyers who never want to see their search on a portal.

The Confidential offer

The Kermario alignments in Carnac seen from above, the rows of menhirs across the heath in the evening sun — Brittany - Carnac - The Kermario alignments from above

Frequently asked questions

Buying a house on the Gulf of Morbihan: your questions

Where can I buy a house with a view of the Gulf of Morbihan?

On the north shore first, from Arradon to Larmor-Baden, where houses face south towards the islands; then on the islands themselves and on the gulf side of the Rhuys peninsula, which faces north but is sheltered. At the back of the coves the view changes with the tide: Home Select judges every view from the house itself, at both tides, before putting it to you.

Gulf of Morbihan or Quiberon Bay: where should I buy a house?

The gulf offers a sheltered inland sea, its islands, its river harbours and Vannes, where the median house sold for €4,100/m²; Quiberon Bay offers the open ocean, long beaches and racing yachts, with a median of €5,200/m² in Carnac. The gulf is lived in more all year round, the bay more by the season. If the beach matters more than the little sea, look at villas in Carnac too: Home Select often searches both shores at once.

What budget do I need for a waterfront house on the Gulf of Morbihan?

Sales records do not single out houses on the water, but they do show the top of the market: over 12 months to end of June 2026, one house sale in ten went above €5,900/m² in Vannes and above €9,900/m² in Carnac. True waterfront houses trade in that top tenth or beyond, and Home Select sets each one against comparable sales before any offer.

Does a mooring or slipway come with the house when you buy in France?

No. A slipway, pontoon or mooring sits on France’s public maritime domain under a temporary, personal and paid permit that does not pass with the house: the new owner has to apply in their own name, and mooring zones around the gulf often have waiting lists. Home Select checks the existing permit before the offer, so the price does not pay for a right you will not get.

What risks should I check before buying a house on the gulf?

Coastal flooding first: the risk report supplied by the seller shows whether the plot is affected, and a coastal risk prevention plan can rule out an extension or set a minimum floor level. Then radon, common on Brittany’s granite, private drainage, whose inspection must be less than three years old, and wear from salt and wind. Home Select reads these documents before the offer; have an architect or builder turn them into a cost of works.

Is it worth using a buyer’s agent on the Gulf of Morbihan?

Yes, because waterfront houses usually sell without a listing, and those that are advertised sometimes hide what the listing leaves out: mudflats at low tide, a mooring that does not transfer, an extension that will never be allowed, a plot at risk of flooding. A buyer’s agent works for you alone, on the buyer’s side. Home Select, a buyer’s agent in Brittany, adds its network of 15,000 agents and professional partners and fees due on success only.

How much does a house cost on the Gulf of Morbihan in 2026?

Over 12 months to end of June 2026, the median price per square metre of houses on the Gulf of Morbihan ranged from €4,100/m² in Vannes to €6,600/m² in La Trinité-sur-Mer. Morbihan: €2,500/m² median for houses, over 8,159 sales (DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026). Home Select reads these figures street by street before any offer: view, land and condition make most of the price.

How long does it take to buy on the Gulf of Morbihan with a buyer’s agent?

The calendar depends on how rare the target property is in {nom} and on your availability: Home Select frames it at the brief, then holds it. Properties are first seen on video, and your decisive viewings are grouped into a single trip.

How do you reach off-market properties on the Gulf of Morbihan?

Through the network and direct approach: Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In {nom}, the monitoring starts with two sectors: La Trinité-sur-Mer and Carnac. That is often where the unfindable property is.

What are your fees on the Gulf of Morbihan?

Home Select, a buyer’s agent on the Gulf of Morbihan, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above, plus 10% of the negotiated reduction in both cases. Home Select is paid on success only, and also on what you save: nothing is due until you have bought.

What happens next

A buyer’s agent reads your request and answers within one working day.
A first confidential conversation: how you will use the property, the real budget, the non-negotiable criteria, the timing.
A written brief, and a search started within the week. Nothing is due until you have bought.

Your project on the Gulf of Morbihan

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A first confidential conversation, with no commitment. A buyer’s agent answers within one working day.

4.8/5: On Google (141 reviews)
1,200+: Buyers guided
100%: On success, nothing upfront

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Buying on the Gulf of Morbihan: the other pages

Buyer’s agent in Brittany Buy a house in Brittany

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