The average price per m² in Saint-Mamet is 2 781 €/m² for an apartment, based on actual notarised (DVF) sales. About 14 transactions are recorded each year.
Atmospheric illustration of Saint-Mamet, at the entrance to the Luchon valley, in the Pyrénées.
In Saint-Mamet, the reference price stands at 2 781 €/m² for an apartment. This level lies within the direct sphere of influence of Bagnères-de-Luchon, which Saint-Mamet borders, at the entrance to the Luchon valley in the Pyrénées. The local market remains very low in volume, as befits a village of fewer than 600 inhabitants, where each sale can weigh heavily on the observed average. These values come from DVF data, the French notarised sales database, meaning transactions actually registered with notaries, not estimates drawn from online listings. They give an order of magnitude: each property still has to be assessed according to its condition, its location and its proximity to Luchon and its thermal baths.
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-Mamet market is characterised by a very limited volume of transactions, typical of a village of fewer than 600 inhabitants at the entrance to the Luchon valley. The immediate proximity of Bagnères-de-Luchon, a spa town and mountain resort, steers part of the demand towards second homes or pieds-à-terre, alongside more conventional demand for main residences. With so few sales, each transaction weighs heavily on the observed average, more than any genuine market trend.
In the longer term, the price trajectory remains tied to the vitality of Luchon and its tourism and spa catchment area, as well as to the scarcity of building land in this mountain territory. The energy performance of old buildings, often in stone or schist, is becoming an increasingly decisive criterion: renovated, well-insulated properties stand out from older homes in need of renovation. The appeal of the Luchon valley for mountain tourism remains the main underlying driver of this small market.
Saint-Mamet lies within the direct orbit of Bagnères-de-Luchon, with prices close to those of the neighbouring spa town and well above those of Saint-Gaudens and Eaux-Bonnes.
Saint-Mamet is a small municipality in the Haute-Garonne department, in the Comminges, at the gateway to the Pyrénées. It borders Bagnères-de-Luchon, lying about one kilometre from its town centre, and its territory extends east as far as the Spanish border, where the Col du Portillon gives access to the Val d'Aran. Traces of Late Neolithic occupation have been found in the municipality, bearing witness to an ancient human presence in this mountain territory.
The village historically developed around two areas: the Burbe, its old core, and the avenue de Gascogne, a more recent road which, in the 19th century, linked Saint-Mamet to the fashionable society life of Bagnères-de-Luchon, then a renowned spa town frequented by the poet Jean Moréas. In 1784, a German, Count de Beust, opened a cobalt mine in the municipality: the ore was carried by mule over the Port de la Plane and the Azet and Peyresourde passes to produce cobalt blue. The operation, which employed up to around thirty workers, was interrupted by the Revolution before resuming around 1830, and then closed during the 19th century.
The village keeps several traces of this history: the remains of an old mill, now near the chemin du Moulin, the ruins of the Château de Fondeville, the town hall and school of 1897 built in granite, schist and slate, a fountain on the avenue du Portillon, and the village church. Saint-Mamet is now part of the Communauté de communes Pyrénées Haut-Garonnaises, an inter-municipal authority, and, through its position at the entrance to the valley, remains very closely tied to Bagnères-de-Luchon.
According to INSEE, the French statistics institute, Saint-Mamet has around 548 inhabitants, a stable population typical of a very small mountain village. The market attracts both buyers of main residences, often with ties to nearby Bagnères-de-Luchon, and second-home buyers drawn by the Luchon valley and its spa and mountain setting. The stock is dominated by old stone or schist houses, with a marginal supply of apartments, which steers demand towards buying individual homes rather than large-scale rental investment.
The reference price in Saint-Mamet stands at 2 781 €/m² for an apartment. This figure comes from DVF data, the sales actually completed before notaries. In a market with very low volumes such as Saint-Mamet, it is an average: condition, floor area and proximity to Luchon can make prices vary appreciably from one property to another.
The village is organised around two historic areas, the Burbe, its old core, and the avenue de Gascogne, developed in the 19th century in connection with the fashionable life of Luchon. Properties close to these roads and to the boundary with Bagnères-de-Luchon remain the most sought after, for their immediate access to the shops and thermal baths of the neighbouring town.
Saint-Mamet borders Bagnères-de-Luchon, about one kilometre from the town centre, which places the village at the doorstep of the thermal baths and the resort. The territory extends east as far as the Spanish border, where the Col du Portillon gives access to the Val d'Aran. This position at the entrance to the valley makes it a crossing point between the Comminges and the Spanish Pyrenees.
The Saint-Mamet market is above all a market of mountain houses, in a village of fewer than 600 inhabitants where old buildings dominate. The supply of apartments remains marginal and is concentrated in small residential buildings or subdivisions of old buildings. For a buyer, the detached stone or schist house is the most representative product of the village.
Saint-Mamet lies in a mountain area, with marked relief rising to nearly 1 975 metres of altitude within its territory, which restricts building rights on some plots. The very low volume of annual transactions makes the market sensitive to each sale and can limit the choice available at any given time. Before any project, it is worth consulting the local urban plan at the town hall to check the rules applicable to a plot.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).