Haute Garonne Property Insight

The Haute-Garonne department is located in the South of France. It is one of the 8 departments of the Midi-Pyrenees region. Haute-Garonne is not a historical area of France. Indeed, it is an administrative division composed of different areas of both the Languedoc-Roussillon region and Gascony, a former French region. The department is home to more than one million inhabitants. The towns of Saint-Bertrand-de-Comminges, Rieux-Volvestre and Saint-Sulpice-sur-Lèze are amongst the most beautiful towns of France.

From East to West, the Canal du Midi and the Canal de Garonne run through the Haute-Garonne department. The Garonne river travels all over the area running through three geographical zones. First, a mountainous area predominantly composed of beech trees and located in the South of Haute-Garonne, is part of the Pyrenean Massif. Along with this, the Pyrenees can be seen from the South of the department as a natural barrier. Then, a first plain is situated in the North of the department. Finally, the large Toulouse plain stretches all over the North of the Haute-Garonne department. Both plains are dominated by oak trees and poplars.

To sum up, you will find numerous rural landscapes in the South of the department while in the North, close to Toulouse, towns are much more urbanized and look like a metropolis. This scenery distinctness makes the Haute-Garonne department very particular.


While Toulouse's agglomeration is oriented towards advanced technology, the rest of the Haute-Garonne department is still rural and underpopulated but offers however several natural, historical and cultural assets.

Climate in Haute-Garonne is temperate with ocean and Mediterranean impacts. In the plains (North of the department), winter is mild and summer is extremely hot and dry. On the other hand, in the mountains (South of the department), winter is cold and snowy and summer is fresh and rainy. The weather is also affected by the autan wind in the Toulouse plain.

Haute-Garonne holds 4 ski resorts (Peyragudes, Luchon Superbagnères, Le Mourtis and Bourg-d'Oueil) in the Pyrenees. But this mountainous massif is also the ideal place to treks, in the GR 10 for instance, a famous path going through the Pyrenees.

In the North of Toulouse agglomeration, Eurocentre, one of the very first logistics platforms of the Southern Europe in terms of size and facilities’ quality, possesses a railway branch line and is located next to the road and the highway. Situated close to the airport platform, Eurocentre multimodal pole is based in the most dynamic area of Southern Europe.

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Haute Garonne Immobilier & Property Market Trends

As exposed previously, the North and the South of Haute Garonne present several differences. As far as property is concerned, we can notice the same kind of disparities. Indeed, areas which are urban and developed such as Toulouse and its agglomeration - but more generally all over the North of the department - prices are much higher than in quiet and rural places (South of Haute Garonne).

But prices are also influenced by the demand. Indeed, the North of the Haute Garonne department, due to its advanced development and university centre, appears to be more expensive. There, especially in Toulouse and its surroundings, you will find beautiful apartments for a buy-to-let investment, but the prices may incite you to find a property in remote villages easy of access.

In the department, the average price for an ancient house is €246,100. Large properties are very expensive (€265,500 for a 6-room house) but you can also find smaller houses for less than €200,000. For example, a 3-room property costs about €161,000. Remember that the farther from the large towns you go, the cheaper it is.

As regards new built apartments for sale, which are the most sought-after type of property - especially in the North, prices are almost high. Indeed, a flat studio will be more expensive than a 5-room flat. Thus, a large apartment will cost about €2,750/sq m whereas the average price for a studio flat is €3,800/sq m. The gap is significant but may be explained by the high demand in such apartments from the large number of students living in the North.

However, if you are looking for an apartment that you would let to a student, the best will be to by an ancient apartment. Even if the prices are still high, they are much lower. An ancient studio flat costs about €2,600/sq m. The rule for larger flats is here also valid since a 5-room apartment costs about €2,300/sq m, i.e. €300/sq m lower. As a result, a buy-to-let in the North would be the ideal type of investment. If you are looking for a main home, you will easily find some cheap properties in the remote villages or in the South of Haute Garonne.

To get updated info about the housing prices in the Haute Garonne department, please browse our French Property Market Reports published in the News Section every month.

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5 Reasons to Buy a Property in Haute Garonne

French Southern lifestyle, climate, location, all is gathered to make Haute Garonne an attractive department for British people.

  • Potholing: Haute Garonne underground network is widespread and complex. It is composed of numerous caves and chasms. The main chasm is Henne Morte chasm (deep: 446m) and is part of one of the biggest French networks called Félix Trombe. But Haute Garonne is also rich of caves. Let’s quote the Aurignac cave, the Grotte des Rideaux, the Marsoulas cave or the Montespan cave in which you will discover Lespugue’s venus (a 21,000 BC statute), clay animals’ statues and Paleolithic paintings.
  • Economy: Haute Garonne houses more than 40% of the region population and the majority of jobs thanks to Toulouse, the fifth French agglomeration in terms of inhabitants and thanks to the North of the department, a dynamic area. Haute Garonne economy is based on aviation and spatial industry. Thus we find some Airbus assembly lines amongst which the A380 assembly line. But the Haute Garonne department also had a major boom in the agricultural sector - cereal-growing and especially irrigated corn production. Cattle, porcine and poultry farming are also flourishing. As a result, this department holds an interesting economy thanks to a large variety of sectors.
  • Transport links: Haute Garonne is easily accessible from the UK by plane as several English destinations are served regularly (Filton and London for instance). A huge number of motorways go through the department and makes the road traffic easier (Narbonne, Bordeaux, Bayonne, Pau, Paris, Barcelone and so on). By train, you can travel from Toulouse to Bordeaux, Lyon, Nice, Bayonne and Paris with the high-speed line and the regional trains. Finally, Toulouse is equipped with an underground line since 1993 which serves 37 stations.
  • Gourmet food: the traditional Haute Garonne recipes will certainly delight the most subtle epicures’ palates. For example, we can quote the cassoulet - a dish containing meat (typically pork sausages, pork, goose, duck and sometimes mutton), pork skin and white haricot beans,Toulouse sausage, cachou Lajaunie and violet sweet.
  • Young population: 55% of the population in Haute Garonne have less than 40 years old, amongst which 16% have between 20 and 29 years old. This is a very young population which reflects the dynamism of the department, in particular in the North. This may be explained by the fact that Toulouse is a large regional metropolis and a university pole.

Local Property Market: 4 Popular Towns

  • Toulouse property: this is the prefecture of the department and the fourth city of France in terms of population. Toulouse is the centre for education par excellence with more students than any other provincial city in France. But Toulouse is also the best place for art lovers with a great number of churches, beautiful old houses, museums…
  • Saint Gaudens property: Saint Gaudens is a charming town which offers a quiet lifestyle as well as beautiful landscapes and a variety of activities. The collégiale is the main church of the town dating from the 11th century and represents the Roman art in the region. This is also the place of a rich heritage, simple and majestic beauties, culture, craft industry and hobbies.
  • Aurignac property: built on a crest, Aurignac is closely linked to the nature and dominates the Garonne Valley. Even if it was renovated several times, Aurignac kept amazing vestiges such as donjon, ramparts and corner shape towers. From the town, you can see the Pyrenees, a wonderful landscape in a pleasant-to-live French southern town.
  • Boulogne sur Gesse property: a former fortified town, Boulogne has so much to offer: the 14th century church, abbey, chapel, lake and viaduct are representative of this beautiful town. But it is also dynamic and allows many activities such as horse riding, kayaking, canoe, hiking and going microlighting.
L’Isle en Dodon: there, the scenery is similar to the Gers’ landscapes. After the World War II, the town was subject to some developments. Thus, this does not modify the architectural and historic features of the town centre with its circular boulevard, alleyways, fortified church and old houses. There, people are attached to their traditions, cultural identity, art de vivre and above all to hospitality. Search for Haute Garonne now!

Property Styles and Architecture in Haute Garonne

Haute Garonne has no traditional architecture properties. However, you will find many different types of houses. What needs to be remembered is that wood and stones are very used materials (both inside and outside the house) which make the charm of such properties. Fireplaces are present in almost all the houses.

  • Town houses: Town houses are numerous in Haute Garonne. Most properties need to be renovated - front, outside and inside - this may be an advantage as you will be able to choose the decoration. Next to the slopes, town houses look like chalet with exposed wooden beam, stairs and shutters. On the other hand, in the North if the department, they have no typical style but are often close to all commodities.
  • Large houses: as its name suggests, a large house holds a large area both inside and outside the house. They are in general located in the countryside and you may also find some with a swimming pool. Garage, wood… they are very similar to old houses since they mix large size and old decoration style.
  • Old houses: you will find many houses dating from the 19th century in Haute Garonne. They are very large properties - several rooms, large field, garage - often located in the countryside which offers a lovely scenery. Wood is predominant in such properties.
  • Farmhouses: a farmhouse is typically the house of the farmer. Nowadays, they can easily be used as B&B, hostels… as they are very large houses located in the countryside and holding a very large land and sometimes a barn attached to the house.
  • Villas: in general, villas are new built houses and thus do not require any works, you just need to put your luggage. A villa is usually a several-room property holding a large land. They often have a chimney and a swimming pool and offer a great landscapes as often located in remote areas and thus in quiet places.

Click here for more info about Architecture in Midi Pyrenees.

Take a closer look at the Haute Garonne property market:
Aurignac Property Information Boulogne sur Gesse Property Information
Saint Gaudens Property Information Toulouse Property Information