The average price per m² in Carcassonne is 1 509 €/m² for an apartment, within a range of 1,1 to 1,5 k€ per m², based on actual notarised (DVF) sales. Over the period, the market rose 32 % over 5 years and fell 12,2 % over the last 12 months, with about 371 transactions per year.
Illustration of Carcassonne, between the medieval Cité and the Bastide Saint-Louis, on either side of the Aude.
Apartments in Carcassonne sell at an average price of around 1 509 €/m², based on transactions actually recorded (DVF data, the French database of notarised property sales). Prefecture of the Aude department, the town is laid out around two halves separated by the Aude river: the medieval Cité, on the right bank, and the Bastide Saint-Louis, the lower town and retail centre, on the left bank. Prices run from around 1 248 €/m² at Montredon, in the north-east, to 1 847 €/m² at Ozanam, on the eastern plateau. The Bastide Saint-Louis, the most active district in the town, sits at around 1 319 €/m². Inside the ramparts of the Cité, the market is too narrow for a district average to be reliable: only a few sales a year, widely scattered, which calls for a case-by-case valuation. Houses, at around 1 797 €/m², trade above apartments.
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 1 147 €/m² in 2021, the average price in Carcassonne reaches 1 509 €/m² in 2026, roughly +32 % over the period.
Change in the average price per m² over twelve months, district by district, based on the most recent DVF sales.
The average price per m² for an apartment in each district of Carcassonne covered by Immover, ranked from the most expensive to the most affordable.
The Carcassonne market is that of a mid-sized provincial prefecture, carried by its heritage and by its position on the Toulouse-Mediterranean axis. With an average price around 1 509 €/m² for an apartment, Carcassonne sits far below Toulouse, Montpellier and Narbonne, at a level close to that of the mid-sized inland towns of Occitanie. Houses, at around 1 797 €/m², trade above apartments: detached housing weighs heavily on local demand.
The gap between districts reflects the structure of the town. East of the Aude, the Ozanam plateau forms the top of the market. The Bastide Saint-Louis concentrates most apartment sales, with the oldest stock and the widest spread of prices depending on the condition of the property. To the north and north-east, Grazailles and Montredon form the bottom of the range. With around 371 apartment sales a year, the town average is solid, but that of the least active districts, starting with Bellevue and Les Capucins, varies from one year to the next.
With an average price around 1 509 €/m², Carcassonne is far more affordable than Toulouse, Montpellier and Narbonne. Its listed heritage, its setting between the Aude and the Canal du Midi and its rail and motorway connections make it a town sought after by families and first-time buyers from the Aude.
Carcassonne holds a long-established position on the Aude, halfway between Toulouse and the Mediterranean. The town owes its shape to a split in two: on the right bank, the Cité, a stronghold ringed by a double wall, with its count's castle and its Saint-Nazaire basilica; on the left bank, the Bastide Saint-Louis, a new town laid out on a grid and founded in 1247, which took on the role of merchant centre.
Left to decay in the early nineteenth century, the Cité was restored under the direction of Eugène Viollet-le-Duc, then listed as a UNESCO World Heritage Site in 1997. The Bastide kept its grid, its townhouses, its Saint-Michel cathedral and its Place Carnot, where the Neptune fountain, completed in 1770, stands beneath the plane trees. The Canal du Midi, also listed, runs to the north of the Bastide, its first lock facing the station. The Pont-Vieux links the two banks.
The geography of prices follows this history. The eastern plateau, around Ozanam, forms the top of the market, with more recent developments. The Bastide Saint-Louis concentrates the sales volume, in a largely older housing stock. The districts of the north and north-east, Grazailles and Montredon, remain the most affordable. The Cité, finally, produces only a few sales a year: its market has more to do with heritage and holiday letting than with ordinary housing.
The Carcassonne market attracts first-time buyers, families and working households from the Aude, as well as buyers looking for measured prices about an hour from Toulouse and less than an hour from Narbonne. Demand covers the houses of the residential districts as much as the apartments of the Bastide and of the more recent developments in the east and north. The heritage, the services of a prefecture, the station and the Carcassonne-Salvaza airport support an active market.
The average price in Carcassonne is 1 509 €/m² for an apartment (actual DVF transactions, notarised sales), within a range of 1 103 to 1 531 €/m² depending on the district. Listing portals show asking prices, 10 to 20 % above the prices actually recorded at signing.
No. Ozanam, on the eastern plateau, shows the highest average price among districts with meaningful volume, at around 1 847 €/m², while Montredon, in the north-east, remains the most affordable area, at around 1 248 €/m². The Bastide Saint-Louis, the most active district in the town, sits at around 1 319 €/m². Inside the ramparts of the Cité, the number of sales is too small for a district average to mean anything: only a case-by-case valuation is reliable there.
Carcassonne brings together recognised heritage, with a medieval citadel and a Canal du Midi both listed as UNESCO World Heritage Sites, the services of a prefecture and prices far below those of Toulouse, Montpellier or Narbonne. The station links the town to Toulouse, Narbonne and Montpellier, the A61 motorway runs to the north and the Carcassonne-Salvaza airport is within the municipality. The average price, around 1 509 €/m² for an apartment, remains affordable.
Over five years, the DVF average for apartments has moved from around 1 147 €/m² to 1 509 €/m². This rise should be read with caution: a few very high-value sales, concentrated in 2024, pull the average up. The town median, at 1 286 €/m², gives a more cautious reading of the everyday market. With around 371 apartment sales a year, volume remains sufficient for the underlying trend to be readable.
The town average is not enough: you have to start from your district's price, then adjust for the type of property, the floor, the condition, the aspect and the distance to the Bastide or to the banks of the Aude. The gap between apartments and houses is also clear. The Immover estimator draws on the actual sales closest to your address.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).