Bordeaux, Gironde · Neighbourhood
Buying in Caudéran, Bordeaux
Caudéran is the residential west of Bordeaux, a former commune merged into the city in 1965, where families compete for double échoppes, maisons de maître and 1930s villas. Home Select searches there for the buyer alone, reaches houses before they are advertised and secures the purchase through to the keys.
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01Neighbourhood
Living in Caudéran
Daily life in Caudéran revolves around the Parc Bordelais, opened in 1888, whose paths, lake and lawns serve as a shared garden for the whole west of Bordeaux. Shops line the avenue Charles-de-Gaulle and cluster around the church of Saint-Amand, and the streets fall quiet as soon as you step away from them. The district stays low-rise, leafy and largely made up of houses, inside the ring road, between Le Bouscat to the north, Mérignac to the west and Saint-Augustin to the south.
Schools shape a good part of the demand in Caudéran, with Sainte-Marie Grand Lebrun and Tivoli, two institutions whose walking radius decides the choice of a street. Public transport runs along the edges of the district: tram line D on the avenue de la Libération, on the Le Bouscat side, and tram line A at the Saint-Augustin stop further south. In between, the barrière Judaïque opens the avenue Charles-de-Gaulle onto the centre, the bicycle does the rest and buses cover the morning runs.
02Neighbourhood
The buildings and what sells in Caudéran
The housing stock of Caudéran varies street by street, without the uniform blond stone of central Bordeaux. The échoppe dominates, single or double, originally on one level, often renovated and raised by a floor to gain the bedrooms it lacked. Alongside, the maisons de maître line the avenues with a flight of front steps and an upper floor, and the 1930s villas bring wider rooms and an enclosed garden. Properties with a garden and a pool sit in the quiet streets, away from the main roads.
Flawless homes in Caudéran sell within days, often before any public listing. A raised double échoppe with a south-facing garden and no work to do goes through the district’s network before it ever reaches the portals. The property finder checks what the facade does not say: clay soil without a crawl space, rising damp to be probed, whether the extra floor and the garden extension were declared under the local plan (PLU), the pool’s compliance. The room for negotiation hides in those files.
Streets and micro-sectors
- 01
Around the Parc Bordelais
The streets bordering the Parc Bordelais hold the maisons de maître and the double échoppes of Caudéran. Proximity to the park is priced well above the Bordeaux median, and sales there are often agreed privately, between neighbours and through the district’s networks, before any advertisement appears.
- 02
Avenue Charles-de-Gaulle and Saint-Amand
The avenue Charles-de-Gaulle is the shopping spine of Caudéran, and the church of Saint-Amand marks its heart. The échoppes here face the street, with shorter gardens and shops within walking distance. A buyer weighs the noise of the avenue against neighbourhood life just around the corner.
- 03
Stéhélin and Primrose
Primrose and Stéhélin are two house-lined micro-districts of Caudéran. Primrose holds the most sought-after bourgeois houses in the district. Stéhélin, further west towards Mérignac, lines up 1930s villas, properties with a garden and a pool and small residences, with its own shops and the Wednesday market at Pins Francs. These addresses change hands through word of mouth more than through listings, and a property finder’s network matters here.
- 04
Barrière du Médoc and rue Pasteur
The barrière du Médoc marks the north-eastern entrance to Caudéran from the boulevards, with the tram line D station of the same name. The rue Pasteur starts at the boulevard du Président-Wilson and crosses the whole of Caudéran to Mérignac: its first numbers, on the boulevard side, line up échoppes and townhouses valued for that short trip into the centre. A household working in town saves time without giving up the garden.
03Neighbourhood
How Home Select hunts in Caudéran
Home Select searches Caudéran before homes are listed. The search combines listings, a network of 15,000 professional partners and the 100-plus off-market properties passed on every day, among them the houses of western Bordeaux that a seller entrusts without a public listing. The property finder writes a brief street by street and school by school, then pre-visits each house before the buyer travels.
The property finder audits every Caudéran house before the offer. The finder has the diagnostics reviewed, asks for a soil survey report when the échoppe is single-storey and has the remaining works costed, then sets the offer price on those figures. The finder then negotiates for the buyer alone, never for the seller, and obtains 6% off the seller’s price on average. For a buyer coming from afar, the property finder’s pre-visits bring viewings down to three on average instead of more than forty.
Three finder’s reflexes in Caudéran
- 01 Check the added storey
A raised échoppe is worth what its upper storey is worth. The property finder asks for the declaration or the permit, the date of the works, the name of the contractor and the ten-year guarantee. A single-storey échoppe built on clay, without a crawl space, does not take an improvised storey well, and the trouble shows in the cracks.
- 02 Walk the school run
The radius of the schools sets the price of a street in Caudéran. Before the offer, the property finder makes the trip on foot or by bicycle to Grand Lebrun or Tivoli, then on to tram line D or A, at school-run time. An address that passes both trips resells without effort, and one that fails them leaves room to negotiate.
- 03 Look across the park
Le Bouscat shares the Parc Bordelais with Caudéran, the same échoppes and the same maisons de maître, plus the tram line D stop on the avenue de la Libération. The commune shows a median of €3,800/m² (DVF 2025), below the Bordeaux median. When the brief is about the house more than the postcode, the property finder opens the search there and compares like for like.
A property finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
Why a property finder in Caudéran
The best addresses never list
On this market, a share of the sought-after properties sells before publication, between families and through notaires and local networks. Our 15,000-partner network surfaces more than 100 off-market properties every day.
You only view the essential
Every lead is verified and priced for you before you travel: 3 viewings on average instead of 40, and an offer defended by Home Select, complete file in hand (6% obtained on average off the asking price).
The building audited before you commit
Surveys, co-ownership rules, easements, local building specifics: every document is checked before you commit.
Fees
Two offers, paid on success
- 2.5% of the net purchase price
- Exclusive offer The full service, at every budget. Minimum €10,000 incl. VAT.
- 1.5% of the net purchase price
- Confidential offer The same service, dedicated to off-market properties. Reserved for projects of €2m and above.
Home Select is paid 100% on success: nothing is due until you have bought.
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Frequently asked questions
Buying in Caudéran: your questions
How much does a house cost in Caudéran?
Caudéran sells above the Bordeaux median, which stands at €4,800/m² for houses and €4,100/m² for apartments (DVF 2025). The DVF data used here does not go down to district level. Most Bordeaux sales fall between €2,800 and €5,700/m² (DVF deciles), and a house needing no work in Caudéran sits in the upper part of that range.
What kind of property is for sale in Caudéran?
In Caudéran, the supply is mostly houses: single or double échoppes, often renovated and raised, maisons de maître on the avenues, 1930s villas, and properties with a garden and a pool in the quiet streets. Apartments are rarer and are found in small residences or in houses split into flats. The most sought-after property remains the double échoppe with a garden and no work to do.
Is Caudéran well connected and well served by schools?
Caudéran has no tram through its centre: line D stops at the barrière du Médoc and runs along Le Bouscat, line A stops at Saint-Augustin, and the rest of the district reaches the centre by bus or by bicycle through the boulevard barrières. On the schools side, Sainte-Marie Grand Lebrun and Tivoli draw a share of the families, and the property finder times the walk from each address before shortlisting it.
Can you extend or raise an échoppe in Caudéran?
An échoppe in Caudéran can be raised or extended on the garden side within the limits of the local plan (PLU), with a declaration or a permit depending on the surface created. Clay soil and the frequent absence of a crawl space call for a soil survey before adding a floor. The property finder checks that existing works were declared and that the buyer’s project is feasible before the offer.
Do I need a property finder to buy in Caudéran?
In Caudéran, a property finder serves first of all to see houses before they are listed. Double échoppes and maisons de maître with no work to do sell through the district’s network, and an online search only sees part of them. Home Select completes a search in 45 days on average, against 6 months alone, with 3 viewings instead of more than 40, and is paid only on success.
What are your fees in Bordeaux?
Home Select 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. Home Select is paid on success only: nothing is due until you have bought.
What happens next
- A property finder 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 in Bordeaux
A first confidential conversation, with no commitment. A property finder answers within one working day.
- 4,8/5
- On Google (130+ reviews)
- 1 200+
- Buyers guided
- 100 %
- On success, nothing upfront
It takes 1 minute.
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