The average price per m² in Cugnaux is 2 556 €/m² for an apartment, based on actual notarised (DVF) sales. About 122 transactions are recorded each year.
Atmospheric illustration of Cugnaux, south-west of Toulouse, in the Haute-Garonne.
In Cugnaux, the average apartment price stands at 2 556 €/m² according to the DVF database, the French record of notarised sales, which lists the sales actually registered with notaries. The municipality keeps a housing stock dominated by detached property, inherited from its suburban growth from the 1980s onwards: detached and estate houses are more numerous there than apartment blocks. Houses trade at a slightly higher level, around 2 907 €/m², a gap consistent with demand from families looking for a garden close to Toulouse. The apartment segment is gaining ground, driven by the new-build schemes of the Francazal-Agora area. This average therefore covers very different situations, from the recent studio to the house of the 1970s, and does not replace a valuation based on comparable properties.
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.
The Cugnaux market owes much to its inner-ring position, reachable from Toulouse while offering more affordable prices than the central city. Demand comes mainly from working households of the urban area and from first-time buyers, drawn by the estate house and, increasingly, by new apartments near the centre. Continuing population growth, carried by this residential appeal, keeps up firm demand for family properties with outdoor space.
On the supply side, the municipality combines an established detached-housing stock and new production concentrated on the Francazal-Agora area, which is gradually renewing the apartment segment. As everywhere in the Haute-Garonne, energy performance has established itself as a negotiating criterion, in particular on the houses of the 1970s and 1980s, which consume more. The conversion of the former Francazal base into a business park is a factor to watch, liable to support local demand over the long term.
In the south-west of the Toulouse urban area, Cugnaux sits well below Toulouse, close to Colomiers, and a notch above Muret, which lies further from the central city.
Cugnaux spreads over the second terrace of the Garonne, at an altitude of between 150 and 170 metres, about eleven kilometres south-west of Toulouse. Its religious history is marked by a long dispute: the parish of Saint-Laurent, shared with Villeneuve-Tolosane since 1239, crystallised the rivalries between the two villages for centuries. The old church burned down in 1824. A new church was rebuilt between 1825 and 1827 in Toulouse pink brick, enlarged in 1853, then given its present facade in 1936.
From the 17th to the 19th century, Cugnaux lived mainly off its farming and its vineyards, which supplied Toulouse with wine. This rural prosperity left a few notable buildings, such as the château de la Cassagnère, built in 1680 by baron Pierre de Papus, or the Louis XVI style pavilion built in 1779. The south of the territory was later occupied by the Toulouse-Francazal aerodrome, long a military base, whose economic conversion is today a planning issue for the municipality.
From 1980 onwards, Cugnaux changed in nature: the former farming municipality turned into a town of the Toulouse suburbs and its population grew sharply, passing 20 000 inhabitants. The retreat of farming is clear, with only two holdings recorded in 2020 against twenty-five in 1988. The town has nonetheless chosen to keep a link with its land: it owns 52 hectares of farmland and makes nine hectares of the Hautpoul area available to market gardeners, who grow seasonal vegetables there and distribute them in boxes.
Cugnaux has 20 662 inhabitants and now forms a residential municipality of the inner ring around Toulouse. Its housing stock is dominated by the detached house, the result of the estates that appeared with suburban growth, but apartment blocks are developing around the centre and the Francazal-Agora area, where new schemes are coming out of the ground. Buyers are mainly working households employed in the urban area, first-time buyers drawn by more moderate prices than in Toulouse proper, and families looking for a garden close to the city. The retail and services fabric, with its hypermarkets and its companies, employs a large share of residents and limits some daily commuting.
For an apartment, the DVF database gives an average of 2 556 €/m², drawn from the sales registered with notaries. That figure remains a municipal average: it mixes older homes and recent schemes. The address, the floor, the year of construction, the presence of outdoor space and the energy rating explain most of the gaps from one property to another. For a reliable value, it is better to rely on comparable sales than on the average alone.
The two markets coexist. The house remains the most widespread form of housing, a legacy of the estates of recent decades, and sells for a little more than the apartment, around 2 907 €/m². The apartment, for its part, appeals to first-time buyers and to investors, with a rising supply of new build near the centre and Francazal-Agora. Your choice depends above all on your budget, on your need for outdoor space and on your resale horizon.
Cugnaux has neither metro nor tram on its territory, but the municipality is served by several Tisséo bus routes, including the high-frequency Linéo L11 route, which connect to the Toulouse metro network. Journeys to the centre therefore involve a change from bus to metro. The car remains widely used to reach the ring road and the employment areas in the south-west of the urban area.
The municipality reads between its old centre, organised around the pink brick église Saint-Laurent, and a ring of detached housing born of suburban growth. The Francazal-Agora area, to the south, concentrates part of the new-build supply and benefits from the conversion of the former air base. The Hautpoul area, for its part, keeps a farming vocation with the municipal market gardening. These settings are not valued in the same way.
The former Toulouse-Francazal base is the subject of an economic conversion project, with a business park that brings jobs to the south of the municipality. A business hub nearby can support housing demand in the medium term, but its effect on prices remains gradual and hard to separate from the general trends of the urban area. We recommend reasoning on the current value of your property rather than on expectations.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).