A flat is not valued in the same way as a house. In Mont-de-Marsan, completed 2025 sales even place the flat median above the house median. Here is what that figure means, what it does not mean, and the six features that really shift a flat's value.
The starting point: €2,141/m²
DGFiP's property-value data record registered property transactions. They do not describe asking prices, but agreed sale prices.
In Mont-de-Marsan, the flat median is €2,141/m², based on 213 transactions recorded from 1 January to 31 December 2025. For houses, it is €2,012/m² across 277 transactions.
In August 2026, the latest complete annual DVF dataset available is for 2025. The median prices above cover transactions recorded from 1 January to 31 December 2025; they describe completed sales, not an instantaneous market price in 2026.
As an indication, MeilleursAgents placed flats in the town at around €2,057/m² on 1 July 2026. These figures include asking prices that have not necessarily resulted in a sale.
For local context, also see the Mont-de-Marsan property price reference points.
Why flats have a higher price per m² than houses
This is the first surprising point, and there is nothing unusual about it.
The price per square metre naturally rises as floor area falls. A 55 m² flat and a 110 m² house cannot be compared on price per m² alone: an important share of a home's value — the kitchen, bathroom, connections and windows — does not depend on its floor area. Spread across fewer square metres, that share raises the unit price.
A flat can therefore have a higher median per m² than houses without its total price being higher. A higher median per m² says nothing about the final amount of a transaction, which depends first on floor area.
This is also why applying a town-wide “average” price per m² to a flat often produces an unrealistic result in either direction.
What a median does not tell you
A median based on 213 transactions is a solid town-wide reference point. It says nothing about your individual flat. For a broader view, the article on house prices in Mont-de-Marsan in 2026 explains how town-wide data are used.
Six features shift a flat's value much more than floor area, and none appears in a price per m²:
Floor level and the presence of a lift. A third-floor flat without a lift and one with a lift do not appeal to the same buyers. The gap widens from the second floor, and the absence of a lift reduces the number of potential buyers, especially on higher floors.
Service charges. This is the most underestimated factor. A buyer considers the total monthly cost, not only the purchase price. Two identical flats whose service charges differ by €80 per month will not sell for the same amount: over twenty years, the difference represents a meaningful share of the property's value.
Works approved or expected at a general meeting. Façade renovation, roof, lift or compliance work. An informed buyer deducts their share from the offer. A seller who discovers these calls for funds during negotiation is placed at a disadvantage.
The energy performance diagnosis. G-rated homes have been excluded from rental since 2025; F-rated homes will be from 2028. This concerns neither purchase nor renovation, but substantially reduces their appeal to a buy-to-let investor — and changes every buyer's calculation, because the cost of future work is reflected in the offer.
Parking. In Mont-de-Marsan, a private parking space or garage is a clear differentiator, particularly near the town centre.
Orientation and overlooking. Two flats in the same building, with the same floor area and on the same floor, may have substantially different values depending on whether they face a busy road or a quiet courtyard.
Why online valuation tools make more mistakes with flats
An automated tool combines an address, floor area and property type. For a house, the approximation is often still usable.
For a flat, it fails more often because the six factors above are invisible to a database. Floor level, charges, the condition of the co-ownership and overlooking do not appear in public data. Two flats that look identical on paper, in the same building, may legitimately sell tens of thousands of euros apart.
This is why a flat appraisal without a visit is of little value — and why I do not offer one.
How I value a flat
The method begins with completed sales, then adjusts for the characteristics of the property.
Comparable local transactions, giving priority to the same type of building and floor-area bracket rather than the whole town.
The visit, to identify what no database contains: actual floor, natural light, condition of common areas, orientation and possible nuisance.
Co-ownership documents: service charges, minutes of recent general meetings and approved works. This is often where the difference between the hoped-for price and the achieved price is decided.
Current competition when the property is listed: how many comparable properties are being offered, and for how long.
The appraisal is free, without obligation, and supplied as a written, reasoned report. The first step is a free on-site appraisal.
Sources
- Property value data (DVF), DGFiP — 2025 Mont-de-Marsan town file, 2025-12 snapshot.
- Method reproduced: sales, off-plan sales and auctions concerning one property only, excluding ancillary premises; exclusion of prices per m² that cannot be calculated or are at least €100,000; unweighted median. See the DVF Statistics dataset and its public pipeline.
The portal estimates quoted as an indication are not linked because their pages are recalculated monthly and their values would diverge from those quoted here.
