The average price per m² in Amboise is 2 466 €/m² for an apartment, based on actual notarised (DVF) sales. About 48 transactions are recorded each year.
Mood illustration of a historic centre.
The average price in Amboise stands at 2 466 €/m², based on the DVF transactions actually registered before notaries. The town sits slightly below Tours, twenty-five kilometres away, which may come as a surprise for a municipality of such heritage renown. The explanation lies in the stock: 8 % of dwellings are vacant, a proportion that weighs on the values of an old centre constrained by heritage easements.
Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary at municipality level. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.
After 2 442 €/m² in 2021, the average price in Amboise reaches 2 466 €/m² in 2026, roughly +1 % over the period.
The Amboise market reads through the tension between an exceptional heritage and a housing stock that is ageing. The town has 7 480 dwellings, of which 607 are vacant: that stock, concentrated in the old centre, is both a brake on average values and a reserve for buyers ready to renovate. On a market at this price level, the gap between a property brought back to new and one still to be taken in hand is proportionally considerable.
The population, for its part, is stable, with a rise of 2,6 % between 2017 and 2023 comparable to that of the department. There is therefore neither strong demographic pressure nor decline. It is rather the building constraints, linked to the flood risk of the Loire and the Amasse and to the heritage easements of the Val de Loire, that limit new supply and hold the level of value at around 2 466 €/m² in 2026.
Placed back in its Loire setting, Amboise sits just below Tours and above Orléans: the medium-sized towns of the Val de Loire form a tight cluster of prices.
The site was occupied well before the royal town: in the second Iron Age, the oppidum of Les Châteliers covered fifty hectares behind a Gaulish rampart, and may have been the chief town of the Turones before that role was transferred to Caesarodunum, the future Tours. The name itself is made up of Celtic elements, around the idea of a rushing watercourse. In 878, Louis II le Bègue had the castle raised again and fortified.
In 1434, the lordship became royal property following a plot against the favourite of Charles VII. From 1483 onwards, Charles VIII transformed the castle in the taste of the Renaissance. In 1516, François Ier put the Clos-Lucé at the disposal of Leonardo da Vinci, who lived there until his death in 1519: it is the only place where the Florentine artist lived in France. The town then entered the history of the Wars of Religion with the conspiracy of Amboise in March 1560, then the edict of pacification of 19 March 1563.
The 19th century leaves a less known episode: from November 1848 to October 1852, the emir Abd el-Kader and a retinue of around eighty people were held at the chateau, until the announcement of their release by Louis-Napoléon on 16 October 1852. In 1946, the former municipality of Saint-Denis-Hors was attached to Amboise, bringing the town to its present configuration.
Amboise is a residential town before being a tourist town from the point of view of housing: 82 % of the stock is made up of main residences and only 10 % of second homes. Buyers are mainly households from the Tours area, drawn by a town with a station served by the TER and the Intercités trains towards Paris-Austerlitz, and by a rare heritage setting. The market is split between the old centre, constrained and sometimes demanding in works, and the more recent sectors that came from the attachment of Saint-Denis-Hors.
The average price in Amboise is 2 466 €/m², calculated on the DVF transactions actually completed before notaries. That is a level close to the one in Tours, slightly below it.
Because tourist renown and housing demand are two different things. Second homes account for only 10 % of the stock: demand comes from local households, whose financial capacity sets the level. The vacancy rate of 8 % also shows that there is a stock of older properties that find no buyer as they stand.
Amboise lies within the perimeter of the Val de Loire inscribed on the World Heritage list, which comes with heritage and landscape constraints on buildings. The concrete rules that apply to a project depend on the planning document and on the protection perimeters of the monuments: the town hall and the architecte des Bâtiments de France, the state heritage architect, are the people to consult before works.
The town is concerned by the flood risk of the Loire and the Amasse, which limits building in the low-lying areas, and by the shrink-swell of clay soils over almost the whole territory. The troglodyte hillside also exposes certain sectors to the risk of cavity collapse. These elements appear in the statement of risks handed to the buyer.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).