Espèche has 42 inhabitants. Prices, land, energy certificates and planning rules, based on notarial sales and public data.
One point of contact for your whole search. We work with local agencies and with private sellers: we track every property for sale and ask agencies for those not yet online. No need to call every agency one by one. And if you wish, we contact the seller or the selling agency for you. We represent you: viewing, questions about the property, offer and negotiation, using nearby sales and the cost of works as arguments. Property sold by an agency: its fees are shared with us, you pay nothing extra. Property sold privately: our fee scale, only if you buy. Describe my project →
See also: all towns
Compared with nearby sales of the same type and similar size, with the effect of its energy rating and the real cost of works to improve it.
14 sales of houses of similar size signed since June 2024, within 400 m of a point in the middle of your street. Prices brought to 2025 levels with the departmental index of existing-home prices (Fonciris). Range between the first and third quartiles of prices per m², weighted by distance, size, number of rooms and date of sale.
Financed at 100% over 20 years, €77,000 cost €356 a month at the end-2021 rate (1.1%), against €441 today (3.4%), i.e. +24%. With the 2021 monthly payment, a buyer can now only finance €62,000.
Your property Comparable sales · circles every 100 m
| Date | Address | Area | Rooms | Land | Price | €/m² | EPC | Distance |
|---|
Prices since 2021, most sought-after properties, sale details, streets and the town’s planning rules, based on notarial sales and public data.
About 2 houses and flats sell there each year. The town has about 51 homes, 100% of them houses; 65% date from before 1946 and 18% from after 1990. Prices across Hautes-Pyrénées →
sales from 2021 to 2025
40.5 per 1,000 inhabitants
of certificates issued since 2021
flat, service charges included (rent map 2025)
Too few building-plot sales for a reliable price (0 in five years).
Other land sold on its own (gardens, fields, meadows, woodland, business land or outside residential zones): 7 sales, €4,893 median, all sizes. Not to be confused with building land.
Building land: a plot classed as “building land” by the tax authorities, or located in a residential urban zone of the local plan. Notarial sales of land alone, 2021 to 2025.
Lannemezan · Bagnères-de-Bigorre · Barbazan-Debat · Soues · Séméac · Odos · Aureilhan · Tarbes · Saint-Lary-Soulan · Juillan · Lourdes · Ossun
Age, materials, empty homes, social housing and ground: the town's housing stock, building by building, so you know what you will be viewing.
of which 100% in detached houses
median year of construction
of residential buildings (clay shrink-swell)
Share of homes by the building's year of construction.
Main wall material declared to the tax authorities. Mixed houses (stone and brick, for example) count under the first traditional material listed.
Older buildings dominate (65% of homes date from before 1946): thick walls, generous volumes, but roof, damp, wiring and insulation are the items to check before buying.
Source: national buildings database (BDNB) by CSTB, 2026-02.b release, Open Licence. It cross-references land registry files, ADEME energy certificates, the social housing register and Géorisques. Vacant homes: LOVAC (DGFiP, Cerema, Ministry of Ecological Transition), private housing as of 1 January 2025. Figures rounded.
When rates rise, each monthly payment buys fewer square metres. Buyers become scarcer, sales fall and prices stop rising. Here is what European Central Bank figures and sales in Espèche show.
The ECB raised its three key rates by 0.25 point on 10 September 2026. Banks are passing it on: the average mortgage rate reached 3.40% in September (+0.09 point in one month) and 20-year rate sheets exceed 3.60% in October. Next ECB meeting on 29 October 2026.
Sources: European Central Bank (3- and 12-month Euribor, monthly averages up to September 2026; household borrowing cost for home purchase in France, new loans); DVF, sales of houses and flats in the town, yearly median when at least 6 sales are available.
When banks lend at more than 3%, two levers help a buyer finance a property: making banks compete through a broker, or doing without a bank through a deferred-payment sale, where the seller provides the credit.
A broker compares offers from many banks and negotiates the rate, borrower insurance and arrangement fees. I work with a Pretto broker (Finspot, ORIAS no. 17,000,916): fees of €1,890 + 0.3% of the amount borrowed for a standard application, paid only if the loan is signed.
Transparency: I may be paid by Pretto for the introduction.
The same techniques don't pay off everywhere. Each card shows what local sales reveal.
Tick what describes your property. The list updates with the options worth studying. This is a first screening, not a study: the local plan, the co-ownership rules and the building's condition then decide.
Tick at least one box to see the techniques that apply.
The general rules that apply everywhere, gathered on reference pages.
Since 2023, an energy audit has been compulsory to sell a house rated F or G, and since 2025 one rated E. These audits cost the works step by step. We used those from the area to give real costs, not national averages.
| Works for a house | Median cost per m² | For 100 m² | Audits |
|---|---|---|---|
| F-G → E | €261 | €26,100 | 710 |
| F-G → D | €286 | €28,600 | 704 |
| F-G → C | €404 | €40,400 | 685 |
| E → D | €243 | €24,300 | 402 |
| E → C | €262 | €26,200 | 401 |
| Flat F-G → D | €251 | €16,315 (65 m²) | 27 |
Share of audits that include each item in the steps leading to rating D. An audit usually combines several.
Median saving: €1,900 a year, for energy use cut by 61%. With median works of €25,600, the saving pays back the works in about 13 years, before grants.
Standard bill calculated by the auditor (EPC method, standard use), median of 925 audits. The real bill depends on occupancy and energy prices.
Share of F or G houses whose insulation the auditor judges inadequate.
Main heating: gas 53%, oil 21%, electricity 18%, wood 7%.
Buy a flat to renovate, bring it up to standard, let it and hand over the management. The calculator starts from real sale prices and the town's market rents; adjust each line.
Advertised rent including service charges, before void periods and tax. These are benchmarks: each property is costed on quotes.
I help you choose the property based on real local sales, get the works costed, then find and move in the tenant. The tenancy is then managed by my partner Ma Gestion Locative.
Before any works, division or change of use, three documents decide: the local plan (PLU), the heritage area and the risk-prevention plan.
They come on top of national grants (MaPrimeRénov', energy-saving certificates) and cannot always be combined. Never start works before approval.
Source: ANIL, local grants for works, sheets updated in 2026, and local authority websites. Indicative amounts: limited budgets, rules renewed every year. For free advice: France Rénov' and the ADIL of Hautes-Pyrénées.
The Denormandie scheme is for individuals who buy an older home to renovate, or premises to convert into housing, in an eligible town, then let it unfurnished for 6, 9 or 12 years. Espèche is not currently one of the eligible towns: the scheme is reserved for Action Cœur de Ville towns and towns that have signed a territorial revitalisation agreement (ORT). The rules below apply to a neighbouring eligible town. The scheme is open until 31 December 2027.
| Letting period | Total reduction | Per year |
|---|---|---|
| 6 years | 12% | 2% |
| 9 years | 18% | 2% |
| 12 years | 21% | 2% then 1% |
Calculated on the total cost of the project, up to €300,000 a year and €5,500 per m² of living space. A 6-year commitment can be extended twice by 3 years, a 9-year commitment once by 3 years.
| Tenant income, zones B2 and C | Cap 2026 |
|---|---|
| Single person | €32,530 |
| Couple | €43,439 |
| + 1 dependant | €52,239 |
| + 2 dependants | €63,066 |
| + 3 dependants | €74,189 |
| + 4 dependants | €83,611 |
Reference taxable income for the year before last. 2026 rent cap in zones B2 and C: €10.26 per m² per month excluding service charges, multiplied by a size coefficient (0.7 + 19 ÷ area, at most 1.2).
Indicative estimate. The reduction cannot exceed the tax due and counts towards the overall cap on tax breaks (€10,000 a year). Have your project checked by a notary or a tax adviser.
If your property needs renovating, it is a target for Denormandie investors. Highlighting eligibility, a quote for works and the possible capped rent helps a buyer decide without you having to do the works yourself.
A ground-floor shop or a garage converted into a home is eligible. Depending on the town, this can be combined with a local grant for bringing empty homes back into use: see the Grants section, subject to each grant's rules.
On 8 October 2026, the National Assembly finance committee adopted amendments to the 2027 finance bill extending Denormandie until 31 December 2030. It has not been voted yet: 31 December 2027 remains the date in law.
Sources: Service-Public.fr (sheet F35011, updated 11 March 2026), BOFiP 2026 ceilings, ABC zoning in force since 26 June 2026 (data.gouv.fr), law no. 2024-322 of 9 April 2024, Immo Matin of 12 October 2026.
Living far away, investing, or moving back to the area? We search for you, an adviser from the network sees each shortlisted property in person, and you receive their price analysis. You only travel for the properties worth the trip.
Before viewing, check the price of the listing you like: is this property fairly priced?
Property sold by an agency: its own fees apply, shared with us; you pay nothing extra. Property sold privately: fees incl. VAT paid by the buyer, calculated on the net price to the seller, excluding notary fees, payable on completion.
| Purchase price | Fees incl. VAT |
|---|---|
| Purchase price under €100,000 | €6,900 incl. VAT |
| Under €200,000 | €7,900 incl. VAT |
| From 200,000 to €300,000 | 6% incl. VAT |
| From 300,001 to €1,000,000 | 5% incl. VAT |
| From 1,000,001 to €2,000,000 | 4% incl. VAT |
| Above €2,000,000 | 3% incl. VAT |
After buying a rental property: listing with photos and 3D tour, advertising, viewings, checking applications and choosing the tenant with you.
For a Denormandie investment, the rent and the tenant's income are checked against the zone's caps.
For day-to-day management, we work in partnership with Ma Gestion Locative (MGL): once the tenant is found and moved in, MGL takes over managing the tenancy.
We publish the projects of the buyers we support. Offer your property: we check its price against nearby sales and present it to the buyer concerned, at no cost to you.
We also work with property dealers looking for projects: offer your property as it is, without any particular detail, and we pass it on to the right people.
Before making an offer, you need to know what the property is worth here: actual recorded sales nearby, the effect of its energy rating (EPC), the cost of works, the planning rules for the plot. I go through this analysis with you, and an adviser from the network can visit it for you.
Property adviser, 5 Ter rue Notre Dame, 03100 Montluçon, France. Phone: 06 01 71 39 91 (from abroad: +33 6 01 71 39 91). Email: contact@allier.immo.
Publication director: Frédéric Riot.
Sales and letting mandates are signed in the name of SARL Agence.immo, represented by its manager Jérémy Jaujard, share capital €100,000, 8 rue de Balzac, 37,000 Tours, France. SIRET 793,466,996 00014, VAT FR48 793,466,996.
Professional licence CPI 3701 2,018,000,027,034 issued by the Touraine Chamber of Commerce (CCI). The company may not receive or hold any funds, bills or assets other than those representing its fees or commission. No financial guarantee. Professional liability insurance: Allianz, policy no. 49,911,793, 24 rue Victor Hugo, 37,000 Tours, France.
Consumer mediator: Médiation Vivons Mieux Ensemble, 465 avenue de la Libération, 54,000 Nancy, France, mediation-vivons-mieux-ensemble.fr.
Search mandates, exclusive for 3 months, are signed in the name of Chasse.immo, share capital €100,000, 8 rue Honoré de Balzac, 37,000 Tours, France, SIREN 793,466,996, RCS Tours, a brand of the solution.immo group, agence.immo network (professional licence CPI 3701 2,018,000,027,034, Touraine CCI). Website: chasse.immo.
Fees are paid by the buyer, only if the purchase goes through, according to the scale shown on this site; if the property is sold by an agency, that agency's fees apply and are shared, at no extra cost to the buyer.
Frédéric Riot works in property as an umbrella employee (portage salarial) of IMMOPORTAGE, SASU with share capital €10,000, 84 voie du Toec, 31,300 Toulouse, France, RCS Toulouse 925,371,296, a company of the 2iGroup group. His professional liability is covered by the insurance taken out by Immoportage.
Hostinger International Ltd, 61 Lordou Vironos Street, 6023 Larnaca, Cyprus. hostinger.com.
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Public data reused under the French Open Licence: notarial sales records (DVF, DGFiP), energy performance certificates and audits (ADEME), rent map (Housing Ministry), interest-rate series (European Central Bank, Banque de France). Valuations are indicative and are not a formal expert appraisal.