🏙 Property in Caen (14000)

Caen has a population of 109,400, a density of about 4,257 inhabitants per km². Flats sell there at a median price of €3,000/m² (2025) and are advertised for rent at around €13.8/m² per month, an indicative gross yield of about 5.5%. Between 2022 and 2025, advertised rents are up by 17.7%. The overall property tax rate on buildings (taxe foncière) is 52.64% in 2025, up by 0.54 point compared with 2021. The average reference taxable income per household is €27,457 (2024), and 44% of households pay income tax. Of the energy performance certificates (DPE) issued for flats in 2025, 5.7% are rated F or G. Caen has had 17 natural disaster declarations since 1982, 15 of them for floods or mudslides. The national register lists 1,823 registered co-ownerships (100,986 units).

📰 Caen at a glance

Département: Calvados (14) · Region: Normandie

Size and profile

Caen has a population of 109,400: it is one of the largest municipalities in its département, where the median is 432 inhabitants. Population density there is 4,257 inhabitants per km²: a dense urban profile.

Rents and prices

At €13.8/m² per month, the advertised rent is in the top quarter of its département (median: €11.2/m²). Between 2022 and 2025, the advertised rent has risen by 17.7%, faster than the median of the municipalities in its département (12.5%). The median price of flats sold is €3,000/m² (2025), below the département median (€3,115/m²).

Incomes and taxation

The average reference taxable income per household (€27,457 in 2024) is well below the median of the municipalities in its département (€34,706). It has risen by 14.7% since 2018, more slowly than the département median (23.1%). 44% of tax households there pay income tax, against 51% for the median of the municipalities in its département. The overall property tax rate (52.64%) is 7.7 points higher than the département median (44.90%).

Hazards and energy

Caen has had 17 natural disaster declarations since 1982, i.e. far more than the département median (5). They mainly concern floods and mudslides (15 declarations). A natural risk prevention plan is in force in the municipality. Of the energy performance certificates issued for flats in 2025, 5.7% are rated F or G (median of the municipalities in its département: 5.7%).

Co-ownerships

The national register lists 1,823 co-ownerships (100,986 units), or about 17 per 1,000 inhabitants.

Points to watch before buying or renting

• The property tax rate is well above the median of the municipalities in its département: factor it into the cost of owning the property, on top of running charges.
• Flood risk is listed: check the risk statement for the property and, if there is one, the prevention plan attached to the local urban plan.
• Before buying into a co-ownership: ask for the minutes of the last three general meetings, the maintenance log, the amount of the works fund and the state of unpaid charges.

Summary written automatically from the figures on this page, comparing the municipality with the median of the municipalities in its département (or of France when the département has too few municipalities with data).

💶 Prices and rents: how they have changed

34,193 listings observed. These are advertised rents, service charges included: they are higher than the rents of existing leases. The estimation method was revised in 2022: only the 2022 and later editions, which are comparable with each other, are shown. The gross yield compares the annualised rent with the median sale price of flats; it takes no account of service charges, property tax or vacancy.

👥 Household incomes

Tax statistics from the DGFiP: income for 2024, declared the following year. The reference taxable income is an average: very sensitive to high incomes, it is not a substitute for a median income. The incomes are those of the tax households living in the municipality, not only those of co-owners.

🌡 Energy performance of homes (DPE)

Calculated on the DPEs issued for flats each year (7,746 in 2025), on sales or lettings: they do not cover the whole housing stock and reflect homes that change occupant. The years 2021 (second half only) and the current year, being incomplete, are not shown. The DPE calculation method changed (July 2021 reform), which limits comparison with earlier years. Under France’s Climate and Resilience Act, homes rated G have been banned from letting since 1 January 2025, followed by those rated F from 2028 and E from 2034.

🌊 Natural hazards

Hazards listed for the municipality:

A declaration recognises a state of natural disaster for a given event; it triggers the “natural disasters” cover of home insurance policies and of the building’s insurance. “Drought” declarations relate to the shrinking and swelling of clay soils, a frequent cause of cracks in buildings. A risk statement (état des risques) must in particular be attached to a sale or lease when the property lies in an area covered by a prevention plan, in seismic zone 2 to 5, or with a class 3 radon potential. This page presents municipal data: it does not replace the risk statement drawn up for the property’s address.

🧾 Property tax and local taxation

The overall rate adds the municipal share and the inter-municipal share. The tax due by an owner equals this rate applied to half of the home’s cadastral rental value, reduced where applicable by exemptions.

🏢 The co-ownerships of Caen

Budget and arrears are declared by the managing agents to the register; outliers are discarded and the median is used. They are only available for the years in which the register publishes them.

🧑‍💼 The main professional managing agents

📊 Caen compared with neighbouring municipalities

• Advertised rent: 13.8 €/m²/month, rank 4 of 9 municipalities compared, from highest to lowest (neighbours’ median: 13.6 €/m²/month).
• Median price of flats: 3,000 €/m², rank 2 of 4 municipalities compared, from highest to lowest (neighbours’ median: 2,794 €/m²).
• Average reference taxable income: 27,457 €, rank 6 of 9 municipalities compared, from highest to lowest (neighbours’ median: 33,471 €).
• Property tax rate: 52.64 %, rank 5 of 9 municipalities compared, from highest to lowest (neighbours’ median: 51.58 %).

The 8 nearest municipalities (as the crow flies, from the centre). Latest values available; “—”: data not published or too few sales. Rents are estimated for groups of municipalities: neighbours may share the same estimate. The rank compares the municipality with these neighbours, not with the whole of France.

📚 Sources and method

Each indicator comes from an open dataset that is kept over time: when a source is updated or corrected, the old value stays on record, which makes it possible to follow changes from one year to the next.

• Ministère de la Transition écologique, base GASPAR (Géorisques) — Licence Ouverte 2.0. Retrieved in October 2026.
• ADEME, base des DPE des logements existants — Licence Ouverte 2.0. Retrieved in October 2026.
• Demandes de valeurs foncières © DGFiP / Etalab — Licence Ouverte 2.0. Retrieved in October 2026.
• Carte des loyers © Ministère de la Transition écologique / ANIL — Licence Ouverte 2.0. Retrieved in October 2026.
• INSEE, API Géo (Etalab) — Licence Ouverte 2.0. Retrieved in October 2026.
• ASN / IRSN, potentiel radon des communes — Licence Ouverte 2.0. Retrieved in October 2026.
• DGFiP, impôt sur le revenu par collectivité territoriale (IRCOM) — Licence Ouverte 2.0. Retrieved in October 2026.
• Registre national d'immatriculation des copropriétés (ANAH) — Licence Ouverte 2.0. Retrieved in October 2026.
• DGFiP, fiscalité locale des particuliers — Licence Ouverte 2.0. Retrieved in October 2026.
• Sale prices: single-property sales (flats) in the streets where the register lists co-ownerships; median calculated from 10 sales or more.