The average price per m² in Rodez is 2 092 €/m² for an apartment, within a range of 1,7 to 2,5 k€ per m², based on actual notarised (DVF) sales. Over the period, the market rose 10 % over 5 years and rose 3,5 % over the last 12 months, with about 392 transactions per year.
Illustration of Rodez, the Notre-Dame cathedral dominating the outcrop in a meander of the Aveyron.
Apartments in Rodez sell at an average price of around 2 092 €/m², based on transactions actually recorded (DVF data, the French notarised sales database). Prices run from around 1 773 €/m² in Pont-Viel to 2 520 €/m² in Bourran, a gap of 42 %. An unusual feature: the house, at 2 105 €/m², trades at the same level as the apartment, where the usual gap is 10 to 15 %. With 392 apartment sales a year, volume is very high for a commune of 24 000 inhabitants.
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 1 909 €/m² in 2021, the average price in Rodez reaches 2 092 €/m² in 2026, around +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 Rodez covered by Immover, ranked from the most expensive to the most affordable.
The Rodez market is rising steadily. The average apartment price went from 1 909 €/m² in 2021 to 2 092 in 2026, around 10 % over the period, of which 3,5 % over the last twelve months. With 392 apartment sales a year and 784 transactions retained over 2024 and 2025, these are figures resting on a volume that is rare in a commune of this size. All eleven districts gain ground over five years: the rise is general, not carried by one isolated area.
Two features set this market apart. The first is the weight of flats. 82,4 % of dwellings are apartments, which explains both the volume of transactions and the fact that a house is not paid for at more than an apartment. For someone selling an apartment, that means a liquid market, with numerous and recent comparables. The second is vacancy, 14,0 % of the stock. It does not hold back average prices, which are rising, but it lengthens the time to sell for the properties with the poorest energy ratings. The gap widens between what has been renovated and the rest, and it is on that criterion, more than on the address, that value is decided in Rodez.
Rodez compared with the major French cities, on the average price per m² for an apartment.
Rodez is a hilltop town. A promontory of 630 metres caught in a meander of the Aveyron, occupied since antiquity by the capital of the Ruteni, then fortified. The town was built in successive rings around that summit, and the topography still explains today the way the districts are laid out: the old centre on the flat top, the faubourgs on the slopes, the twentieth-century extensions on the neighbouring plateaux.
The Notre-Dame cathedral is its founding monument. Work began in 1277, after the collapse of the Romanesque building that preceded it, and continued for close to three centuries. Built in the local red sandstone, it gives the town a silhouette recognisable from far off, with a bell tower of eighty-seven metres completed in the sixteenth century. The old centre around it has kept its medieval fabric of narrow lanes, ringed by the boulevards laid out on the line of the former ramparts.
The second act is more recent. Rodez is the birthplace of Pierre Soulages, and the museum that carries his name opened in May 2014 in the jardin du Foirail, a few hundred metres from the historic centre. The building, in corten steel, changed the way the town presents itself. At the same time, the former Combarel hospital, closed in 2006 after more than three centuries of activity, entered a three-hectare redevelopment scheme in the middle of the town, with around three hundred and forty dwellings planned. Hospital activity itself moved to Bourran.
The Rodez of today is an administrative and hospital town with a housing stock made up mostly of flats. Public administration, education and health account for 42,5 % of local employment, and an employment concentration index of 210,9 means two jobs for every resident in work: the town supports a whole catchment area. Above all, 82,4 % of dwellings are apartments, a proportion you would not expect in a town of 24 000 inhabitants. That is what explains so dense a market, with close to four hundred apartment sales a year.
Rodez trades at 2 092 €/m² for an apartment, a level in line with a mid-sized prefecture town in Occitanie, but on a market far more active than its size would suggest. Buyers are mostly local: public-sector staff, hospital employees, teachers, managers in retail and services, in a commune that offers two jobs for every resident in work. To them are added households from rural Aveyron moving closer to services, and investors drawn by a population that rents in 54,7 % of cases. Three points to know before buying. The first is that a house costs no more than an apartment here, which changes the usual calculation: at an equal budget, the choice between the two comes down to location and running costs, not to the price per square metre. The second is vacancy, 14,0 % of the stock, or more than three thousand empty dwellings: at that level, a poorly located or poorly renovated property takes time to sell. The third is the relief, which does not show on a price map but weighs day to day on access, parking and sunlight.
The average price in Rodez is 2 092 €/m² for an apartment (actual DVF transactions, notarised sales), within a range of 1 667 to 2 482 €/m² depending on the district. Listing portals show asking prices, 10 to 20 % above the prices actually recorded at signing.
Bourran, at 2 520 €/m², 20 % above the town-wide average and 42 % above Pont-Viel, the most affordable. It is also the most active district in the town, with sixty-four apartment sales a year. This development area in the west of Rodez holds the Jacques-Puel hospital, the government office complex and a stock of recent blocks of flats, which explains that double position.
Because Rodez is a town of apartments. 82,4 % of the stock is in blocks of flats, a very unusual proportion for a commune of 24 000 inhabitants. The apartment is the standard product here, with close to four hundred sales a year, while the house is a more peripheral and less liquid product. The result: 2 105 €/m² for a house against 2 092 for an apartment, a gap of 0,6 % where the norm is 10 to 15 %.
No, and that is one of its features. None of the eleven districts we cover accounts for more than 16 % of sales in the town, whereas in many towns of this size a single area concentrates 40 % of them. This comes from a stock of flats spread across the whole commune rather than gathered into an old centre. In practice, supply is available everywhere, and the district is chosen on how you want to live rather than on what happens to be for sale.
It reaches 14,0 % of the stock, or around three thousand empty dwellings, in a town whose population is stable. On a stock so dominated by flats, that is the sign of a polarised market: renovated, well-located properties change hands normally, the others stay. For a seller, it means that energy refurbishment and general condition weigh heavily on the time to sell. For a buyer, that the cost of works has to enter the calculation from the first viewing.
Yes, steadily but without any surge. The average apartment price went from 1 909 €/m² in 2021 to 2 092 in 2026, around 10 % over the period, with 3,5 % over the last twelve months. All eleven districts gain ground over five years, between 3 % in Saint-Félix and 12 % in Bourran, Gourgan and Cardaillac. With close to eight hundred transactions retained over 2024 and 2025, these figures rest on a solid volume.
Start with the type of property and its condition, which count for more here than the district: 42 % separate the most expensive area from the most affordable, a moderate gap, while the range within a single district is often just as wide. Then look at the energy rating, which is decisive on a stock where 14 % of dwellings are vacant. Finally, check how easy the property is to reach, the relief of Rodez making some addresses more awkward than they appear. The Immover estimator draws on the actual recorded 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).