The average price per m² in La Teste-de-Buch is 5 465 €/m² for an apartment, within a range of 4,2 to 5,6 k€ per m², based on actual notarised (DVF) sales. Over the period, the market rose 10 % over 5 years and fell 9,7 % over the last 12 months, with about 133 transactions per year.
Illustration of La Teste-de-Buch, between the Arcachon basin, the forêt usagère and the Dune du Pilat.
Apartments in La Teste-de-Buch sell at an average price of around 5 465 €/m², based on transactions actually recorded (DVF data, the French database of notarised sales). The municipality brings together three separate settlements divided by forest: the village core and its harbour on the Arcachon basin, the seaside resort of Pyla-sur-Mer facing the ocean, and the village of Cazaux on the shore of the lake. Prices follow this geography, from about 3 772 €/m² in Cazaux to nearly 7 888 €/m² in Aiguillon, on the edge of the basin, and 7 706 €/m² in Pyla-sur-Mer, at the foot of the Dune du Pilat. The town centre, the most active district, stands at around 4 827 €/m². The house, at about 6 258 €/m², trades above the apartment: the market here remains first and foremost a market for houses.
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 4 963 €/m² in 2021, the average price in La Teste-de-Buch reaches 5 465 €/m² in 2026, roughly +10 % 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 La Teste-de-Buch covered by Immover, ranked from the most expensive to the most affordable.
The market of La Teste-de-Buch is that of a coastal municipality on the Arcachon basin, where second-home demand weighs on prices without setting them at the same level everywhere. With an average price of around 5 465 €/m² for an apartment, the municipality sits well above Bordeaux and its metropolitan area, while remaining below the most exclusive addresses on the basin. The median, at 4 904 €/m², is appreciably below the average: the sign of a two-tier market, where a minority of waterfront sales pulls the average upwards.
The house, at about 6 258 €/m², trades 15 % above the apartment, the reverse of the pattern in most mid-sized towns. It dominates the stock and the bulk of demand. On the apartment side, the town centre alone accounts for close to half of all sales in the municipality, with around 60 transactions a year. Aiguillon, Pyla-sur-Mer and Jean de Grailly follow, between 17 and 19 sales a year. Les Bordes, Les Miquelots and Cazaux each record fewer than five sales a year: their averages are indicative and move from one year to the next.
With an average price of around 5 465 €/m², La Teste-de-Buch sits above Bordeaux and most towns in the Gironde, without reaching the level of the most sought-after addresses on the Arcachon basin. Its size and the variety of its districts, from the basin front to the village of Cazaux, explain a price spread that is rare for a municipality of this scale.
La Teste-de-Buch occupies the south of the Arcachon basin, across 180 km², which makes it one of the largest municipalities in France. The former seat of the captals of Buch, lords of the Buch country from the thirteenth century, the municipality long lived on fishing, oyster farming, resin tapping and forestry. The harbour of La Teste and the salt meadows still carry the mark of that maritime economy.
The forêt usagère of La Teste, some 3 800 hectares under a customary status inherited from the Ancien Régime, still separates the three built-up areas of the municipality today: the village core to the north, on the basin, the seaside resort of Pyla-sur-Mer to the south-west, facing the ocean, and the village of Cazaux to the south, on the shore of the Cazaux-Sanguinet lake. The arrival of the railway in the nineteenth century, then the creation of Pyla-sur-Mer by Daniel Meller and Louis Gaume in the 1910s and 1920s, turned the municipality towards tourism. The fire of July 2022 ran through several thousand hectares of forest, including part of the forêt usagère and the surroundings of the dune.
The geography of prices takes up this structure. The two waterfronts, the basin at Aiguillon and the ocean at Pyla-sur-Mer, form the top of the market, between 7 700 and 7 900 €/m² on average. The village core, with its centre and its eastern and southern districts, sits between 4 300 and 4 900 €/m². Cazaux, some twelve kilometres away and away from the coast, remains the most affordable area in the municipality.
The market of La Teste-de-Buch mixes main homes with a substantial share of second homes, the latter concentrated in Pyla-sur-Mer and along the basin. Demand comes from people working around the Arcachon basin and in the Bordeaux metropolitan area, less than an hour away by road or by train, from families settled in the village core and in Cazaux, and from buyers coming from other regions for a seaside property. The house, which makes up most of the stock and costs more than the apartment, remains the core of the market.
The average price in La Teste-de-Buch is 5 465 €/m² for an apartment (actual DVF transactions, notarised sales), within a range of 4 224 to 5 589 €/m² depending on the district. Listing portals show asking prices, 10 to 20 % above the prices actually recorded at signing.
No, and the gaps are wide. Aiguillon, on the edge of the basin, posts the highest average price, around 7 888 €/m², followed by Pyla-sur-Mer, at the foot of the Dune du Pilat, at about 7 706 €/m². The town centre stands at around 4 827 €/m² and Cazaux, some twelve kilometres to the south, at about 3 772 €/m². From one end of the municipality to the other, the average price therefore varies twofold.
The municipality gives access to three different settings within a single territory: the Arcachon basin and its oyster-farming harbour, the ocean and the beaches of Pyla-sur-Mer, and the Cazaux-Sanguinet lake. It has a regional train station on the Bordeaux to Arcachon line, the shops and services of a mid-sized town, and an economic base of its own. At an equal average price, it offers a wider choice of districts and property types than the smaller coastal municipalities nearby.
Over five years, the apartment market has risen by about 10 %, with a decline over the last twelve months. The volume, around 133 apartment sales a year, makes the town average reliable. That of several districts, on the other hand, rests on very few transactions and varies widely from one year to the next: this is the case for Les Miquelots, Les Bordes and Cazaux.
The municipal average means little here, so wide is the gap between the basin front, the seaside resort and the village of Cazaux. Start from your district's price, then adjust for the type of property, the distance from the water, the aspect, the condition and the presence of a plot. The gap between house and apartment is also marked. 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).