Toulouse, Occitanie
Occitanie · Haute-Garonne
The pink city is the great heritage market of the inland South-West: brick private mansions of Les Carmes, Toulouse garden houses of La Côte Pavée, noble floors facing the Garonne. Carried by aerospace and solid demographics, demand absorbs quality properties within days.
A first confidential conversation, with no commitment
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (130+ reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member · Featured in 20 Minutes and Le Petit Journal
The essentials
Home Select has been a property finder in Toulouse since 2011, searching for houses and apartments on the buyer’s exclusive behalf, from the private mansions of Les Carmes to the family houses of La Côte Pavée. The firm opens access to off-market properties before they are listed and charges fees 100% on success.
Toulouse at a glance
On the ground
In 2025, 8,268 sales were recorded in Toulouse: enough to choose from, never enough for the finest addresses.
The median for apartments is up +1% since 2021, +2% in the last year alone: the trend holds, and sellers know it.
Sales range from €2,000/m² to €5,000/m²: address and condition make the price.
Toulouse is a fast, local market: Toulouse houses with gardens and the private mansions of Les Carmes go within days, often before the first public listing. Demand, driven by aerospace and demographics, absorbs quality properties at the pace they come out.
Value reads in circles: the heritage heart between Les Carmes and Saint-Étienne, the garden quarters (Chalets, Côte Pavée) for the family house, then the slopes of Vieille-Toulouse for properties with views. Brick and old buildings demand a technical eye: structures, damp, renovations to audit.
The best deals first circulate between Toulouse professionals: on this market, daily monitoring and a financing file ready before the offer make the difference between winning the property and watching it pass.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €3,200/m² | 8,230 |
| 2022 | €3,300/m² | 8,584 |
| 2023 | €3,300/m² | 6,491 |
| 2024 | €3,200/m² | 5,804 |
| 2025 | €3,200/m² | 7,055 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | apartments | Avenue De L'Urss | 31 m² | €105,000 | €3,400/m² |
| Dec 2025 | apartments | Avenue Des Herbettes | 61 m² | €171,000 | €2,800/m² |
| Dec 2025 | apartments | Rue Raymond Boulogne | 45 m² | €160,000 | €3,600/m² |
| Dec 2025 | apartments | Avenue De Fronton | 62 m² | €174,000 | €2,800/m² |
| Dec 2025 | apartments | Rue Ernest Renan | 45 m² | €110,000 | €2,400/m² |
| Dec 2025 | apartments | Boulevard Silvio Trentin | 42 m² | €125,000 | €3,000/m² |
| Dec 2025 | apartments | Avenue Des Minimes | 100 m² | €200,000 | €2,000/m² |
| Dec 2025 | apartments | Rue 1814 | 27 m² | €162,000 | €6,000/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices. Source: DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property.
Micro-markets
In Toulouse one chooses less an address than a light: the one brick takes on, from Les Carmes to the Garonne quays.
The heritage heart between the Saint-Étienne square, the rue des Arts and Les Carmes: brick private mansions with courtyards and ceremonial staircases, renovated old buildings, antique dealers and the cathedral on foot. The top of the Toulouse market, rare and discreet.
The village-atmosphere quarters around Les Chalets and the Saint-Aubin market: brick Toulouse houses with gardens, low-traffic streets, cafés and markets on foot. The most sought-after family market of the centre.
The residential hill east of the centre: 1930s family houses with gardens, tree-lined alleys, schools and the centre ten minutes away. The safe value of Toulouse families, where faultless properties go within days.
The left bank of the Garonne, facing Les Carmes: the market-hall quarter and its shops, refurbished old buildings, the view over the bell towers from the quays. A market rising steadily, to be sorted street by street.
The slopes south of the city: Vieille-Toulouse and its domains, properties with views over the Garonne and the Pyrenees on clear days, absolute calm fifteen minutes from the Capitole. The confidential market of Toulouse’s great houses.
Targeting precisely
Les Carmes and Saint-Étienne: a characterful foraine-brick flat, steps from the Capitole square and the Canal du Midi. The urban and cultural base par excellence.
Les Chalets and Saint-Aubin, Saint-Cyprien: a more affordable family flat, schools and transport within reach, on either bank. The family choice for regular use.
La Côte Pavée, Vieille-Toulouse and the hillsides: a house with a garden in a quiet residential setting, minutes from the centre. The city’s scarcest segment.
Three buying profiles to place your own in Toulouse. Orientation pointers, which your property finder refines with you at the brief.
Art de vivre
Mornings belong to the Victor Hugo market halls, where you walk the stalls before lunching upstairs, or to the Saint-Aubin market on Sundays, when the whole neighbourhood spills into the street. Afternoons take in the Jacobins convent and the Saint-Sernin basilica, the antique dealers of Les Carmes, the shelves of the Ombres Blanches bookshop; in the evening the Halle aux Grains sets the tempo, the terraces of place Saint-Pierre the counterpoint.
The city lives with its river and its canal: morning runs along the Garonne, cycling under the plane trees of the canal du Midi, summer evenings on the prairie des Filtres and the Daurade quays. Winter belongs to Stade Toulousain at Ernest-Wallon, and to the Pyrenees cut against the horizon on clear days. The Lauragais and the Gers are the weekend escapes; Paris stays about 4 h 20 away by TGV.
Non-resident buyers
Toulouse connects to the world through Toulouse-Blagnac airport, France’s sixth busiest, with more than 80 destinations including London, Munich, Madrid and the Gulf hubs. Matabiau station links Paris in about 4 h by TGV, and completion of the high-speed line will bring that down to around 3 h. Motorways and regional rail serve the whole Greater South-West, Bordeaux and the Pyrenees alike.
The presence of the major aerospace groups draws an established international community, with its schools, networks and services. Non-residents find an affordable setting and good European connections. The local particularity lies in the building stock: foraine brick, inner courtyards and old-centre buildings call for a trained eye on damp, floors and co-ownership.
The Toulouse market, less seasonal than the coast, has two peaks: spring, March to June, and the September return, paced by the university term and job moves. Summer slows decisions without halting the market. For a remote buyer, April-June and September-October offer broader supply and easier viewing logistics. Winter sometimes opens opportunities on homes that have sat for several months.
Going further: Property glossary Our method for buying remotely Buying from abroad Concierge services
Three projects, three markets
The same market does not read the same way depending on what you have come for. Here is what each of the three projects means on the ground.
Toulouse brings together what makes a long-term investment hold: demographics among the most dynamic in France, the aerospace industry and one of the largest student populations in the country. Demand absorbs quality property within days. The issue is therefore not finding a tenant, it is buying a sound property at the right price: brick, roof timbers, damp.
Toulouse is a main-residence market more than a second-home one, but the townhouse in Les Carmes or the fine floor overlooking the Garonne do find buyers who come for a few weeks a year. The decisive criterion is outdoor space: courtyard, terrace or garden. Without it, the pink city is hard to live in through summer.
Toulouse is easy to settle into: schools, a university, employment, an international airport and a gentler cost of living than comparable cities. Families aim for La Côte Pavée, Saint-Cyprien and the slopes of Vieille-Toulouse for a house with a garden, Les Carmes and Les Chalets for life on foot. The real trade-off is the commute west towards aerospace.
Off-market
A share of the finest sales in Toulouse completes without ever being listed. The Home Select network of 15,000 professional partners surfaces more than 100 properties every day before publication, and Home Select also approaches owners directly when the setting calls for it.
Going further: buying an off-market property
What Home Select changes
Plus a negotiation led for you: 6% obtained on average on the asking price.
Going further: Luxury property finders compared
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Price up my search in ToulouseThe method
Six precise movements, the same for every search, from the brief to the handover of the keys:
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
We cover the whole market: published listings, and above all what is never displayed anywhere. Our network of 15,000 professional partners surfaces more than 100 properties for us every day before they go on sale, and we approach owners directly when the setting calls for it.
More than 100 off-market properties surfaced every day by the network.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
6% obtained on average off the asking price.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in our checklists.
Every document checked before you commit.
We stay by your side through to the signing before the notaire, and after: contractors, formalities, moving. Our work ends when you are settled in, not when the deed is signed.
45 days on average from the brief to the authentic deed.
Going further: buying remotely, without needless trips the search mandate, your legal framework how to choose your property finder buying an off-market property
Advice from Home Select
Many Toulouse houses stand on shallow foundations, in clay soils sensitive to dry summers. Have the cracks, the drainage and past repairs read by a specialist of old buildings before shaping the offer.
The old heart sits in a protected heritage area: façades, windows and roofs are handled with the French heritage architects. For a private mansion in Les Carmes, price these requirements and their timelines before buying, not after.
On a house in Les Chalets or La Côte Pavée, the visit is secured the day the property comes out and the offer follows at once: financing validated, notary briefed and terms settled before even travelling.
Our offers
Exclusive search mandate
2.5% of the net purchase price Minimum €10,000 incl. VAT · every budget
The full service: framing, hunting the whole market including off-list, qualified viewings, negotiation, guidance through to the notaire.
Full fee detail
Simple search mandate
1.5% of the net purchase price Reserved for projects of €2m and above
The same full service, entirely dedicated to off-market properties: only confidential opportunities are presented to you.
Full fee detailPublished fees, no surprises: rare on this market, and deliberate.
Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided.
Frequently asked questions
Because the local market has its own rules. Toulouse houses with gardens go within days: you have to be ready before the others. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales around Les Carmes and Saint-Étienne and Les Chalets and Saint-Aubin, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025), the median price in Toulouse stands at €3,200/m² for an apartment and €3,700/m² for a house. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
In 2025, 3 rooms traded at a median of €3,000/m² per sqm, on a median surface of 63 sqm (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025). A median home of the bracket changes hands around €189,000; condition, floor and address then make the rest of the price.
Notaire fees first: around 7 to 8% of the price on an existing home, 2 to 3% on a new build, paid on the day of signing. Then the finder’s fee, due on success only, and depending on the property the taxe foncière, service charges and a works budget. Home Select prices the whole picture before the offer: the asking price hides nothing. Our notary fees calculator gives the order of magnitude in one line.
Yes: the slopes, the Lauragais and, depending on the project, the rest of Haute-Garonne and the Gers. The exact perimeter is set at the brief.
On rare properties, the window is counted in days. Our daily monitoring and the early preparation of the financing file make it possible to position before the listings go online.
In 2025, 8,268 sales were recorded in Toulouse: enough to choose from, never enough for the finest addresses. The median for apartments is up +1% since 2021, +2% in the last year alone: the trend holds, and sellers know it.
Our searches complete in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Toulouse, the monitoring covers Les Carmes and Saint-Étienne and Les Chalets and Saint-Aubin from day one, and the calendar, framed at the brief, is held.
Yes, it is Home Select’s daily routine: 30% of its clients are expatriates or international buyers. Video brief, remote shortlisting and commented pre-visits, viewings grouped into a single trip to Toulouse, and the team works in French and in English.
Through the network and direct approach: Home Select’s 15,000 professional partners surface more than 100 properties every day before they go on sale, and Home Select also contacts owners when the setting calls for it. In Toulouse, the monitoring covers Les Carmes and Saint-Étienne and Les Chalets and Saint-Aubin first: that is often where the unfindable property is.
The two markets differ. The old apartment plays out in the heritage heart, around Les Carmes and place Saint-Étienne, where renovated noble floors remain rare and contested. The house is sought in Les Chalets or on La Côte Pavée, the garden as the deciding criterion. The choice comes down to use: the city on foot, or the space and calm of a residential hill.
Les Carmes and Saint-Étienne carry the private mansions and old buildings of the heritage heart; les Chalets and Saint-Aubin line up the brick town houses and the village life; la Côte Pavée holds the family house with a garden, the local safe-haven value; Saint-Cyprien rises on the left bank; Vieille-Toulouse and the slopes crown it all with view properties.
The brick and the ground: load-bearing walls, rising damp, foundations and past renovations call for a technical eye, for old brick is repaired by its own rules. Some addresses of the old heart fall under the Bâtiments de France, to be anticipated in the calendar. And since houses with gardens go within days, the file is prepared before the viewings, not after.
Fast and local: the best deals circulate first among Toulouse professionals, and rare properties find a buyer before the listing. The market is bought first to live in: families of the city, aerospace executives and engineers, often European, settled for the long run. Our local watching and our partner network surface what never gets listed.
Yes: students, aerospace and the civil service hold a deep rental market, and the garden houses of la Côte Pavée or Les Chalets let fast to families. The old stone of Les Carmes defends its value. Co-ownership rules, or the estate rules for a house, decide short lets: we read them before the offer.
Four and a half hours by TGV or ninety minutes by plane: Toulouse is viewed in a day, on foot from Les Carmes to Les Chalets, by tram towards la Côte Pavée. We group viewings by sector, video clears the way, and the offer can follow: the Toulouse market moves fast on rare properties, preparation wins.
Brick and ground are probed: load-bearing walls, rising damp, foundations, past renovations. Tile roofs are checked run by run, and the old heart sometimes falls under the Bâtiments de France. Works are costed before the offer: on an old house, they make the real price.
To hunt in Toulouse, check four points: a search mandate on the buyer’s side only, published fees due on success, a written method, proof that lasts. Home Select answers all four: founded in 2011, 1,200+ buyers guided, 4.8/5 on Google (130+ reviews), fees displayed, 100% on success.
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 first confidential conversation, with no commitment. A property finder answers within one working day.
Takes 1 minute, free and no commitment.
Or call us directly on 01 78 76 78 10
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Home Select is opening Toulouse. A fifteen-year-old brand, 1,200 buyers guided, mandates brought in by the brand, the method and the tools: what is missing is your knowledge of the ground.
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