With 46,403 students, a station 1 h 21 from Paris and three tram lines, Angers offers broad rental demand: 67.1% of households are tenants. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Angers from abroad.
The public indicators that matter before buying to let in Angers, each with its source.
Angers has 159,022 inhabitants according to the 2023 INSEE census. 67.1% of main residences are occupied by tenants and 55.6% of households consist of one person: favourable ground for small units and house shares.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €16.6 per m² including charges for a 1- or 2-room apartment in Angers, compared with €13.0 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments up 1.7% between July 2025 and June 2026 compared with the previous twelve months, with 1,713 apartments sold.
Vacancy reaches 5.9% 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 | €3,163/m² (8,782 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 3 233 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 159,022 inhabitants | INSEE, census, 2023 |
| Average annual population change | +0.6% a year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 22,848, i.e. 71.1% of 18-24 year olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 19,0 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 67,1 % | INSEE, census, 2023 |
| Single-person households | 55.6% of households | INSEE, census, 2023 |
| One-room main residences | 14,5 % | INSEE, census, 2023 |
| Vacant homes | 5.9% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €16.6/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €13.0/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +1.7% (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 | 1,713 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Tenant households in the centre (Ralliement, Mail, station) | 77.9% of main residences (67.1% for the city) | INSEE, 2023 census by IRIS area (calculation) |
| One-person households in the Doutre (Saint-Jean IRIS area) | 73.1% of households (55.6% for the city) | INSEE, 2023 census by IRIS area (calculation) |
| Passengers at Angers Saint-Laud station | 7.1 million in 2024, compared with 5.7 million in 2019 | SNCF Gares & Connexions |
| Unemployment rate in the Angers employment area | 8.1% in the 2nd quarter of 2026 (8.3% in France) | INSEE, local unemployment rates |
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 27 m², the median floor area of studios sold
Market benchmark: 55.6% of households in Angers live alone, which supports demand for small units (INSEE, 2023 census).
2 rooms of 47 m², the median size of two-room apartments sold
Market benchmark: 67.1% of main residences are rented in Angers (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 Angers. Rents estimated at the advertised rent of the 2025 rent map, including charges (€16.6 per m² for 1 or 2 rooms, €13.0 for 3 rooms or more). Notary fees estimated at 8% of the price (7 to 8% for older properties according to the French notaries). Gross yield compares annual rent with the purchase price, excluding costs and charges.
Angers is served by three tram lines linking the station, the centre and the two main campuses. Here are six areas to look at for a buy-to-let investment.
Between Place du Ralliement, the Jardin du Mail and Saint-Laud station, nearly eight main residences in ten are rented and seven households in ten consist of one person, according to INSEE. More than a third of main residences date from before 1946, and studios and two-room apartments make up more than half of them. One household in three moved in less than two years ago: demand renews quickly. Trams A and C serve the station and the centre, a remarkable heritage site.
On the right bank of the Maine, around Place de la Laiterie, the Saint-Jean IRIS area has 80% tenant households and 73% one-person households, according to INSEE. Studios and two-room apartments make up 60% of main residences, and nearly four in ten date from before 1946. Trams B and C stop at Molière and Doutre-Maine, one stop from the Ralliement. Old buildings often need work: have the insulation and the energy rating (DPE) costed before making an offer.
On the left bank of the Maine, the Saint-Serge campus of the University of Angers has its own tram stop, served by lines A and B. In the campus IRIS area, 58% of residents are aged 18 to 24 and 53% of main residences have only one room, according to INSEE. Across the area, seven households in ten consist of one person. Leases follow the academic year: plan for summer re-letting.
To the west, the Belle-Beille campus is home in particular to the science faculty of the University of Angers, at the end of tram lines B and C. In the Beaussier IRIS area, 47% of residents are aged 18 to 24, according to INSEE. Across the area, more than eight households in ten are tenants, many of them in social housing, and Belle-Beille is a priority neighbourhood. Visit the street and the building before buying, and target a furnished studio close to the tram.
In the north, around the Capucins and Jean Moulin stops, three quarters of main residences were built between 2006 and 2020, according to INSEE: the area offers mostly recent homes. Nearly three households in four are tenants, and more than one resident in four is aged 25 to 39. Tram A links the district to the station via the hospital and Saint-Serge. Part of the Hauts-de-Saint-Aubin is classified as a priority neighbourhood: compare streets.
South-east of the centre, around Place La Fayette, the area mixes apartment buildings and houses: 22% of homes are houses, according to INSEE. Six households in ten are tenants, and tenants stay six years on average. Trams A and C stop at La Fayette, one stop from the station. The area suits a two- or three-room apartment for a couple or a family rather than a student studio.
The figures on the cards come from the 2023 INSEE census, calculated from the IRIS areas that make up each sector. No official sale price or rent is published at neighbourhood level in Angers: before buying, compare recent sales in the street on DVF and nearby rental listings.
Students, young professionals and healthcare workers: in Angers, demand comes from young tenants who often live alone, drawn by the Belle-Beille and Saint-Serge campuses, the hospital and the station, 1 h 21 from Paris.
According to INSEE, 41% of Angers residents aged 15 to 24 live alone and 71.1% of 18-24 year olds are in education: studios and house shares near the Belle-Beille and Saint-Serge campuses and the centre let at every start of the academic year.
According to INSEE, 24.0% of these jobs are managerial positions and 55.6% of Angers households consist of one person: well-located studios and two-room apartments find tenants all year round.
With 15 direct TGVs each weekday from Paris-Montparnasse, in 1 h 21 at best, and Nantes 37 minutes away, a furnished let near the station or the tram can also target employees on assignment, on a mobility lease.
According to INSEE, an Angers tenant stays 7.0 years on average in their home, and 20.7% of households moved in less than two years ago. Turnover is higher in the centre, where more than one household in three arrived less than two years ago.
Sources: Ministry of Higher Education, 2025-2026 enrolment atlas; INSEE, 2023 census (municipality and IRIS areas); SNCF Gares & Connexions (2024); SNCF, official timetables of November 2026. Unemployment stands at 8.1% in the Angers employment area in the 2nd quarter of 2026, compared with 8.3% in France (INSEE).
In Angers, outside the high-demand area, rent is set freely at each new lease, within market limits. Short-term letting requires a declaration at the town hall, with a registration number.
Investing in a house share from abroad →| Option | In Angers | Our view |
|---|---|---|
| Unfurnished rental | Rent set freely at each new lease, annual review capped by the rent reference index. Three months’ notice for the tenant, three-year lease: it suits large homes and families. | For a large home |
| Furnished | 55.6% of Angers households live alone and 46,403 students are enrolled in Angers: furnished studios and two-room apartments meet this demand, with a one-year lease, or nine months for a student. | To prioritise |
| House share | No local rule specific to house shares. At the city’s advertised rent, a large home let as a house share yields as much as a two-room apartment (≈ 6.3% gross in both cases): look for a property close to the tram and the campuses. | To be costed |
| 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 | Declaration at the town hall and registration number required; we found no change-of-use regulation in Angers. Check the building’s co-ownership rules. | Possible |
In Angers, outside the high-demand area, rent is set freely at each new lease, and we found neither a rental permit nor a change-of-use regulation. The historic centre and flood risks still call for a few checks.
Angers is not in a high-demand area according to the Ministry of Housing list (decree of 22 December 2025), and does not apply rent control. The rent of a new lease is therefore set freely, even when re-letting, and the notice period for the tenant of an unfurnished home is three months. During the lease, the annual increase remains capped by the rent reference index, and no increase is allowed for a home rated F or G.
A tourist furnished rental must be declared online to the town hall, and the registration number must appear on every listing. We found no change-of-use regulation in Angers as of 11 November 2026: in the absence of a regulation, a second home can be let short-term without authorisation, subject to the co-ownership rules. A main residence remains limited to 120 days a year.
We found no rental permit in Angers as of 11 November 2026. The home must remain decent: a home rated G can no longer be let under a new lease since 2025, F-rated homes will follow in 2028 and E-rated ones in 2034, according to service-public.gouv.fr.
The centre of Angers, from the château to Place du Ralliement, forms a remarkable heritage site. Works that change the exterior appearance there require the approval of the Architecte des Bâtiments de France: allow for this delay and extra cost in your renovation budget.
Two flood risk prevention plans apply in Angers, for the Maine confluence and for the Val de Louet, both under revision according to Géorisques. Géorisques also lists a ground movement risk prevention plan linked to the old slate quarries around Angers: read the risk statement for the address of each property.
Outside the high-demand area, the tax on vacant homes does not apply. From 2027, the tax on vacant residential premises only targets a home empty for at least two years if the municipality or the intermunicipality has voted for it, according to Service Public. The residence tax on second homes is not increased in Angers (DGFiP, 2025).
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 | 7 968 € | 7 968 € |
| Taxable income after the 50% allowance | 3 984 € | 3 984 € |
| Income tax at the 20% minimum rate | − 797 € | − 797 € |
| Social contributions | − 299 € (7,5 %) | − 741 € (18,6 %) |
| Left after tax | 6 872 € | 6 430 € |
| Yield after tax | ≈ 5,4 % | ≈ 5,1 % |
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 Angers? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Angers is 1 h 21 from Paris-Montparnasse by direct TGV, with 15 trains each weekday from Paris according to the SNCF timetable, and 2 h 18 from Paris-Charles-de-Gaulle airport, where long-haul flights depart. Nantes is 37 minutes away by train, and its airport offers flights to Brussels and, in summer, to Montreal.
15 direct TGVs each weekday from Paris-Montparnasse to Angers Saint-Laud, including 2 OUIGO, and 16 in the other direction.
4 direct TGVs a day from the airport station, from 9:42 am to 7:21 pm: handy when returning from a long-haul flight.
1 direct TGV a day from Brussels-Midi to Angers, in the afternoon.
57 direct trains each weekday from Angers to Nantes: TER, TGV and Intercités.
37 minutes by train to Nantes, then the direct shuttle to the terminal, in 18 to 25 minutes: flights to Brussels and, in summer, to Montreal.
Line A links Avrillé to La Roseraie via the station and the hospital; lines B and C serve the centre, the Doutre and the Belle-Beille campus.
Timetables checked on 10 November 2026 on the official SNCF timetable (Thursday 12 and Tuesday 17 November), the Irigo network timetable and the Naolib shuttle timetable for Nantes airport; they vary by day and season.
No. Angers is not in a high-demand zone and is not one of the areas that apply rent control. The rent of a new lease is set freely, with no cap linked to the previous tenant’s rent. Stay at the market price, however: the 2025 rent map gives €16.6 per m² charges included for T1 and T2, and a rent that is too high lengthens vacancy.
Yes. 46,403 students are enrolled in Angers in 2025-2026 according to the Ministry of Higher Education, notably around the Belle-Beille and Saint-Serge campuses, both served by the tram. A clean furnished home close to the tram or the campuses lets fastest, especially between June and September.
You must first declare the tourist furnished rental at the town hall, through the online procedure offered by the City. We did not find a local change-of-use regulation, but the rules change quickly: ask the town hall and check that the co-ownership rules allow this type of rental. From abroad, the day-to-day management of short-term lets remains heavy.
Angers is not in a high-demand zone. From 2027, the tax on vacant dwellings applies there only if the municipality or the inter-municipal body has voted for it, for homes empty for at least two years, according to Service Public. We did not find a resolution by Angers on this point. In any case, a home let regularly is not concerned.
Using the median DVF price over the last ten half-years, €3,163 per m², a 40 m² two-room apartment costs about €126,520, plus notary fees. Also allow for any works, furniture if you let furnished, and a cash reserve. Prices vary by neighbourhood.
Entrust the property to a property management agency. It chooses the tenant, collects the rents, carries out the inventory checks and follows up small works. For the purchase, a power of attorney at the notary lets you sign without travelling. Ask your manager for an opinion on the realistic rent and on demand in the targeted street before making an offer.
Studios and house shares let mainly near the campuses: Saint-Serge, on tram lines A and B, and Belle-Beille, at the end of lines B and C. The centre and the Doutre also attract students, with many small old homes whose energy rating (DPE) you should check before buying.
According to sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €102,000, a two-room apartment for a median price of €147,730 and a large home for a median price of €210,000. 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 54.24%, plus 2.18% 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 €126,520 and let for €664 a month, about 5.4% 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 5.1% 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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