With 29,389 students, 81,541 jobs and Paris 1 h 06 away by TER, Amiens offers solid rental demand, with apartments selling for a median €2,656 per m². Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Amiens from abroad.
The public indicators that matter before buying to let in Amiens, each with its source.
Amiens has 136,449 inhabitants according to the 2023 INSEE census. 66.8% of main residences are occupied by tenants and 51.7% of households consist of one person: favourable ground for small units and flatshares.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €14.3 per m² including charges for a 1- or 2-room apartment in Amiens, compared with €11.9 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments down 3.7% between July 2025 and June 2026 compared with the previous twelve months, with 794 apartments sold.
Vacancy reaches 9.3% of homes according to INSEE. This overall rate includes run-down older homes or homes under renovation: a renovated, well-located property at the right rent generally lets faster.
| Indicator | Value | Source |
|---|---|---|
| Median price per m² of apartments sold | €2,656/m² (4,978 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 2 532 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 136,449 inhabitants | INSEE, census, 2023 |
| Average annual population change | +0.3% a year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 16,733, i.e. 69.4% of 18-24 year olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 18,3 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 66,8 % | INSEE, census, 2023 |
| Single-person households | 51.7% of households | INSEE, census, 2023 |
| One-room main residences | 13,4 % | INSEE, census, 2023 |
| Vacant homes | 9.3% of the stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €14.3/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €11.9/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | −3.7% (July 2025 to June 2026, compared with the previous 12 months) | DVF, monthly statistics (data.gouv.fr), average weighted by number of sales |
| Apartment sales over 12 months | 794 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Most expensive sector: Saint-Leu, at the foot of the cathedral | €3,089/m² median price (46 apartment sales) | Geolocated DVF (data.gouv.fr), 2025, calculated by IRIS area |
| Least expensive of the six sectors shown: Saint-Germain, Saint-Jacques and Saint-Roch | €2,105/m² median price (128 apartment sales) | Geolocated DVF (data.gouv.fr), 2025, calculated by IRIS area |
| Main residences let as social housing (HLM) | 28,6 % | INSEE, census, 2023 |
| Vacant homes subject to the housing tax on vacant homes | 1,925 in 2025 | DGFiP, 2025 census of tax bases |
| Workers living in Amiens who work in Paris | 1 031 | INSEE, commuting flows 2023 |
| Jobs in Amiens held by workers who live elsewhere | 52,6 % | INSEE, commuting flows 2023 (calculation) |
| Unemployment, Amiens employment area | 9.4% in the 2nd quarter of 2026 (8.3% in France) | INSEE, local unemployment rates |
People living abroad, supported by ImmoPourExpat, have already bought in Amiens: their property and their figures.
Three typical properties, at the median sale price and the town’s advertised rent: enough to place your budget before you start searching.
1 room of 24 m², the median floor area of studios sold
Market benchmark: 51.7% of households in Amiens live alone, which supports demand for small units (INSEE, 2023 census).
2 rooms of 45 m², the median floor area of two-room flats sold
Market benchmark: 66.8% of main residences are rented in Amiens (INSEE, 2023 census).
4 rooms or more, 85 m², the median size sold
The advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its features, the rent you obtain may be higher or lower.
Median DVF sale prices from January 2025 to December 2025 in Amiens. Rents estimated at the advertised rent of the 2025 rent map, including charges (€14.3 per m² for 1 or 2 rooms, €11.9 for 3 rooms or more). Notary fees estimated at 8% of the price (7 to 8% for older properties according to the Notaires de France). Gross yield compares annual rent with the purchase price, excluding fees and charges.
Amiens offers neighbourhoods with varied profiles, from the student heart of Saint-Leu to the residential faubourgs of the east and south.
Between the cathedral and the quays of the Somme, Saint-Leu brings together the university’s Cathédrale hub (law and economics, 5,000 students according to the UPJV), the science campus on Rue Saint-Leu (3,300 students) and ESC Amiens. According to INSEE, 87% of households are tenants there and four inhabitants in ten are aged 18 to 24. It is the most expensive sector in Amiens: a median €3,089 per m² for apartments sold in 2025, according to DVF, from 46 sales.
From the town hall to Place Gambetta and the station, the centre concentrates shops and small homes: according to INSEE, more than half of main residences there have one or two rooms and nearly eight households in ten are tenants. Behind the station, the Gare - La Vallée development zone stretches over 170 hectares to the banks of the Somme; the administrative centre there was inaugurated in January 2025. Apartments sold there for a median €2,640 per m² in 2025, according to DVF.
South of the station, Henriville keeps its bourgeois houses and the Cirque Jules Verne; further west, Saint-Honoré leads to the Thil campus, where the university is bringing together medicine, pharmacy and dentistry, and to Amiens-Picardie University Hospital. It is the second most expensive sector: a median €2,846 per m² in 2025, according to DVF. According to INSEE, nearly two households in three are tenants there and more than one home in four dates from before 1946: check the insulation and the energy rating.
North of the Somme, the Citadel houses the university’s humanities and social sciences hub, with 5,000 students according to the UPJV; UniLaSalle trains engineers on Quai de la Somme and the Teinturerie campus hosts the arts courses. Further east, Saint-Pierre borders the hortillonnages. According to INSEE, seven households in ten are tenants there and more than one in three lives in social housing. Apartments sold there for a median €2,542 per m² in 2025, from 63 sales: choose the street carefully.
East of the centre, Saint-Acheul and the Faubourg de Noyon are districts of houses and small buildings: according to INSEE, fewer than half of homes there are apartments, just over one household in two is a tenant and nearly four homes in ten date from before 1946. Apartments sold there for a median €2,500 per m² in 2025, according to DVF, from only 54 sales. A renovated two- or three-room apartment there mainly targets couples and families.
West of the centre, from the belfry and the church of Saint-Germain to Saint-Roch, this sector has the lowest prices of the neighbourhoods shown: a median €2,105 per m² for apartments sold in 2025, from 128 sales, according to DVF. According to INSEE, three households in four are tenants there and half of main residences have one or two rooms. A well-renovated studio or two-room apartment there can target students and young workers, a few streets from Saint-Leu.
The sectors group INSEE IRIS areas together. Prices are the medians of apartment sales recorded in DVF in 2025, placed in their IRIS area by their coordinates; the other figures come from the 2023 census by IRIS area, to be read as orders of magnitude. The price of a street can differ markedly from that of its sector.
Students, healthcare staff, young workers and commuters: in Amiens, two households in three are tenants, and more than 40,000 workers who live elsewhere come to work there.
University of Picardie Jules Verne, ESC Amiens, UniLaSalle, art school: 29,389 students are enrolled in Amiens in 2025-2026, according to the Ministry of Higher Education. The university’s Cathédrale and Citadelle hubs each host 5,000 students, according to the UPJV.
According to INSEE, 52.6% of jobs in Amiens are held by workers who live in another municipality, all candidates for a home closer to their work. Amiens-Picardie University Hospital (5,000 to 9,999 staff), the university, Amiens Métropole and the Somme department (2,000 to 4,999 each) are among the largest employers.
According to INSEE, 1,031 workers who live in Amiens work in Paris, which 20 direct TER trains link to Paris-Nord every weekday, in 1 h 06 for the fastest. For a commuter or an employee on assignment, a furnished home near the station is an asset.
According to INSEE, 19.1% of households in Amiens moved in less than two years ago: plan for regular re-letting and a property that is easy to re-let.
Sources: Ministry of Higher Education, 2025-2026 enrolment atlas; INSEE, 2023 census and 2023 commuting flows; Sirene register (2024 headcounts); University of Picardie Jules Verne. Unemployment stands at 9.4% in the Amiens employment area in the 2nd quarter of 2026, compared with 8.3% in France (INSEE).
In Amiens, a city of students and tenants, furnished lets work best for small units in Saint-Leu, the centre and the west; unfurnished letting suits houses and larger homes in the faubourgs.
Investing in a house share from abroad →| Option | In Amiens | Our view |
|---|---|---|
| Unfurnished rental | Free rent, three months’ notice and three-year leases: this option suits houses and three-room homes in the faubourgs, let to couples or families. | For a large home |
| Furnished | With 29,389 students, furnished studios and two-room apartments meet demand near the campuses, with one month’s notice. Nearly one household in five moved in less than two years ago: plan for re-letting. | To prioritise |
| House share | A house or a large apartment near Saint-Leu, the Citadel or the Thil campus can be let as a flatshare to students. | For a large home |
| Mobility lease | From 1 to 10 months, furnished, for a tenant in higher education, on an internship, in an apprenticeship, in vocational training, in civic service, on a job transfer or on a temporary assignment. | For a few months |
| Short-term rental | No change-of-use rule has been found in Amiens: a declaration at the town hall is enough, pending the national online registration service announced for the end of 2026. | Possible in the centre |
In Amiens, rents are free and no rental permit has been found, but vacancy, flood-prone areas and priority neighbourhoods call for vigilance. Check the rules below before costing your project.
Amiens is not a high-demand area, neither today nor under the decree that will apply from 1 January 2027, and rents there are not capped. The rent is free when the home is let, and the tenant’s notice is three months for an unfurnished let, one month for a furnished one. No rental permit has been found: the 2021-2026 local housing programme only planned to study one.
Amiens applies the housing tax on vacant homes: 1,925 homes were taxed there in 2025, according to the DGFiP. In 2027, it gives way to the tax on vacant residential premises, which is optional outside high-demand areas: it will only apply if the municipality or Amiens Métropole has voted for it, to homes empty for at least two years.
No change-of-use regulation has been found in Amiens. A furnished tourist rental is declared at the town hall, pending the national online service announced for the end of 2026, and a main residence can only be let for 120 days a year. The tourist tax for unclassified furnished rentals is 5% of the price per night, up to €4.90 per person, plus a 10% departmental tax.
Notre-Dame cathedral has been on the UNESCO World Heritage List since 1981, and the belfry since 2005. Amiens has no remarkable heritage site, but near a historic monument, exterior works may require the approval of the architecte des Bâtiments de France: check before costing any works.
Amiens is part of the Amiens territory at significant flood risk, and atlases of flood-prone areas cover the Somme, the Selle and the Avre. Géorisques also flags rising groundwater there and records 39 underground cavities. Read the risk statement for each property, especially near watercourses.
Amiens has seven urban policy priority neighbourhoods, home to 31,535 inhabitants according to INSEE, including Amiens Nord (14,747) and Étouvie (7,007), both undergoing urban renewal. Prices there are low, but social housing dominates: visit by day and by night before buying.
Your rents are taxed in France, whatever your country of residence. What changes is how they are treated at home and the rate of social contributions.
BelgiumFor a property held directly and let unfurnished, Belgium exempts these rents but uses them to set your tax rate. Social contributions: 7.5% if you are affiliated to Belgian social security and not dependent on any compulsory French scheme.
Investing from Belgium →
United KingdomThe United Kingdom also taxes your rents, with a credit for French income tax. The British tax authority (HMRC) includes in this credit the 7.5% solidarity levy, which is due if you are affiliated in the United Kingdom. Only the CSG and CRDS are excluded from it by the tax treaty.
Investing from the United Kingdom →
SwitzerlandSwitzerland exempts your French rents, but takes them into account for your tax rate. The 7.5% rate requires you to be covered by Swiss compulsory health insurance (LAMal) and not to be dependent on any compulsory French scheme.
Investing from Switzerland →The reduced rate depends on your affiliation, not your country: without affiliation in the European Union, the EEA, Switzerland or the United Kingdom, or if you are dependent on a compulsory French scheme, you pay the full rate.
Tax treaties by country →Rules taken from our country pages and our tax page, for 2025 income. Your exact situation depends on your affiliation and on your country’s tax treaty.
Your rents and your capital gain are taxed in France, even if you live abroad.
On resale, the tax on the capital gain is withheld by the notary, with allowances for length of ownership from the 6th year: exemption from tax after 22 years, and from social contributions after 30 years.
Depending on your situation, our strategies and the way your purchase is structured can reduce, or even neutralise, the tax: we look at them with you from the very first call.
Taxation for the expat investor →Property tax and household waste tax apply to half the cadastral rental value of the home: ask the seller for their latest notice to know the amount. Sources: collectivites-locales.gouv.fr, impots.gouv.fr, notaires.fr.
Here is a simple example, for illustration purposes: a 40 m² two-room flat, at the median sale price and the average advertised rent.
| Furnished letting, micro-BIC regime | Affiliated in the EU, the EEA, Switzerland or the United Kingdom | Other cases (full rate) |
|---|---|---|
| Rents over one year | 6 864 € | 6 864 € |
| Taxable income after the 50% allowance | 3 432 € | 3 432 € |
| Income tax at the 20% minimum rate | − 686 € | − 686 € |
| Social contributions | − 257 € (7,5 %) | − 638 € (18,6 %) |
| Left after tax | 5 921 € | 5 540 € |
| Yield after tax | ≈ 5,6 % | ≈ 5,2 % |
Assumptions: furnished letting under the micro-BIC regime, 50% allowance, 20% minimum rate for non-residents (2025 income), rents received counted in full. The 7.5% rate also requires you not to be dependent on any compulsory French scheme: a retired person who receives only a French pension pays the full rate. Charges, property tax, notary fees and loan interest are not deducted: under the actual regime (régime réel), the tax can be significantly lower.
An advertised rentThe rent from the map is an advertised rent including charges, so it is higher than the rent excluding charges that you will receive.
The rent at your addressThe advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its size, the rent you obtain may be higher or lower.
Costs and chargesNotary fees, renovation works, property tax, insurance and management then reduce the net yield.
This calculation helps compare cities or properties; it does not guarantee any result.
Do you live abroad and are you looking at Amiens? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Amiens is 1 h 06 from Paris-Nord by the fastest TER, with 20 direct trains per weekday according to the SNCF timetable, and both Lille and Rouen are less than an hour and a half away. For Paris-Charles-de-Gaulle airport and Brussels, TGVs leave from TGV Haute-Picardie station, outside the city, whose road shuttle the City says will end in December 2026: you will then need to travel via Paris.
20 direct TER trains per weekday between Amiens and Paris-Nord, 1 h 19 on average.
14 direct TER trains per weekday between Amiens and Lille-Flandres.
9 direct TER trains per weekday between Amiens and Rouen Rive-Droite.
7 direct TGVs per weekday. The TGV station is outside Amiens and the City says its road shuttle will end in December 2026.
3 direct TGVs per weekday to Brussels-Midi, from TGV Haute-Picardie station.
From Amiens station on weekdays; the last direct TER from Paris-Nord arrives in Amiens at 11:51 pm: a return trip fits into the day.
Timetables checked on 11 November 2026 on the official SNCF timetable (Tuesday 17 and Thursday 12 November 2026); they vary from day to day. No direct train currently links Amiens station to Paris-Charles-de-Gaulle airport; the planned direct link has no fixed opening date.
No. Amiens is not on the list of areas where rent levels are capped, published by Service Public. Nor is it on the list of municipalities in the high-demand zone. You set the rent freely when the property is first let, and the annual increase is then limited by the rent reference index (IRL). Outside the high-demand zone, it is mainly competition from other homes that sets the limit.
According to the Ministry of Higher Education, 29,389 students are enrolled in Amiens in 2025-2026, and 31,171 in the urban area. The University of Picardie Jules Verne hosts 5,000 students in each of its Cathédrale and Citadelle hubs. This population supports demand for furnished studios and two-room apartments near Saint-Leu, the centre and the campuses.
The 2025 rent map gives €14.3 per m² including charges for T1 and T2 units, with a range from €11.6 to €17.7. The actual level depends on location, condition and equipment. Compare with local listings and the university start date before setting your rent.
It is possible, under conditions. A tourist furnished rental must be declared at the town hall, with a registration number if the municipality requires it. Since the law of 19 November 2024, a municipality can impose a change-of-use authorisation for a property that is not a main residence. We did not find a regulation published in Amiens: check with the town hall, and plan for a local concierge service to welcome guests.
Today, yes: Amiens applies the housing tax on vacant homes, paid in 2025 on 1,925 homes according to the DGFiP. In 2027, it gives way to the tax on vacant residential premises. Outside high-demand areas, as in Amiens, this tax only applies if the municipality or Amiens Métropole has voted for it, for homes empty for at least two years on 1 January, with a rate capped at 50%. We have not found such a vote: ask the town hall before buying a home to renovate.
The main risk is vacancy. INSEE counts 9.3% of vacant homes, and the municipality is outside the high-demand zone. A poorly insulated property, or one far from campuses and transport, can stay empty for several months. Buy a well-located home with a decent DPE, and entrust it to a manager who knows the student calendar. Also keep a cash reserve to cover a few months without rent.
We have not found one in force. Amiens Métropole’s 2021-2026 local housing programme only planned to study a trial in areas of run-down housing. The rules can change: check with the town hall before signing the lease.
No. Amiens is covered neither by the Action cœur de ville programme nor by a territorial revitalisation operation, which give access to this scheme: in the Somme, only Abbeville is part of Action cœur de ville. In any case, this tax reduction is reserved for taxpayers domiciled in France at the time of purchase.
According to sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €71,300, a two-room apartment for a median price of €108,000 and a large home for a median price of €154,100. Allow about 8% notary fees on top for older properties, and a works budget if the energy rating is poor.
In 2026, the municipal property tax rate is 49.75%, plus 6.12% for the intermunicipality. These rates apply to half the cadastral rental value of the home: ask the seller for their latest property tax notice to know the amount.
For a 40 m² furnished two-room apartment bought for €106,240 and let for €572 a month, about 5.6% of the price remains after tax if you are covered by a scheme in the European Union, the EEA, Switzerland or the United Kingdom without depending on a mandatory French scheme, and 5.2% otherwise, under the micro-BIC regime and at the minimum rate of 20%. Charges, property tax and purchase costs are not deducted.
The capital gain is taxed in France at 19%, plus social contributions, and the notary withholds this tax at the time of sale, with an exemption from tax after 22 years and from social contributions after 30 years of ownership.
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