Published on and written by Cyril Jarnias
Choosing to invest in real estate in Mérignac means betting on a city that combines population growth, economic strength, and a tight rental market. Long in Bordeaux’s shadow, this town in the metropolitan area has become one of the most closely watched markets by investors in just a few years. It has even been voted the best city in France to invest in by SeLoger multiple times.
The city benefits from major assets (airport, aerospace hub, major urban projects, tramway extension) that support a diversified demand (student, family, and single-family homes). To achieve a real return, it is essential to master prices, rents, identifying the right neighborhoods, and pitfalls to avoid.
This article offers a 360° market overview for investing in real estate in Mérignac, relying exclusively on data available in the research report.
Mérignac, an economic engine at the gates of Bordeaux
Mérignac is not just a residential suburb of Bordeaux. It is the second-largest city in the Gironde department by population, with around 75,000 to 77,000 inhabitants according to recent sources, and a true economic engine of the metropolitan area.
The town hosts approximately 50,000 jobs, spread across over 1,500 businesses.
The consequence for an investor is direct: a constant flow of working professionals, engineers, managers, and technicians seeking housing, often as tenants initially. This employment pool, coupled with rising demographics (nearly 8% growth over five years according to some sources), explains why nearly half of households are renters, with a low vacancy rate (approximately 3 to 4.6% of housing).
The population structure is also favorable for rental investment: median age around 39–40 years, 29 to 30% under 25, 7% students, many young professionals, families, and retirees. This fuels demand for both studios, 2-bedroom, 3-bedroom apartments, and houses.
Accessibility that drives rental demand
Mérignac’s strength also lies in its accessibility. The city is located less than 10 km from central Bordeaux, with four direct accesses to the ring road. It is home to Bordeaux‑Mérignac Airport, the region’s main airport, serving over 90 to 100 destinations and generating nearly 7 million passengers annually pre-Covid, with over 650,000 associated overnight stays.
Bordeaux Métropole invested approximately 90 million euros in extending tram line A to the airport.
The town is also served by a dense bus network (around 120 daily buses) and has a regional train (TER) station connected to Bordeaux Saint‑Jean. Over 100 km of bike lanes, a “Maison du Vélo” (Bike House), and numerous park-and-ride lots complete this network.
For a landlord, this intermodality has two major effects: it significantly broadens the pool of potential tenants (Bordeaux employees, students, mobile professionals) and particularly adds value to properties located immediately near a tram stop or train station.
A living environment highly conducive to sustained demand
Investing in real estate in Mérignac also means betting on a quality of life that retains tenants. The city has made numerous efforts in terms of environment and services:
Discover the assets that make Mérignac a pleasant place to live, combining nature, culture, shops, and modern facilities.
Over 200 hectares of green spaces, a large green corridor spanning several hundred hectares, and eight eco-labeled parks (Bois de Burck, Parc du Teney, etc.). An ambitious renaturation policy with thousands of trees planted.
A substantial cultural budget (approximately 8 million euros per year) with major facilities: the Pin Galant auditorium, Krakatoa, a modern media library, and a neighborhood cinema (Mérignac-Ciné).
One of the largest shopping centers in the Bordeaux area with about 140 stores, a hypermarket, restaurants, and services, currently undergoing major urban transformation.
New flagship facility with a 50-meter Olympic pool, bleachers, a wellness area, aiming for 500,000 annual visitors.
Regarding education, the city has more than thirty schools (nursery, elementary, middle, high schools) and several specialized higher education institutions, particularly in aerospace (Institut de Maintenance Aéronautique, ENAC within the metropolitan area, etc.). This density of infrastructure reassures families and ensures sustained rental demand for houses and large apartments.
A solid but contrasted real estate market
Mérignac’s real estate market sits at an intermediate level between central Bordeaux and more distant peripheral towns. Data from various sources converge toward an overall median price around €4,100/m² in early 2026, with a wide range from €2,900 to over €5,200/m² depending on the sector and property quality.
To better understand price levels, we can summarize the most recurring order of magnitude.
Average price levels
| Property type / period | Average / median price per m² (approx.) |
|---|---|
| All properties (median 2026) | ~€4,134/m² |
| All properties (various averages) | €3,580 to €3,900/m² |
| Apartments (average) | €3,900 to €4,200/m² |
| Apartments (median) | €4,133/m² |
| Houses (average) | €3,800 to €4,200/m² |
| Houses (median) | €4,125/m² |
| New construction (median) | €4,452/m² |
| Old/Existing (median) | €3,629/m² |
Over ten years, prices have jumped by about 50% (over 47% between 2014 and 2022 according to some surveys). Over five years, the increase is still around 6 to 11% depending on whether you look at medians or averages, although a correction phase was observed between 2023 and 2024, with occasional decreases around -7 to -8%. Since then, the market has shown more stability and even small quarterly recoveries (+0.3 to +0.6% over 3 to 6 months).
The price gap for real estate can reach 30% between central Bordeaux and Mérignac, according to some recent sources.
Old, new, sizes: where are the best opportunities?
Price gaps are significant depending on the property’s condition, number of rooms, and type (house/apartment).
| Segment | Low range | Median / average | High range |
|---|---|---|---|
| Old/Existing (all properties) | ~€2,550/m² | ~€3,630/m² | ~€4,700/m² |
| New construction (all properties) | ~€3,870/m² | ~€4,450/m² | ~€5,460/m² |
| Studios / 1-bed (median) | — | ~€4,880/m² | — |
| 2-bed (median) | — | ~€4,620/m² | — |
| 3-bed (median) | — | ~€4,070/m² | — |
| 4-bed (median) | — | ~€4,000/m² | — |
Smaller units command a high price per m², but they also generate the best relative rents, improving gross yield. The price difference between new and old is clear: around 10 to 20% more for new residences (RT2012/RE2020 standards), but with the benefit of reduced notary fees (2.5 to 3%) and tax incentive schemes (Pinel, Pinel+, LLI, LMNP).
In Talence, older properties needing renovation can still be found between €3,000 and €3,500/m², particularly in the Burck neighborhood. Their revaluation after renovation offers significant potential. For instance, a 30 m² extension, completed for an estimated cost of €36,000, could generate a theoretical capital gain of up to €126,000.
A tight rental market, ideal for landlords
One of the major advantages when you want to invest in real estate in Mérignac lies in the intensity of rental demand. Rental market tightness is rated 10/10 in some rankings: the number of applicants far exceeds available supply, particularly for small and medium-sized units.
Rental figures confirm this dynamism.
Rental price levels
| Property type | Average monthly rent per m² (approx.) |
|---|---|
| All properties (general average) | €15 to €16/m² |
| Apartments | €16 to €18/m² |
| Houses | €13.7 to €15/m² |
| Studios (overall) | ~€450–600/month |
| 2-bed (overall) | ~€600–950/month |
| 3-bed (overall) | ~€700–1,400/month (apt./house) |
| Co-living (room) | ~€500–665/month |
Between 2022 and 2024, average rents per m² increased by about 3 to 4%, reaching around €16/m². In some segments or central neighborhoods, higher levels are observed, up to over €20/m².
On average, a rental unit finds a tenant in 13 days. Small units (1 and 2-bed) rent even faster, in 9 to 13 days. Larger units (3 and 4-bed) take a bit longer, between 21 and 28 days, which remains a very comfortable timeframe for a landlord.
The rental supply structure leans heavily toward small units, particularly sought after by students and young professionals:
| Housing type (rental stock) | Estimated share of supply |
|---|---|
| 1-bed / studios | ~32.5% |
| 2-bed | ~33.9% |
| 3-bed | ~17.2% |
| 4-bed and more | ~16.5% |
At the same time, nearly half of households are renters (approximately 48 to 53% according to sources) and vacancy is only around 4 to 4.7%. All this supports sustained rents and a low vacancy risk, provided you target suitable sectors and property types.
Yield: where does Mérignac stand?
The average gross yield in Mérignac’s residential market fluctuates between 4 and 6% depending on neighborhoods, property types, and sources. Many analyses place the yield around 4 to 4.6% for standard properties, with peaks of 5–6% in more affordable sectors or with more aggressive strategies (co-living, optimized furnished rentals, renovation of old properties).
We can summarize the gross yield levels as follows:
| Strategy / property type | Estimated gross yield |
|---|---|
| Standard apartment (2-bed/3-bed) long-term | ~4–4.5% |
| Moderate-price sectors (Le Burck, Les Pins…) | ~5% and above |
| Managed residence (example cited: EHPAD) | ~7.2% net / year |
| Short-term rental (Airbnb, etc.) | ~4.5–6% gross depending on occupancy rate |
The numerical example of a new 2-bed apartment of approximately 45 m² purchased for nearly €174,000 and rented around €720/month (i.e., ~€16/m²) gives a gross yield around 5%. Including charges, property tax, vacancy, and taxation, the net yield generally falls to around 3–3.5%, which remains decent in a large, dynamic metropolis.
For well-located studios and 2-bed older apartments, possibly renovated, the gross yield can be significantly increased. An effective strategy involves using the LMNP (Non-Professional Furnished Landlord) scheme or opting for co-living.
Focus on key neighborhoods for investing
Mérignac is divided into about ten major sectors, themselves subdivided into micro-neighborhoods. Not all have the same profile or prices.
Downtown: commercial and cultural heart
The downtown area has undergone a vast urban requalification: pedestrianization, renovation of the Saint‑Vincent church, creation of a large media library, a cinema, modernization of squares and commercial streets. It’s also where structuring projects are concentrated, like the Beaumarchais block (around 200 housing units, a 1,000 m² food hall, a mini urban forest, Monoprix, etc.).
Prices are logically high but remain below Bordeaux hyper-center:
| Downtown sector | Apartments | Houses |
|---|---|---|
| Downtown (average) | ~€3,500/m² | ~€3,800/m² |
| Premium sub-sectors (Piquey) | ~€3,500–3,800/m² | ~€4,450–5,150/m² |
Demand is driven by families, managers, but also young professionals seeking an urban life with everything within walking distance. Studios and 2-bed units rent very quickly, as do 3-bed/4-bed units near the tram, making this sector ideal for long-term investment, with moderate yield but good appreciation prospects.
La Glacière / Bourdillot / Mondésir: sought-after residential sector
Located on the edge of Bordeaux (near Caudéran and Saint‑Augustin), the La Glacière neighborhood has several sub-zones. Proximity to Pellegrin University Hospital, Bordeaux, and large parks (notably Parc Bourran) makes it a safe bet.
| La Glacière sub-sector | Apartments | Houses |
|---|---|---|
| La Glacière overall (average) | ~€3,980/m² | ~€5,050/m² |
| La Glacière–Bourdillot | ~€3,800/m² | ~€4,430/m² |
| La Glacière–Mondésir | ~€3,900/m² | ~€4,470/m² |
Prices for houses sometimes exceed €5,000/m², placing this sector in the high-end bracket, more suited to a long-term investment strategy than maximizing gross yield. However, demand there is stable and solvent, particularly for good-quality 3-bed/4-bed family units.
Arlac: mixed neighborhood, well-served
The Arlac neighborhood, very close to Bordeaux and the university campus (Carreire), combines older character housing, more recent residences, and cultural facilities (Krakatoa).
Prices remain slightly below downtown while still being sustained.
| Arlac | Apartments | Houses |
|---|---|---|
| Sector average | ~€4,000/m² | ~€3,950–4,200/m² |
With a tram stop, a TER station, and proximity to the university, Arlac is particularly interesting for studios and 2-bed units aimed at students, interns, young professionals. Yield can be above average by targeting small older units to renovate.
Capeyron / La Forêt / Les Pins: families and schools
Capeyron is a vast residential neighborhood, known for its good schools and green environment. It features many houses with gardens, but also apartment buildings.
| Sector | Apartments | Houses |
|---|---|---|
| Capeyron (average) | ~€3,600/m² | ~€3,580/m² |
| Capeyron‑La Forêt | ~€3,515/m² | ~€3,520/m² |
| Capeyron‑Les Pins | ~€3,870/m² | ~€3,460/m² |
| Les Pins neighborhood (overall) | ~€2,850/m² | ~€4,240/m² |
Les Pins stands out with a 12-hectare park, proximity to Bordeaux Lake, and decent bus service (direct line to Bordeaux in under 20 minutes). Rents there are attractive relative to purchase prices, with gross yields around 5% for some properties. It’s a sector to consider for those seeking a good price/yield compromise.
Le Burck: low prices, high yield
In the south of the town, Le Burck boasts some of the lowest prices per square meter in Mérignac, especially for apartments.
| Le Burck | Apartments | Houses |
|---|---|---|
| Estimated average price | ~€2,750–2,950/m² | ~€3,690/m² |
It features a mixed housing stock, with 1960s–80s buildings and single-family homes. Its proximity to Pessac center and the presence of the Bois de Burck make it a green corner, still undervalued compared to other sectors.
Average purchase price per square meter for older real estate in this sector favored by investors.
Beaudésert, Les Eyquems, Beutre: intermediate sectors
Other neighborhoods complete the picture:
Comparison of Mérignac’s main neighborhoods, including prices per m² and specific features of each sector.
Prices around €3,700–3,760/m² for houses and apartments. Intermediate profile with good proximity to business areas.
Primarily a single-family home area, near the airport (risk of noise pollution). Average prices: ~€3,650/m² (houses) and ~€3,700/m² (apartments).
Located to the west, between the ring road and airport. A single-family home neighborhood with moderate prices (around €3,000–3,200/m²), but somewhat isolated.
These sectors often offer slightly lower rents than downtown or La Glacière, but the price gap at purchase allows for targeting higher yields, for example by aiming for family 3-bed/4-bed units or 2-bed units for young couples.
Major projects boosting long-term value
Investing in real estate in Mérignac isn’t just about a snapshot of current prices. Ongoing major urban projects are determinant for anticipating future appreciation.
Marne‑Soleil / Mérignac Soleil: from commercial zone to urban neighborhood
The Marne‑Soleil project (often called Mérignac Soleil) is one of the largest renaturation and commercial zone transformation projects in Europe. Covering an area between 17 and nearly 70 hectares depending on the perimeter considered, the objective is clear: transform an “ocean of parking lots” into a true mixed-use neighborhood, with housing, shops, services, schools, and vast green spaces.
The ambitions are considerable:
Urban renewal project integrating housing, green spaces, soft mobility, and public facilities.
Construction of 1,100 to nearly 2,800 housing units depending on the phase, with a large share in social and affordable housing. About 400 units in controlled-access housing with prices capped at €2,500/m² incl. tax (including parking).
Creation of 22,600 m² of new or upgraded commercial and tertiary space to revitalize the neighborhood.
Planting of 13,700 to nearly 14,000 trees, creation of two large public parks. 77% of private lots will have planted ground.
5.6 km of bike lanes, renaturation of streets (avenue de la Somme, adjacent streets), and massive reduction of impermeable surfaces.
Creation of a future school and a medical center. Coordinated development with the extension of tram line A to the airport.
This type of project has two effects on investment: it creates attractive new supply, especially for those who want to benefit from schemes like Pinel, Pinel+, or LLI, and it restores value to the entire surrounding area in the medium term, transitioning from a purely commercial landscape to a complete living neighborhood.
Downtown requalification, Beaumarchais block, and downtown ZAC
In the downtown area, beyond completed renovations, several structuring operations strengthen residential attractiveness: Beaumarchais block, renovation of older blocks like Langevin, creation of a 1,000 m² food hall, a 1,500 m² mini urban forest, new shops, housing, and youth facilities.
For an investor, acquiring a property before a neighborhood fully takes off ensures sustained long-term rental demand and likely appreciation of its value.
Aéroparc, Cockpit, tertiary campuses
On the economic front, the Bordeaux Aéroparc program and the “Cockpit” project (a true industrial and tertiary village) reinforce Mérignac’s employment dimension, particularly in aerospace and high-tech. An investment plan of several hundred million euros is scheduled to modernize the airport and its surroundings, which sustains the need for housing for sector employees.
Groupama‑Gan, for example, brought together over 700 employees at its #Community campus in Mérignac, in a building with an ecological roof. These major corporate headquarters anchor the city as a leading tertiary hub in the metropolis.
New, old, furnished, tax incentives: which strategies to favor?
Mérignac’s market lends itself to several types of strategies, depending on your profile (long-term investment, yield, tax optimization).
Investing in new construction: Pinel, Pinel+, LLI, LMNP
Mérignac is classified in the Pinel zone (A or B1 depending on regulations), making new construction projects eligible for tax incentives for many investors looking to reduce their income tax.
Applicable schemes include:
– Pinel / Pinel+: Tax reduction proportional to the purchase price and lease duration (example of scale: 9% for 6 years, 12% for 9 years, 14% for 12 years under certain conditions)
– LLI (Intermediate Rental Housing): Commitment to rent for 15 years at moderate rents, with benefits like reduced VAT at 10% and possible property tax exemptions
– LMNP (Non-Professional Furnished Landlord): Accounting depreciation of the property and furniture, significantly reducing taxation on rental income
New construction prices in the sector average around €3,700 to €4,500/m² depending on the project.
New construction has several advantages: RE2020 standards, energy appeal for tenants (and compliance with future DPE constraints), reduced notary fees, simplified management in the first years. However, gross yield is often slightly lower than for older properties, due to the lack of a discount and a higher price per m².
Buying older property: property deficit, Malraux, LMNP
Older property remains the preferred hunting ground for those seeking higher yields and value increase after renovation. Several tax levers exist:
Discover the main advantageous tax schemes for rental investment in older real estate in Bordeaux.
Deduction of renovation costs (excluding construction) from rental income, with an annual cap deductible from overall income. Particularly interesting for highly taxed taxpayers.
Tax reduction of 22% or 30% on the amount of renovation work, for properties located in protected heritage sectors, often in the heart of the Bordeaux metropolis.
Depreciation of the property and furniture, while benefiting from a generally lower price per m² than new construction.
Renovation costs in Mérignac are in the same order of magnitude as elsewhere:
| Type of work | Indicative budget (€/m²) |
|---|---|
| Simple facelift | from €240/m² |
| Light renovation | from €490/m² |
| Full renovation | from €860/m² |
| Major / structural renovation | from €1,200/m² |
For a 70 m² apartment, a simple refresh costs around €17,500; for a 120 m² house, a full renovation easily exceeds €100,000. The state subsidizes some energy renovations via aids that can be checked on portals like Simul’aide.
This strategy is particularly powerful in neighborhoods like Le Burck, some sectors of Capeyron, Les Pins, or older micro-sectors of downtown and Arlac, where properties at €3,000–3,500/m² can later be sold or rented at renovated market price (sometimes €4,500–5,000/m²).
Furnished, co-living, short-term: boosting yield
In a very tight market driven by a young and mobile population, several rental models are well-suited to Mérignac:
In Mérignac, three strategies allow for optimizing rental income. With LMNP (classic furnished rental), on a 1-bed/2-bed, rents are 15 to 25% higher than unfurnished for a moderate investment of €5,000 to €8,000 in furniture, and the real tax regime allows neutralizing income tax via depreciation. Co-living, on 4-bed/5-bed or houses, increases total rents by 20 to 40% by targeting students or young professionals. Finally, short-term rental, driven by proximity to the airport and Bordeaux, shows an occupancy rate of about 80%, with gross monthly revenue potentially reaching €1,500 for a 2-person accommodation and €1,800 for a 4-person one.
However, these strategies require more management (cleaning, tenant turnover, marketing) and must be implemented in compliance with local regulations on tourist furnished rentals.
Additional costs: don’t underestimate local taxation
Net yield also depends on charges and taxes. In Mérignac, as elsewhere, several items must be included in the business plan:
Average amount of property tax, with municipal rates often above the average of comparable cities.
For acquisitions, notary fees must be added: approximately 7–8% for older properties, but only 2.5–3% for new construction. Numerical examples show that an older 3-bed at €287,250 incurs over €20,000 in notary fees, compared to less than €6,000 for new construction, significantly altering the total project cost.
Comparison with neighboring towns and major cities
To gauge the interest of investing in real estate in Mérignac, it is useful to compare with its surroundings.
| Town (houses / apartments) | Average price per m² (approx.) |
|---|---|
| Bordeaux | ~€4,800 / €4,450 |
| Talence | ~€4,690 / €3,930 |
| Pessac | ~€4,260 / €3,660 |
| Le Bouscat | ~€5,620 / €4,135 |
| Mérignac | ~€3,800–4,160 / €3,600–4,100 |
| Gradignan | ~€4,140 / €3,370 |
| Eysines | ~€3,880 / €3,600 |
Mérignac positions itself in the upper mid-range of the Bordeaux ring, but remains cheaper than central Bordeaux and some very affluent strongholds like Le Bouscat. The price differential, combined with a very important local employment pool, explains why many investors see it as a more rational alternative than central Bordeaux, where gross yields are often lower.
Compared to major French cities, Mérignac presents intermediate acquisition prices. To obtain a decent yield, it is advisable to adopt optimized management strategies such as the LMNP status, co-living, or targeted renovation.
Risks, points of vigilance, and mistakes to avoid
Like any dynamic market, investing in real estate in Mérignac is not without risks. Several points deserve particular attention.
The first point of vigilance is neighborhood choice: proximity to the airport is an economic asset, but also comes with noise pollution. Sectors directly under flight paths may see slightly discounted prices (8 to 12% less than downtown according to some analyses), and rental demand there is more segmented.
Housing rated F or G in the DPE (Energy Performance Certificate) is gradually being banned from rental in France. Investing in older property without budgeting for energy renovation risks making the property unusable within a few years.
Third aspect: local taxation, notably property tax, has increased significantly over the past decade. It is essential to include a prudent assumption for this item, lest the real yield be eroded.
Finally, the context of higher interest rates than in the mid-2010s requires careful calibration of financing. Negotiation on purchase price (often around 5 to 10% off the listed price) remains possible, especially in a market where transaction volume has dropped by about 60% in two years. The average time to sell (a little over 60 days) and the price drop observed between 2023 and 2024 reflect a slightly more favorable balance of power for the buyer than during the euphoric period.
Investor profiles: which scenario for which objective?
Depending on your profile and objectives, the strategies will differ.
A long-term investor, primarily seeking to secure capital and prepare for retirement, would benefit from focusing on 2-bed/3-bed apartments in central sectors, Arlac, or La Glacière, or even on houses in sought-after residential neighborhoods (Capeyron, Chemin Long, Les Eyquems). Gross yield will revolve around 3.5–4.5%, but with solid appreciation prospects and very limited rental risk.
To maximize rental yield, focus on more affordable neighborhoods like Le Burck, certain sub-sectors of Capeyron or Les Pins. Prioritize buying older properties to renovate, co-living, or investing in furnished rentals. This strategy can achieve gross yields of 5 to 6%, but it requires more management work and careful monitoring of renovations.
A highly taxed investor, looking for tax optimization, can leverage Pinel/Pinel+ schemes in new projects in Marne‑Soleil or other residences, or the property deficit for older properties, or LMNP in managed residences (senior residences, student housing), where net yields of around 4.5 to over 7% are sometimes advertised, with guaranteed rents.
Conclusion: Mérignac, a comprehensive but demanding market
Investing in real estate in Mérignac means entering an already mature market, where price increases over the last ten years have been spectacular, but where the fundamentals remain very solid: demographic growth, major economic weight, tight rental market, major urban projects, excellent transport links.
Prices per square meter, while sustained, remain below those of central Bordeaux, which still leaves room for rational acquisitions, particularly in older properties to renovate and in some still undervalued neighborhoods. The diversity of tenant profiles (students, young professionals, families, seniors, aerospace managers) offers a wide range of possible strategies, from high-yield furnished studios to high-end family homes.
The key is not to be blinded by flattering labels (best city to invest in, most attractive city, etc.), but to build a precise investment plan: neighborhood choice, detailed rental analysis, anticipation of renovation work, integration of local taxation, choice between new and old, management mode.
With this rigorous approach, Mérignac can form a cornerstone in a long-term investment strategy for the Bordeaux metropolitan area, offering what most investors seek: a good compromise between yield, security, and long-term appreciation potential.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
