Real estate prices Bagnères-de-Luchon
In Bagnères-de-Luchon, apartments sell at a median €2,412 per square metre, with 231 sales in twelve months.
The Bagnères-de-Luchon market is read here from the DGFiP record of actual sales, not from asking prices. Apartments carry the local market with 200 sales over twelve months, against 31 houses. Over the last twelve published months the median apartment price moved by -4 %.
These figures cover all the sales recorded in the commune (INSEE code 31042), under its postal code 31110.
Bagnères-de-Luchon, the town
Bagnères-de-Luchon covers 52.8 km², lies between 611 and 2,737 m above sea level and had 2,076 inhabitants in the 2023 census.
Bagnères-de-Luchon, also known as Luchon by metonymy (in Gascon Occitan Luishon or Banhèras de Luishon), is a French commune situated in the arrondissement of Saint-Gaudens in the département of Haute-Garonne, in the région of Occitanie. Nicknamed "la reine des Pyrénées", it is a spa town combined with a ski resort (Luchon-Superbagnères) located in the neighbouring commune of Saint-Aventin but accessible from Bagnères-de-Luchon by cable car or by the route départementale 46 via the vallée du Lis. Since 1801, Bagnères-de-Luchon has been the chief town of the canton of the same name and has been its centralising office since 2015.
A little history
This town has a history spanning more than two millennia. The presence of a population has been attested since at least the Neolithic period at the grotte de Saint-Mamet. The presence of cromlechs also attests to a very ancient occupation. The lower part of the glacial basin of Luchon was occupied by a lake, extending as far as the verrou de Cier-de-Luchon, and a market periodically brought together the populations of the neighbouring border valleys at the confluence of the One and the Pique.
From Wikidata and the Wikipedia article « Bagnères-de-Luchon », licensed CC BY-SA 4.0, read on 13 October 2026. Translated from the French article. Read the article
Market dynamics, Bagnères-de-Luchon
What the sales show in Bagnères-de-Luchon
The median apartment price in Bagnères-de-Luchon stands at €2,412 per square metre. Houses come out at €1,802.
Half of apartment sales in Bagnères-de-Luchon fall between €1,883 and €2,850 per square metre.
The average apartment sold in Bagnères-de-Luchon covers 41 square metres, putting a typical transaction near €99,958. That is an order of magnitude drawn from averages, not the valuation of any particular property.
Prices by property type in Bagnères-de-Luchon
| Property type | Median price / sq.m | Central range, middle half of sales | Average surface | Sales, 12 months ending 31 December 2025 |
|---|---|---|---|---|
| Studio | €2,111 | €1,734 – €2,507 | 27 m² | 53 |
| T2 | €2,488 | €2,047 – €2,921 | 36 m² | 69 |
| T3 | €2,669 | €2,106 – €3,126 | 50 m² | 61 |
| T4 | €1,788 | €1,188 – €2,366 | 71 m² | 12 |
| T5+ | €1,927 | €958 – €2,687 | 98 m² | 5 |
| House | €1,802 | €1,271 – €2,594 | 109 m² | 31 |
Prices by property type in Bagnères-de-Luchon
By property type in Bagnères-de-Luchon, T2 at €2,488/m², T3 at €2,669/m², studio at €2,111/m², T4 at €1,788/m², T5+ at €1,927/m².
The T3 carries the highest price per square metre and the T4 the lowest, a gap of 49 %. Small units usually cost more per square metre than large ones, because the price of a kitchen and a bathroom is spread over fewer metres.
The T2 is what changes hands most often here, with 69 sales over twelve months. It is therefore the type with the most reference points, and the one where a price is hardest to argue against.
Homes for sale in Bagnères-de-Luchon on BRIVEO
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Selling in Bagnères-de-Luchon
Pricing in Bagnères-de-Luchon starts by placing your property inside the €1,883 to €2,850 band rather than on the median alone. The median describes the middle of the market; condition, floor, outdoor space and energy rating decide where in the band you sit.
With 231 sales a year, Bagnères-de-Luchon absorbs correctly priced properties. An over-ambitious price shows quickly, because buyers have points of comparison.
Briveo values your Bagnères-de-Luchon property from the same DVF file, keeping only sales of comparable properties closest to your address, free of charge and with no obligation, then supports the sale through to the deed.
Buying in Bagnères-de-Luchon
Reading the €1,883 to €2,850 band is a buyer’s main tool in Bagnères-de-Luchon. A property at the bottom is not a bargain and one at the top is not a rip-off, the band measures how different the properties are, not how well they are priced.
Acquisition costs are budgeted on top of the price, around 8 % on an existing property, around 3 % on a new one. These are orders of magnitude; the notary computes the exact amount.
Prices moving down give a buyer room to discuss, provided the argument rests on comparable sales rather than on the trend itself.
Are you an estate agent in Bagnères-de-Luchon?
Briveo recruits independent sales agents in every municipality, in transactions only, under the principal's professional licence, with the pay and the monthly cost stated before signing.
Start with BriveoHow the Bagnères-de-Luchon market is moving
Over the last twelve published months the median apartment price moved by -4 %. A move of this magnitude stays within what an ordinary year produces.
No five-year reading is available for Bagnères-de-Luchon. The apartment sales we currently use (2023 à 2025) do not go back far enough to compute one, so the long-term direction cannot be stated here.
Among the towns tracked by BRIVEO in the same department, on the median apartment price, Muret sits 12 % below and Balma 38 % above. Those are the gaps a buyer widening their search area actually meets.
Latest published sales in Bagnères-de-Luchon
The housing sales recorded by the French tax administration in the municipality, newest first, street without number, one dwelling per sale, block sales set aside.
| Date | Type | Surface | Rooms | Price | Price per sq m | Street |
|---|---|---|---|---|---|---|
| 31 December 2025 | Flat | 36 sq m | 2 | €33,000 | €917 per sq m | ALL D ETIGNY |
| 30 December 2025 | House | 70 sq m | 3 | €82,540 | €1,179 per sq m | RUE LOUIS ARAGON |
| 30 December 2025 | Flat | 28 sq m | 2 | €73,150 | €2,613 per sq m | ALL D ETIGNY |
| 30 December 2025 | House | 123 sq m | 5 | €304,595 | €2,476 per sq m | AV JEAN JAURES |
| 29 December 2025 | Flat | 33 sq m | 2 | €83,650 | €2,535 per sq m | RES SYLVIE |
| 29 December 2025 | Flat | 21 sq m | 1 | €45,000 | €2,143 per sq m | RUE PAUL BOILEAU |
| 29 December 2025 | Flat | 51 sq m | 3 | €161,500 | €3,167 per sq m | ALL D ETIGNY |
| 26 December 2025 | House | 92 sq m | 4 | €104,308 | €1,134 per sq m | RUE LOUIS ARAGON |
| 23 December 2025 | Flat | 25 sq m | 2 | €92,200 | €3,688 per sq m | AV J BARRAU |
| 19 December 2025 | Flat | 60 sq m | 2 | €175,170 | €2,920 per sq m | IMP ADRIEN BOCHET |
| 19 December 2025 | Flat | 120 sq m | 3 | €279,800 | €2,332 per sq m | ALL D ETIGNY |
| 19 December 2025 | Flat | 43 sq m | 3 | €129,000 | €3,000 per sq m | AV J BOULARAN |
| 18 December 2025 | Flat | 49 sq m | 2 | €146,910 | €2,998 per sq m | RES DE LA SOULAN |
| 18 December 2025 | Flat | 69 sq m | 4 | €104,535 | €1,515 per sq m | RES DU VENASQUE |
| 18 December 2025 | House | 143 sq m | 8 | €202,110 | €1,413 per sq m | RUE SYLVIE |
| 17 December 2025 | Flat | 30 sq m | 2 | €52,500 | €1,750 per sq m | ALL DES BAINS |
| 16 December 2025 | Flat | 43 sq m | 2 | €141,510 | €3,291 per sq m | AV J BOULARAN |
| 16 December 2025 | Flat | 25 sq m | 1 | €20,000 | €800 per sq m | RES DE LA SOULAN |
| 15 December 2025 | Flat | 39 sq m | 2 | €113,550 | €2,912 per sq m | LES BALCONS DU VENASQUE |
| 13 December 2025 | Flat | 40 sq m | 3 | €122,815 | €3,070 per sq m | AV REMY COMET |
Frequently asked questions, real estate Bagnères-de-Luchon
Q1What is the price per square metre in Bagnères-de-Luchon?
The median apartment price is €2,412 per square metre, read from sales published in the DGFiP DVF record. Houses come out at €1,802.
Q2Are prices rising or falling in Bagnères-de-Luchon?
Over the last twelve published months the median apartment price moved by -4 %.
Q3How many properties change hands in Bagnères-de-Luchon?
231 sales were recorded over twelve months, 200 apartments and 31 houses.
Q4How much does a T2 cost in Bagnères-de-Luchon?
The median T2 price in Bagnères-de-Luchon is €2,488 per square metre, over 69 sales in twelve months.
Q5What are the acquisition costs in Bagnères-de-Luchon?
Around 8 % of the price on an existing property and around 3 % on a new one. They cover transfer duties, the land registry contribution and the notary’s fees, and the notary computes the exact amount.
Q6How much does a typical property cost in Bagnères-de-Luchon?
The average apartment sold covers 41 square metres, placing a typical transaction near €99,958. Your own property is worth what its condition, location and energy rating make it worth.
Q7How do I get my Bagnères-de-Luchon property valued?
Briveo produces a free valuation from the same DVF file, using sales of comparable properties closest to your address, in about two minutes and with no obligation, then supports the sale through to the deed.
Property prices in the cities tracked by BRIVEO in the same department
Valuation in these cities
Selling in Bagnères-de-Luchon?
In Bagnères-de-Luchon, the median price per sq. m of apartments sold fell by 4 % over a year. The Briveo valuation, free and with no commitment, starts from DVF sales of properties of the same type and similar size, as close to your address as possible.
Of the sales recorded in Bagnères-de-Luchon over twelve months, 87 % are apartments. Sell your house or apartment in Bagnères-de-Luchon with an online estate agency. Sell your property at 0%, 2% or 5%. Publish for free (0%, no mandate), or let BRIVEO sell for you. Fees are due only when the deed is signed. Written mandate compliant with the Hoguet Act, numbered and entered in the register of mandates.
Source and method
- Property transfer records (DVF), published by the French tax authority (DGFiP)
- Sales recorded from 1 January 2023 to 31 December 2025
- Based on 231 sales
- Figures computed on 1 October 2026