The fourth largest city in France, just behind Lyon, with 437,700 inhabitants, is acknowledged as a science and technology centre at European level, focusing on aerospace, aeronautics and IT. Not content with excelling in spearhead industries, the city renowned for its Airbus production also hosts a university founded in 1229, now with 97,000 students.

Home to 891,000 people, the urban area of Toulouse boasts the highest population growth in France. Executives, engineers or technicians, the newcomers arrive from the neighbouring “départements” of L’Ariege, L’Aude, L’Aveyron, Le Gers, Le Lot, Le Tarn and Les Hautes-Pyrénées. In this, the third largest student commune in the country, 45 % of the population is under 29 years old. The capital of the Haute-Garonne took second place in national rankings in terms of quality of life in 2005 and 2008. And the historic heart of the city is, undoubtedly, its most alluring attraction.
“This neighbourhood, which can be crossed on foot in 15 minutes maximum, includes big squares such as the Places du Capitol, Saint-Georges, Wilson, Dupuy, Saint-Etienne, Les Carmes and Le Grand-Rond,” says Marie-Cécile Augeyrolle of Oracle Immobilier. If the various areas all benefit from the same amenities and transport services, tranquillity and the presence of parks or gardens mark their difference. Charm and good schools, including Fermat, often compensate for the lack of parking facilities, a chronic problem in the hyper centre. Saint-Etienne, Ozenne and Les Carmes attract the local middle-class, fond of peacefulness and properties of character. Houses built of terra-cotta bricks from the 17th century onwards, characterized by their high ceilings and moldings, change hands, unless they are really exceptional, from 2,800 to 4,300 €/m2. Currently, one would have to fork out over 6,000 €/m2 for a refurbished mansion on the Rue de Metz, or an apartment in the new Saint-Anne development, signed Cogedim. Ready to pay from 2,800 to 3,800 €/m2, dynamic young executives flock to Wilson and Saint-Georges, known for their cinemas, boutiques, bars and restaurants. Around Le Capitol, ie. on the Rues des Lois, Pargaminières or Saint-Rome, the atmosphere is always lively. Similarly, Place Saint-Pierre and the Quais Lombard enjoy the great advantage of a view of the Garonne. Students, enrolled in law, AES, economics, the Fine Arts, at the Ecole Superieure de Commerce or the Institut d’Etudes Politiques, choose this address, just like investors and senior citizens. Overall, its prices are comparable to those cited above. Arnaud-Bernard and the Cité Administrative are, however, less expensive. At the junction between Boulevards Lascrosses and Carnot, not far from the Basilique Saint-Sernin, Les Chalets and La Concorde attract retirees and the upper socio professional categories, albeit to a lesser extent. Next to the Jardin des Plantes and Grand-Rond, Le Busca is home to houses built in the 19th and 20th centuries : living space of 180 m2 with a garden, sometimes benefitting from a pool, ranges from 600,000 to 800,000 €, while 300 m2 requires a budget of over 1 million euros. Served by the Metro and linked to the centre by the Pont-Neuf, Saint-Cyprien plays host to modest households who appreciate the market and friendly atmosphere. Buildings dating back to the 1970’s, whose sole attribute consists of generous surface areas, post prices from 2,000 to 3,200 €/m2.
The market’s clean-out, the correction in prices and lower interest rates are enabling the average worker to acquire a home, especially at Saint-Michel. “Despite the crisis, the hyper-centre of Toulouse is holding up well,” notes Marie Charles of Propriété Privée. “Choice is limited, demand very steady.” Demanding and well-informed, clients make sure the property proposed is really worth its asking price. Any defects inevitably affect its value. Unhurried in their decision-making, buyers systematically compare and negotiate. However, sellers are not yielding to pressure and do not hesitate to reject audacious offers. Reductions of 20 to 30 % have more to do with advertising decoys than reality, as long as the estate-agent does a thorough job beforehand to arrive at an estimate. Business seems to be picking up. At St-Etienne, a 2-bedroomed apartment in need of renovation recently found a taker at 3,500 €/m2, after being on the market for only two weeks. A studio of 32 m2 near Le Capitole changed hands at 115,000 €, and an apartment of 98 m2 with 4 main rooms, tastefully restored and situated in a quiet street next to Boulevard Carnot, sold for 342,000 €. Finally, a house of 150 m2 at Les Chalets, in excellent condition and offering a small garden, was snapped up within 24 hours at 505,000 €.