The investment barometer from abroad
The market in the 47 cities we track, bank conditions and projects from our expat members. November 2026 edition.
The rental market in 47 cities
Median apartment sale price, advertised rent per m² and calculated gross yield, from highest to lowest. These averages help you compare: the yield of a project depends on the property, the negotiated price and the renovation work.
| City | Price per m² | Rent per m² | Gross yield |
|---|---|---|---|
| Manosque | 1 717 € | 14,70 € | 10,3 % |
| Perpignan | 1 503 € | 12,20 € | 9,7 % |
| Saint-Étienne | 1 219 € | 9,90 € | 9,7 % |
| Limoges | 1 582 € | 10,40 € | 7,9 % |
| Gaillac | 1 667 € | 10,70 € | 7,7 % |
| Le Mans | 1 875 € | 11,80 € | 7,5 % |
| Clermont-Ferrand | 2 143 € | 12,50 € | 7,0 % |
| Brest | 2 087 € | 12,20 € | 7,0 % |
| Orléans | 2 577 € | 14,30 € | 6,6 % |
| Poitiers | 2 203 € | 12,20 € | 6,6 % |
| Toulon | 2 606 € | 14,40 € | 6,6 % |
| Martinique | 2 900 € | 15,90 € | 6,6 % |
| Chambéry | 2 966 € | 16,10 € | 6,5 % |
| La Réunion | 2 767 € | 15,10 € | 6,5 % |
| Marseille | 3 095 € | 16,30 € | 6,3 % |
| Nancy | 2 328 € | 12,10 € | 6,3 % |
| Vienne | 2 334 € | 12,30 € | 6,3 % |
| Bourgoin-Jallieu | 2 500 € | 13,10 € | 6,3 % |
| Grenoble | 2 595 € | 13,40 € | 6,2 % |
| Rodez | 2 052 € | 10,60 € | 6,2 % |
| Amiens | 2 656 € | 13,40 € | 6,1 % |
| Dijon | 2 714 € | 13,30 € | 5,9 % |
| Caen | 2 848 € | 13,80 € | 5,8 % |
| Reims | 2 753 € | 13,10 € | 5,7 % |
| Tours | 2 892 € | 13,50 € | 5,6 % |
| Thonon-les-Bains | 3 629 € | 16,90 € | 5,6 % |
| Rouen | 2 821 € | 13,30 € | 5,6 % |
| Angers | 3 163 € | 14,60 € | 5,5 % |
| Montpellier | 3 351 € | 15,50 € | 5,5 % |
| Toulouse | 3 295 € | 14,00 € | 5,1 % |
| Lille | 3 777 € | 15,80 € | 5,0 % |
| Mandelieu-la-Napoule | 4 697 € | 19,60 € | 5,0 % |
| Antibes | 4 998 € | 20,30 € | 4,9 % |
| Rennes | 3 719 € | 14,90 € | 4,8 % |
| Serris | 4 955 € | 19,70 € | 4,8 % |
| Nantes | 3 621 € | 14,50 € | 4,8 % |
| Annecy | 5 155 € | 20,40 € | 4,8 % |
| Cannes | 5 460 € | 20,30 € | 4,5 % |
| La Garenne-Colombes | 6 783 € | 25,30 € | 4,5 % |
| Bordeaux | 4 375 € | 16,00 € | 4,4 % |
| Lyon | 4 768 € | 16,60 € | 4,2 % |
| Saint-Malo | 4 547 € | 13,60 € | 3.6% |
| Deauville | 6 556 € | 16,70 € | 3,1 % |
Data collected on 9 November 2026, official sources only: DVF prices (data.gouv.fr), rents from the Carte des loyers 2025 (Ministry of Housing rent map). n/a: not published (Alsace-Moselle is not covered by DVF).
Bank conditions
Rates, terms and lending rules published by the official sources. For a non-resident, the bank adds its own criteria: currency of income, country of residence, down payment.
| Indicator | Value | Period | Source |
|---|---|---|---|
| Average rate on new home loans excluding renegotiations (Banque de France), latest month published | 3,32 % | September 2026 (provisional figure, published on 5 November 2026) | Banque de France, Crédits aux particuliers 2026-09 |
| Average rate on new home loans excluding renegotiations (Banque de France), same month a year earlier | 3,09 % | septembre 2025 | Banque de France, Crédits aux particuliers 2026-09 |
| Average rate on new home loans excluding renegotiations (Banque de France), previous month | 3,32 % | August 2026 (published on 6 October 2026) | Banque de France, Stat Info Crédits aux particuliers, August 2026 (PDF) |
| Average initial term of new loans for a main residence (Banque de France) | 23 years and 4 months (23 years and 10 months for first-time buyers) | September 2026 (published on 5 November 2026) | Banque de France, Crédits aux particuliers 2026-09 |
| Average personal down payment of borrowers (Banque de France) | almost €40,000 (€34,000 for first-time buyers) | July 2026 (Panorama updated on 10 September 2026) | Banque de France, Panorama des prêts à l’habitat des ménages, July 2026 |
| HCSF: maximum debt-to-income ratio and maximum term | 35% of the borrower’s net income; 25 years, or 27 years with a deferral linked to a delayed handover | in force since 1 January 2022 | Decision D-HCSF-2021-7 of 29 September 2021, JORF no. 237 of 10 October 2021 (Légifrance) |
| HCSF: flexibility margin | 20% of quarterly mortgage lending; at least 70% of this margin for main residences, including at least 30% for first-time buyers; 30% unrestricted (6% of lending) | in force since 1 July 2023 | Decision of 29 June 2023 amending decision D-HCSF-2021-7, JORF no. 0151 of 1 July 2023 (Légifrance) |
| HCSF: latest amendment to the standard | Renovation works threshold for deferral lowered from 25% to 10% of the cost of the transaction; bridge loans with a loan-to-value of 80% or less excluded from the debt-to-income calculation | in force since 1 January 2024 | Decision of 18 December 2023 amending decision D-HCSF-2021-7, JORF no. 0298 of 24 December 2023 (Légifrance) |
| Usury rate: fixed-rate mortgages of less than 10 years | 4,09 % | from 1 October to 31 December 2026 (Q4 2026) | Notice of 25 September 2026 on usury, JORF no. 225 of 26 September 2026, text no. 79 |
| Usury rate: fixed-rate mortgages of 10 to less than 20 years | 4,68 % | from 1 October to 31 December 2026 (Q4 2026) | Notice of 25 September 2026 on usury, JORF no. 225 of 26 September 2026, text no. 79 |
| Usury rate: fixed-rate mortgages of 20 years and more | 5,40 % | from 1 October to 31 December 2026 (Q4 2026) | Notice of 25 September 2026 on usury, JORF no. 225 of 26 September 2026, text no. 79 |
| ECB key interest rates in force | Deposit facility 2.50%; main refinancing operations 2.65%; marginal lending facility 2.90% | in force since 16 September 2026, maintained on 29 October 2026 | ECB, monetary policy decision press release of 29 October 2026 |
Data collected on 9 November 2026, official sources only: Banque de France, Légifrance (HCSF, usury rate) and the ECB.
Our members’ projects
The 28 projects that our members tell on video on our results page. These are figures announced by the members themselves, raw and as at their date: neither a market average nor a promise.
| Country of residence | Projets |
|---|---|
| Canada | 6 |
| Switzerland | 4 |
| Dubai | 3 |
| United States | 2 |
| United Kingdom | 2 |
| Spain | 2 |
| Luxembourg | 2 |
| Singapore | 2 |
| Strategy | Projets |
|---|---|
| Studio ou petit logement | 7 |
| Other | 7 |
| Immeuble ou plusieurs lots | 5 |
| Short-term rental | 5 |
| House share | 4 |
The information on this page is general and does not replace tax, legal or financial advice suited to your situation.
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