Houses by size
since July 2021| €/m² | median price | sales | |
|---|---|---|---|
| under 80 m² | €1,832 | €110,520 | 256 |
| 80 à 110 m² | €1,954 | €170,000 | 235 |
| 110 à 150 m² | €1,806 | €228,775 | 168 |
| over 150 m² | €1,801 | €335,250 | 99 |
Vichy has 25,115 inhabitants. Houses sell for a median €1,905/m². Prices, land, energy certificates, planning rules and plot potential, 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 homes, sales detail, streets, planning rules and plot potential in the town, based on notarial sales and public data.
286 sales since July 2024
sales since July 2021
2024-2025 compared with 2021-2022
26.1 per 1,000 inhabitants
1047 sales since July 2024
300 to 1,500 m², 8 sales in 5 years
of certificates issued since 2021
service charges included, rent map 2025
Sales over the last two years show what buyers really buy in Vichy: top of the list, 2-room flats (26%), 3-room flats (24%) and flats with 4 or more rooms (15%). For a buyer, these are the most contested properties; for an investor, the easiest to resell.
| Property type | share of sales | size | price | €/m² | land |
|---|---|---|---|---|---|
| 1-bedroom flat (T2) | 26% | 44 m² | €73,000 | €1,744 | – |
| 2-bedroom flat (T3) | 24% | 65 m² | €114,000 | €1,744 | – |
| Flat, 3+ bedrooms (T4+) | 15% | 85 m² | €166,000 | €1,905 | – |
| Studio (T1) | 13% | 28 m² | €51,000 | €2,070 | – |
| 4-room house | 6% | 84 m² | €154,000 | €1,932 | 170 m² |
| House, 3 rooms or fewer | 6% | 60 m² | €114,000 | €2,018 | 140 m² |
| 5-room house | 5% | 106 m² | €205,000 | €1,826 | 180 m² |
| House, 6 rooms or more | 4% | 140 m² | €274,000 | €1,931 | 210 m² |
1,330 sales of houses and flats where the number of rooms is known; median values. Notarial sales (DVF), street without house number.
| €/m² | median price | sales | |
|---|---|---|---|
| under 80 m² | €1,832 | €110,520 | 256 |
| 80 à 110 m² | €1,954 | €170,000 | 235 |
| 110 à 150 m² | €1,806 | €228,775 | 168 |
| over 150 m² | €1,801 | €335,250 | 99 |
| Land | price | sales |
|---|---|---|
| under 600 m² | €186,575 | 352 |
| 600 à 1,200 m² | €192,138 | 16 |
| 1,200 à 2,500 m² | €260,000 | 8 |
Large plots are often further from the centre: the gap reflects both size and location.
| Area | median price | €/m² | sales |
|---|---|---|---|
| under 500 m² | €190,000 | €383 | 3 |
| 500 à 800 m² | €53,000 | €84 | 3 |
| 800 à 1,200 m² | – | – | 2 |
| 1,200 à 2,500 m² | – | – | 2 |
| over 2,500 m² | – | – | 2 |
Other land sold on its own (gardens, fields, meadows, woodland, business land or outside residential zones): 17 sales, €108,000 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.
| Rating | €/m² | sales |
|---|---|---|
| A, B or C | €2,242 | 60 |
| D or E | €1,862 | 247 |
| F or G | €1,587 | 101 |
A house rated D or E sells for +17% per m² compared with one rated F or G: that is the starting margin of an energy renovation, before the cost of works.
| €/m² | sales | |
|---|---|---|
| under 35 m² | €1,871 | 458 |
| 35 à 55 m² | €1,634 | 803 |
| 55 à 80 m² | €1,560 | 952 |
| over 80 m² | €2,004 | 514 |
| Rue | €/m² | sales |
|---|---|---|
| Bd Mal De Tassigny | €3,828 | 30 |
| Rue Saint Dominique | €2,892 | 7 |
| Rue Du Massif Central | €2,816 | 9 |
| Rue De Lisbonne | €2,758 | 10 |
| Rue Sornin | €2,734 | 12 |
| Rue | €/m² | sales |
|---|---|---|
| Rue Des Prairies | €1,107 | 12 |
| Rue Des Albatros | €1,105 | 11 |
| Bd De La Resistance | €1,089 | 6 |
Streets with at least 5 sales since July 2021.
We screened every plot in Vichy: local-plan zone, area, buildings, street frontage, easements and energy certificates.
built plots with at least 30 m of street frontage and 500 m² free
500 m² free at the back, 3.50 m access possible
over 2,500 m² free: several lots possible
plots without buildings in a residential zone
EPCs issued since 2021, matched to their plot
First automatic screening: the zone regulations, access, utilities, any estate covenants and neighbouring plots with the same owner then decide. Splitting off a plot: the method →
Cusset · Bellerive-sur-Allier · Abrest · Creuzier-le-Vieux · Saint-Germain-des-Fossés · Saint-Yorre · Vendat · Hauterive · Saint-Rémy-en-Rollat · Le Vernet · Brugheas · Charmeil · Creuzier-le-Neuf · Espinasse-Vozelle · Saint-Sylvestre-Pragoulin · Serbannes
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 21% in detached houses
median year of construction
of private housing, of which 7% empty for more than 2 years (1 January 2025)
of homes, according to the social landlords' register
163 sales of whole buildings or of several flats sold together, from 2021 to 2025. Median price: €221,000 for 4 flats and 165 m² of living space, i.e. €1,330/m² and €55,000 per flat.
42 also included a commercial or business unit; 135 were sold as a single block, not split into co-ownership lots.
Notarial sales (DVF) of at least 3 flats, or 2 flats and a commercial unit, for a single price, without a house. Prices and areas as recorded; the area counts the flats only.
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.
11 disused sites listed in the national brownfield inventory: former industrial, commercial, public or farm sites. Land to redevelop, sometimes contaminated.
All brownfields in the département →
Source: Cartofriches (Cerema); names open the aerial view of the site on the Géoportail. Sites owned by private individuals are not detailed; sites from pollution inventories are not all verified.
In Vichy, 1,532 private homes have been empty for more than two years. Behind these figures there is often a situation that is stuck:
Empty-home figures in Vichy, year by year →
I work with buyers looking for these properties, including ones to renovate: private buyers, investors, property dealers. I give you a valuation based on real sales in the neighbourhood and the cost of works, then a suitable solution: a sale to a buyer who is searching (MandaO method: buyers' offers set the price), a deferred-payment or viager sale, or letting it again with management handled by Ma Gestion Locative.
Older buildings dominate (55% of homes date from before 1946): thick walls, generous volumes, but roof, damp, wiring and insulation are the items to check before buying.
7% of private homes have been empty for more than two years: supply exceeds demand, which leaves room to negotiate, and many of these properties need work. Some are not on the market: their owners can be approached.
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 Vichy 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.
INSEE census figures for the main town, and what they mean for selling, buying or investing.
Source: INSEE, full profile of the town of Montluçon (03185): 2023 census, Filosofi 2023 for living standards and poverty. Figures for the central town only, boundaries as of 1 January 2026.
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.
Ranked by the scale of works, the planning permission needed and the professionals involved. Each sheet shows, backed by real sales, in which areas the technique pays off and in which it doesn't. See the detailed ranking →
For any property that looks dated, cluttered or poorly presented in photos.
Full sheet and areas → T2For a large living room, a spacious closed kitchen, a badly placed study. The typical case: a large 2-room home that can become a 3-room home.
Full sheet and areas → T3For homes rated E, F or G, and for those whose EPC predates 2026.
Full sheet and areas → T4For a top floor under the roof, a house with an attic, a flat next to another unit or a cellar.
Full sheet and areas → T5For a garage, a barn, a workshop, offices or an empty ground-floor shop.
Full sheet and areas → T6For a house with a large garden, especially one that borders a road or lane. Also known as BIMBY (“Build in my backyard”).
Full sheet and areas → T7For a large house, a large older flat, a small building sold as a whole.
Full sheet and areas → T8For a house with room on the plot, or a building where the local plan allows extra height.
Full sheet and areas →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.
The general rules of the French Planning Code. Your local plan may be stricter: the town hall planning office always confirms before you apply.
| Project | Permission | Rule of thumb |
|---|---|---|
| Partition wall, new room inside | None | Unless the façade changes or the property is in a protected area. In a co-ownership building, the owners' meeting may have to vote if common parts are affected. |
| Roof window, façade change | Prior declaration | Any change to the external appearance. |
| Extension in an urban zone of a local plan | Declaration up to 40 m² Permit above | Permit and architect as soon as the total area exceeds 150 m² after works, even under 40 m². |
| Extension outside an urban zone or without a local plan | Declaration from 5 to 20 m² Permit above | Same 150 m² threshold for the architect. |
| Change of use (garage, shop → home) | Prior declaration or permit | Permit if the façade or load-bearing structure is altered. |
| Dividing land to build | Prior declaration or development permit | Development permit if roads or shared spaces are created, or in a protected area. |
Third-party appeal period: two months from when the permission is displayed on site. Wait for this period to end before selling a property whose value depends on the permission.
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 Allier.
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. Vichy is an Action Cœur de Ville town: it is one of the eligible towns. 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.
Added value is measured net: what you gain on the sale price, minus works, costs, tax and time. Three things to check before any quote.
The sale of your main residence is exempt from capital gains tax. A second home or rental property is taxed, with allowances based on how long you have owned it: exempt from income tax after 22 years and from social charges after 30 years.
Works carried out by contractors, with invoices, reduce the taxable gain.
Buying, renovating and reselling several properties in a short time can lead the tax authorities to treat you as a property dealer, with business taxation. A one-off project on your own property is not affected.
If in doubt, a notary or accountant can settle it before the sale.
Asbestos survey before works if the building permit predates 1 July 1997. Lead to check for before 1949. Electrical installation over 15 years old: inspection required on sale.
Ask for three quotes on the same specification, check each tradesperson's ten-year liability insurance, pay only a limited deposit and sign a formal handover report.
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.