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Bordeauxreal estate

Bordeaux repriced when the LGV cut Paris to two hours in 2017, then digested it. Golden Triangle and Chartrons stone are a different asset from the incentive-era towers on the right bank.

ParisLyonMarseilleNiceToulouse
Notaire-verified path
DPE & diagnostics
3D map
≈7%acquisition costs on an existing home
2contracts: compromis, then acte authentique
10 daysstatutory buyer cooling-off (loi SRU)
DPE A–Genergy label required in every file
What a purchase really costs

€400,000 home in Bordeaux

Droits de mutation (DMTO) (5.8%)
€23,200
Émoluments du notaire (≈0.8%)
€3,200
Formalités & débours (≈0.4%)
€1,600
Cash needed at the notaire
€428,000

≈ +7% over the price. Roughly +7% on an existing home — that is the famous frais de notaire, most of which is departmental tax rather than the notaire’s fee. A new-build runs nearer 2–3% because VAT is already inside the price. Several départements, Paris included, applied the 2025 uplift toward ~6.3% DMTO — confirm the rate on your acte, not on a blog post.

Rentals run on rules

The rent side, in three lines

  • Deposit caps at one month’s rent unfurnished and two months furnished (loi du 6 juillet 1989).
  • Encadrement des loyers fixes a reference rent per m² in Paris, Lyon, Lille, Bordeaux, Montpellier and Marseille — a lease above it is challengeable.
  • A DPE rating of G has been barred from new lettings since 2025 and F follows in 2028 — the energy label is a rentability test, not a sticker.

Qualitative anchors only. Live reference rents come from the préfecture’s published grid, never a hardcoded table.

Cities

Six metros, one notarial machine

The deed is national; the money is not. DMTO is voted département by département, and rent control only bites in the designated zones tendues. Each city guide carries its own number.

Classified eighteenth-century stone in the UNESCO perimeter comes with Architecte des Bâtiments de France constraints on facades, windows and roofs — a cheap renovation quote is usually a quote for the wrong works.

A decade of tax-incentive new-build left an identifiable stock of small investor flats in Bègles, Bassins à Flot and the Bastide. They rent, but they compete with each other. Bordeaux applies encadrement des loyers and runs a low-emission zone.

The Garonne floodplain is mapped. Ask for the Plan de Prévention des Risques before you treat riverside frontage as free upside.

FAQ

Is the TGV premium still there?
Partly. The 2016–2019 surge flattened and then corrected. Buy the street and the building, not the headline about the train.
Stone or new-build?
Stone carries ABF constraints and heavier capex; new-build carries lower notaire fees (~2–3%) and heavier supply competition. They are different trades.

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