The average price per m² in Saint-Geniès-Bellevue is 2 769 €/m² for an apartment, based on actual notarised (DVF) sales. About 14 transactions are recorded each year.
Atmospheric illustration of Saint-Geniès-Bellevue, on the hillsides north-east of Toulouse, in the Haute-Garonne department.
The average price recorded in Saint-Geniès-Bellevue stands at 2 769 €/m². This average covers a stock made up overwhelmingly of detached homes: according to INSEE, the French statistics institute, around 95 % of homes in the municipality are houses and only 5 % are apartments. The housing stock is recent, with more than eight homes in ten built after 1970, and large properties dominate, with more than three quarters of homes having four rooms or more. Housing estates on the hillsides, residential streets around the old village and the rare apartment developments do not sell at the same level. The figures come from DVF data, the French notarised sales database, which records transactions actually registered with notaries.
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 Saint-Geniès-Bellevue market is that of a residential municipality in the Toulouse commuter belt, driven by demand for family houses rather than by tourism or holiday homes. Second homes are marginal: almost all homes are occupied all year round by their owners. This structure makes the market relatively stable, but also narrow, with a limited number of transactions each year. A handful of sales can be enough to move the average from one year to the next, which calls for reading the figures over several years.
Two factors will shape the coming years. On the one hand, buildable land is becoming scarce on the hillsides, which limits new supply and sustains the value of existing houses. On the other, the municipality remains dependent on the Toulouse market and on lending conditions: pressure in the conurbation quickly spreads to the municipalities of its commuter belt. The energy renovation of the stock built in the 1970s and 1980s is also becoming an increasingly common negotiating point.
A residential hillside municipality geared towards detached houses, Saint-Geniès-Bellevue is part of the suburban fabric north-east of Toulouse. Its value is best read against its immediate hillside neighbours and the Toulouse market, on which it directly depends.
The village has kept its Château de Saint-Geniès, listed as a historic monument, built around 1580 to 1600 on the remains of an older structure. Its reconstruction is owed to the Bertier family, Toulouse citizens ennobled through municipal office, several of whom served as capitouls, the municipal magistrates of Toulouse. The building, roofed in slate and arranged around a tall rectangular tower flanked by a bartizan, is an example of regional Renaissance architecture. To the south, it backs onto the present church, most likely the former castle chapel. From 1742, the seigneury passed to the de Lassus family, who still own the property.
The municipality was called Saint-Geniès until 1921, before adding the name Bellevue, which recalls its position on the hillsides overlooking the valley. Rural for a long time, it had around 630 inhabitants in 1968. The proximity of Toulouse, some ten kilometres to the south-west, fuelled strong residential growth from the 1970s onwards: the population is now close to 2 500 inhabitants. Saint-Geniès-Bellevue belongs to the Coteaux Bellevue inter-municipal authority and lies within the Toulouse catchment area, where it has become a residential municipality.
According to INSEE, Saint-Geniès-Bellevue has nearly 2 500 inhabitants for around 1 000 homes, most of which are main residences; second homes are marginal. The municipality stands out for a high home-ownership rate, around 83 % of households, and for a stock of family houses, with more than seven homes in ten having four rooms or more. Buyers are therefore mainly households from the Toulouse area looking for a house with land: families leaving the dense conurbation for a hillside setting while staying within commuting distance of jobs in Toulouse, households already settled in the area and first-time buyers helped by recent developments. Demand for apartments exists, but remains limited for lack of supply.
The average price recorded is 2 769 €/m², calculated from transactions registered by notaries and published in DVF data. It is a municipal average, which combines properties of different kinds: an older village house, a detached home on a 1980s housing estate and a recent build do not belong to the same segment. The condition of the property, the size of the plot and the presence of a garage explain a good part of the differences around this average.
The market is overwhelmingly one of detached houses. According to INSEE, houses account for around 95 % of homes in the municipality, compared with 5 % apartments. Supply of apartments is therefore scarce and limited to a few recent developments; a buyer looking for an apartment has few points of comparison and often longer lead times. For a house with a garden, on the other hand, the choice is much wider, from detached homes built during the first waves of housing estates to contemporary builds.
The municipality attracts first and foremost families from the Toulouse area looking for a house with land without moving too far from Toulouse. The home-ownership rate, close to 83 % according to INSEE, confirms a population settled for the long term rather than passing through. Buyers include working households employed in the conurbation, first-time buyers drawn by recent developments and existing owners who move to a different property within the municipality.
Yes, it is the decisive factor. Located some ten kilometres north-east of central Toulouse, Saint-Geniès-Bellevue benefits from the appeal of the metropolitan area while offering a less dense hillside setting. Roads towards Toulouse and the employment hubs in the north of the conurbation support steady demand from permanent residents. This dependence on the Toulouse market makes local prices sensitive to pressures in the conurbation, both upwards and downwards.
Beyond the municipal average, several criteria weigh on the value of a house. Living area and plot size come first, in a municipality where the plot often determines the price. The year of construction and general condition also matter: an unrenovated detached house from the 1970s and a recent build meeting current standards do not sell in the same way. Finally, aspect, views from the hillsides and proximity to services and roads towards Toulouse refine the valuation.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).