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Bordeaux, Gironde · Neighbourhood
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.
A first confidential conversation, with no commitment
01Neighbourhood
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.
Atlantic Coast - Bordeaux - A square and its terraces
02Neighbourhood
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 buyer’s agent checks from the documents what the facade does not say: whether the extra floor and the garden extension were declared under the local plan (PLU), the pool’s compliance. On clay soil without a crawl space, have the soil and the rising damp probed by a building surveyor before the offer. The room for negotiation hides in those files.
Streets and micro-sectors
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.
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.
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 buyer’s agent’s network matters here.
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
Home Select searches Caudéran before homes are listed. Home Select combines listings with the 100-plus off-market properties its network of 15,000 professional partners passes on every day, among them the houses of western Bordeaux that a seller entrusts without a public listing. The buyer's agent writes a brief street by street and school by school, then has a video pre-viewing of each house carried out before the buyer travels.
The buyer's agent audits every Caudéran house from the documents before the offer. The finder has the diagnostics reviewed and asks for a soil survey report when the échoppe is single-storey. Have the remaining works costed by a professional: the offer price is set on those figures. The finder then negotiates for the buyer alone, never for the seller. For a buyer coming from afar, the video pre-viewings the buyer's agent has carried out do the sorting: only the shortlisted properties are viewed, with the decisive viewings grouped into a single trip.
A raised échoppe is worth what its upper storey is worth. The buyer's agent 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.
The radius of the schools sets the price of a street in Caudéran. Before the offer, the buyer's agent remotely calculates 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.
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, 12 months to end of June 2026), below the Bordeaux median. When the brief is about the house more than the postcode, the buyer's agent opens the search there and compares like for like.
A buyer’s agent answers within one working day. A first confidential conversation, with no commitment.
On the ground
On this market, a share of the sought-after properties sells before publication, between families and through notaires and local networks. Home Select receives more than 100 off-market properties every day from its network of 15,000 partners.
Every lead is verified and priced for you before you travel, on file then on a video viewing: you view only the shortlisted properties, your decisive viewings grouped into a single trip. Home Select then defends your offer, with a complete file and the actual sales of the area in hand.
Surveys, co-ownership rules, easements, local building specifics: every document is checked before you commit.
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.
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
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 offerThe other neighbourhoods in Bordeaux
The whole city: Buyer’s agent in Bordeaux Buy an apartment in BordéusBuy a house in BordéusBuy a villa in BordeauxBuy a hôtel particulier in BordeauxBuy a loft in BordeauxBuy a maison de maître in Bordeaux
Frequently asked questions
Caudéran sells above the Bordeaux median, which stands at €4,800/m² for houses and €4,100/m² for apartments (DVF, 12 months to end of June 2026). The DVF data used here does not go down to district level. Most Bordeaux sales fall between €2,700 and €5,600/m² (DVF deciles), and a house needing no work in Caudéran sits in the upper part of that range.
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.
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 buyer's agent remotely calculates the walking time from each address before shortlisting it.
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 buyer’s agent checks that existing works were declared and that the buyer’s project is feasible before the offer.
In Caudéran, a buyer’s agent 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 sets the timetable from the first brief, then keeps to it, presents only properties first seen on video, and is paid only on success.
Home Select, a buyer’s agent in Bordeaux, 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 first confidential conversation, with no commitment. A buyer’s agent answers within one working day.
It takes 1 minute.
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