With 29,593 students, two households in three renting and apartments selling at a median price of €2,143 per m², Clermont-Ferrand offers broad rental demand, provided you choose the neighbourhood and the condition of the property carefully. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Clermont-Ferrand from abroad.
The public indicators that matter before buying to let in Clermont-Ferrand, each with its source.
Clermont-Ferrand has 146,351 inhabitants according to the 2023 INSEE census. 66.1% of main residences are occupied by tenants and 58.0% of households consist of one person: demand is mainly for small units. Social housing also weighs heavily: 23.3% of main residences are let as social housing (HLM).
The median price of an apartment is €2,143 per m², based on sales recorded in DVF from July 2021 to June 2026, and the average price rose by 1.4% over the last year. The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €14.5 per m² including charges for a 1- or 2-room apartment, and €11.3 for a 3-room apartment or larger.
Vacancy reaches 9.6% of homes according to INSEE, and 2,492 homes in the private stock have been empty for more than two years according to Cerema (LOVAC 2026). The local rent observatory measures in 2024 a median rent of €10.5 per m² excluding charges in the private stock let unfurnished, and €11.1 for tenants who arrived less than a year ago, whereas advertised rents relate to properties offered for let. Cost your project with a prudent rent and check the energy performance certificate: 40.7% of main residences date from before 1971.
| Indicator | Value | Source |
|---|---|---|
| Median price per m² of apartments sold | €2,143/m² (9,374 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 2 208 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 146,351 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 | 20,649, i.e. 71.5% of 18-24 year olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 19,6 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 66,1 % | INSEE, census, 2023 |
| Single-person households | 58.0% of households | INSEE, census, 2023 |
| One-room main residences | 14,7 % | INSEE, census, 2023 |
| Vacant homes | 9.6% of the stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €14.5/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €11.3/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +1.4% (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 | 1,774 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Sector with the highest median price: Lecoq, Dolet and Léon Blum | €2,357/m² (763 apartment sales) | Geolocated DVF (DGFiP, Etalab), July 2021 to December 2025 (calculation by sector) |
| Sector with the lowest median price: the north, from La Gauthière to Champratel | €1,514/m² (771 apartment sales) | Geolocated DVF (DGFiP, Etalab), July 2021 to December 2025 (calculation by sector) |
| Median rent of the private stock let unfurnished | €10.5/m² excluding charges, €14.3/m² for a one-room home | Local rent observatory of the Clermont-Ferrand urban area, 2024 survey |
| Median rent by length of tenancy | €11.1/m² for a tenant who arrived less than a year ago, €8.7/m² beyond five years | Local rent observatory of the Clermont-Ferrand urban area, 2024 survey |
| Main residences built before 1971 | 40.7% (14.8% before 1946) | INSEE, 2023 census by IRIS area (calculation) |
| Working residents of Clermont-Ferrand who work in the municipality | 71.2% (42,620 out of 59,852) | INSEE, commuting flows 2023 (calculation) |
| Unemployment in the Clermont-Ferrand employment area | 7.4% in the 2nd quarter of 2026, against 8.1% in metropolitan France | INSEE, local unemployment rates |
| Unemployment of 15-64 year olds in the municipality, as measured by the census | 15.4% in 2023, a different measure from that of the employment area | INSEE, full municipal profile, 2023 |
| Private-stock homes vacant for more than two years | 2 492 | Cerema, vacant homes in the private stock (LOVAC), 2026 edition |
| Homes subject to the tax on vacant homes | 2,206 in 2025 | DGFiP, 2025 census of tax bases |
| Diagnosed apartments rated F or G | 9.3% of the energy performance certificates (DPE) issued since July 2021 | ADEME, energy performance certificates of existing homes (calculation) |
| Residents of the five priority neighbourhoods (QPV) | 22,183, i.e. 15.1% of the population | Urban policy geographic information system |
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 25 m², the median size of studios sold
Market indicator: 58.0% of households in Clermont-Ferrand 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 indicator: 66.1% of main residences are rented in Clermont-Ferrand (INSEE, 2023 census).
4 rooms or more, 82 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 Clermont-Ferrand. Rents estimated at the advertised rent of the 2025 rent map, including charges (€14.5 per m² for 1 or 2 rooms, €11.3 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). The gross yield compares the annual rent with the purchase price, before costs and charges.
Clermont-Ferrand is divided into sectors with very different profiles, from the highly rental-oriented old centre to the northern neighbourhoods undergoing urban renewal, linked by tram line A and the bus rapid transit lines B and C.
Around the place de Jaude, Le Port and Saint-Alyre, 75% of households are tenants according to INSEE, against 66% in the municipality, and more than one main residence in two has only one or two rooms. Tenants stay there 5.2 years on average and 30% of households moved in less than two years ago; according to the local rent observatory, it is in the historic centres that one-room homes let for the most per m². 44% of main residences date from before 1946 and 11.7% of homes are vacant: check the energy performance certificate and the condition of the co-ownership. The old centre is a remarkable heritage site, and buildings on the rue Ballainvilliers and the place Hippolyte-Renoux are covered by a mandatory façade renovation campaign. Tram line A stops there at Gaillard, Hôtel de Ville and Jaude.
Around the station, the place Delille and the Carmes, 77% of households are tenants according to INSEE and one resident in three is aged 15 to 24. The campus on the avenue Carnot, the Crous residence de la Gare with its 133 units, and Michelin’s Carmes site, which has 3,700 employees according to the company, sustain demand there. Pay attention to the address: the Métropole is trialling a rental permit on plots along the avenue Charras, and the Centre priority neighbourhood covers most of the Charras sector. Buildings on the place Delille, the place de Salford and the boulevard Trudaine are also covered by the mandatory façade renovation campaign launched in 2023. According to our calculations on DVF sales, apartments there sell for around €2,100 per m².
Between the jardin Lecoq, the boulevard Gergovia and the boulevard François-Mitterrand, 45% of residents are aged 15 to 24 according to INSEE, against 23% in the municipality, and 58% of main residences have only one or two rooms. The faculty of arts, the law school and the Crous residence Philippe-Lebon, which has 475 rooms, attract students there, and tram line A serves the central campus. Tenants stay there only 4.8 years on average, the shortest of the seven sectors, and 38% of households moved in less than two years ago. According to our calculations on DVF sales, it is the most expensive of the seven sectors, at around €2,360 per m²: demand follows the academic year, so plan for summer relets.
South of the centre, the Gabriel-Montpied site of the CHU and the medical and pharmacy faculties on the place Henri-Dunant attract healthcare workers, interns and health students: the CHU employs 8,630 staff across its three sites according to its 2026 welcome booklet, and tram line A stops at CHU G. Montpied. According to INSEE, 79% of households there are tenants, but 43% of main residences are social housing (HLM), and tenants stay 9.7 years on average. The priority neighbourhoods of Saint-Jacques and La Fontaine du Bac overlap part of the sector, and Saint-Jacques Nord is one of the three neighbourhoods of the metropolitan area selected by the new national urban renewal programme. According to our calculations on DVF sales, apartments there sell for around €2,260 per m², with large differences from one street to the next: compare addresses carefully.
West of the centre, from Les Salins to the parc de Montjuzet via Bonnabaud, Gabriel-Péri and Bergougnan, the sector has 26,096 inhabitants and 58% of households renting according to INSEE. The stock is more family-oriented there: only 30% of main residences have one or two rooms, and no priority neighbourhood overlaps the sector. This is where our calculations on DVF sales count the most apartment sales, 2,270 from July 2021 to December 2025, at around €2,230 per m². Part of the rue des Salins and the rue Bonnabaud is within the perimeter of the flood prevention plan: read the risk statement of each property.
To the east, the former town of Montferrand, La République and L’Oradou have 18,912 inhabitants, 65% of households renting and 27% of main residences in social housing (HLM), according to INSEE. The Estaing site of the CHU, with 418 full-hospitalisation beds, and the Crous residences of the Hauts de Lafayette, near the Cézeaux campus, and of the Jardins, with 169 and 58 units, sustain demand there. The centre of Montferrand is a remarkable heritage site with a safeguarding and enhancement plan (PSMV) since 1997, and tram line A stops at Montferrand La Fontaine. According to our calculations on DVF sales, apartments there sell for around €1,940 per m², below the centre and western sectors, and tenants stay 6.8 years on average.
In the north, from Chanturgue to Champratel and Les Vergnes, 26,990 inhabitants live in a sector where 41% of main residences are social housing (HLM) according to INSEE and where only 14.5% have one or two rooms. La Gauthière and Les Vergnes are undergoing urban renewal until 2030, with the demolition of 430 and 268 homes, rebuilt within the metropolitan area. According to our calculations on DVF sales, apartments there sell for around €1,510 per m², the lowest price of the seven sectors, with large differences from one street to the next. Tenants stay there 11.6 years on average and only 13% of residents are aged 15 to 24: visit the street and the building before you decide.
The sectors follow INSEE’s IRIS divisions; their figures are 2023 census estimates, to be read as orders of magnitude. No official source publishes prices by neighbourhood in Clermont-Ferrand: the prices by sector are our calculations on DVF sales from July 2021 to December 2025. Outside the north, and to a lesser extent Montferrand, the differences between sectors are of the same order as those observed within each sector.
Students, healthcare workers, employees of the large sites: in Clermont-Ferrand, rental demand comes from the city and its employment area, far more than from commuters to Paris or Lyon.
According to the Ministry of Higher Education, 20,623 of these students are enrolled at the university: demand for studios and two-room apartments is concentrated near the faculties of the centre, the CHU and tram line A, which also serves the Cézeaux campus, in Aubière.
According to INSEE, 24.8% of these jobs are managerial positions and 58.0% of households consist of one person. The CHU employs 8,630 staff according to its 2026 welcome booklet, and Michelin’s Carmes site 3,700 employees according to the company.
According to INSEE, 42,620 of the 59,852 employed residents of the municipality work there, and 52,441 within the metropolitan area. Only 254 residents of Clermont-Ferrand work in Paris and 77 in the Lyon metropolitan area: demand comes first from the Clermont-Ferrand catchment area.
According to INSEE, tenants in Clermont-Ferrand have lived in their home for 7.0 years on average, from 4.8 years in the university district to 11.6 years in the north, and 22.3% of households moved in less than two years ago: plan for regular relets near the campuses.
Sources: Ministry of Higher Education, 2025-2026 enrolment atlas; INSEE, 2023 census and 2023 commuting flows; CHU de Clermont-Ferrand; Michelin. The lengths of tenancy by sector and the flows are calculations on INSEE data. Unemployment is 7.4% in the Clermont-Ferrand employment area in the 2nd quarter of 2026, against 8.1% in metropolitan France (INSEE, localised unemployment rates); the census, which measures it differently and for the municipality alone, gives 15.4% for 15-64 year olds in 2023.
In Clermont-Ferrand, outside a high-pressure housing area (zone tendue), rents can be set freely at each new lease: the letting formula is chosen according to the neighbourhood and the target tenant, checking whether the address falls under the rental permit of the avenue Charras.
Having your property managed remotely →| Option | In Clermont-Ferrand | Our view |
|---|---|---|
| Unfurnished rental | Three-year lease and three months’ notice: the formula for large homes and families, for example in the residential west, where seven main residences in ten have at least three rooms according to INSEE. | For a large home |
| Furnished | 58.0% of households live alone and 29,593 students are enrolled in the city: furnished studios and two-room apartments near the faculties, the CHU and the tram meet this demand, with one month’s notice. | To prioritise |
| House share | A large apartment close to the faculties or the tram lends itself to student house shares, which the Crous itself offers at La Fontaine du Bac and Les Lauréats. On the avenue Charras, every new lease requires the rental permit. | Near the campuses |
| 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 | A declaration at the town hall is enough: we found no change-of-use rules and no registration number specific to the city. Keep a fallback plan in standard letting. | Possible, worth testing |
| Furnished for healthcare workers | The CHU has 821 interns and junior doctors according to its 2026 welcome booklet: a furnished home close to the Gabriel-Montpied site or tram line A can target interns and healthcare workers, under a standard lease or a mobility lease. | Worth studying |
In Clermont-Ferrand, rents can be set freely, but a rental permit applies near the station, empty homes are taxed and the old centre has its heritage and façade renovation rules. Check the points below before costing your project.
Clermont-Ferrand is not in a high-pressure housing area (zone tendue), neither today nor under the decree that will apply from 1 January 2027, and its rents are not regulated: the rent can be set freely when the home is first let and when it is relet. However, Clermont Auvergne Métropole is trialling the rental permit on plots along the avenue Charras, near the station: an authorisation is required there each time the tenant changes, and letting without having requested it exposes you to a fine of up to €5,000.
The City already taxes vacant homes: 2,206 homes were subject to the housing tax on vacant homes in 2025, at the municipal rate of 21.08%, according to the DGFiP. On 19 June 2026, the municipal council deliberated on introducing the vacancy tax on residential premises, which replaces the current tax from 2027 and targets a home that has been empty for at least two years on 1 January. Check its rate with the tax office: a vacancy of a few months between two tenants is not targeted.
The historic centre of Clermont has been a remarkable heritage site since July 2025, and the centre of Montferrand is protected by a safeguarding plan since 1997; twelve perimeters around monuments, created in March 2026, are added to them, from Jaude to the station and the Carmes. Works that change the outside of buildings there require the approval of the Architecte des Bâtiments de France (the state heritage architect). The City is also running a mandatory façade renovation campaign in the Renoux-Ballainvilliers and Delille-Salford-Trudaine sectors, until November 2028: ask the seller whether the building has received an injunction.
The flood risk prevention plan for the Clermont-Ferrand urban area, approved in 2016, covers the banks of the Bédat, the Tiretaine, the Artière and the Bec: part of the rue Saint-Alyre, the rue Blatin and the avenue de la République is within its perimeter. The municipality is in seismic zone 3 and radon potential category 3, the highest, and Géorisques records 453 cavities there, mostly cellars in the old centre. Read the risk statement of each property before signing.
A furnished tourist let is declared at the town hall, using cerfa form 14004 or online on the Métropole’s tourist tax website; we found no change-of-use rules and no registration with a number specific to Clermont-Ferrand. A main residence can only be let for 120 days a year. The 2026 tourist tax for an unclassified furnished let is 5% of the pre-tax price per night per person, plus the 10% departmental tax, capped at €4.40 per night per adult.
According to the energy performance certificates recorded by ADEME since July 2021, 9.3% of diagnosed apartments in Clermont-Ferrand are rated F or G: since 2025, a G-rated home can no longer be let under a new lease, and F-rated homes will follow in 2028. The Métropole, which has processed MaPrimeRénov’ applications since January 2026, expects more than 9,000 energy-inefficient homes that cannot be let in its territory by 2028. The city is in a territorial revitalisation operation (ORT), which opens the Denormandie scheme, but this tax reduction is reserved for taxpayers whose tax residence is in France.
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 | 6 960 € | 6 960 € |
| Taxable income after the 50% allowance | 3 480 € | 3 480 € |
| Income tax at the 20% minimum rate | − 696 € | − 696 € |
| Social contributions | − 261 € (7,5 %) | − 647 € (18,6 %) |
| Left after tax | 6 003 € | 5 617 € |
| Yield after tax | ≈ 7,0 % | ≈ 6,6 % |
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 Clermont-Ferrand? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Clermont-Ferrand is 3 h 15 from Paris-Bercy, with 8 direct Intercités a day, and 2 h 16 from Lyon Part-Dieu by TER. Its airport, 6 km from the centre, has only one daily route, to Paris-Charles-de-Gaulle: three Air France flights a day, with connections worldwide depending on the airport.
8 direct Intercités a day to Paris-Bercy, from 5:29 am to 7:30 pm, and 8 in the other direction.
8 direct TER a day to Lyon Part-Dieu, from 6:04 am to 6:02 pm, and 8 in the other direction.
The airport’s only daily route, with Air France; bus B links the terminal to Jaude in about 30 minutes.
From Geneva-Cornavin, with a change at Lyon Part-Dieu: 5 journeys a day.
From Brussels-Midi, with a change at Lyon Part-Dieu: 4 journeys a day. Another option: the direct TGV to Paris-CDG airport, in 1 h 36, then the flight to Clermont.
Tram line A links Les Vergnes to La Pardieu Gare via Jaude, the faculties, the CHU Gabriel-Montpied and the Cézeaux campus. Lines B and C go through Jaude; B also serves the station and the airport.
Timetables noted on 10 and 11 November 2026 from the official SNCF timetable (Thursday 12 November), the Clermont-Ferrand Auvergne airport website and the T2C network data; they vary from day to day. London has no direct link to Clermont-Ferrand: allow for a flight or the Eurostar to Paris, then a plane from Roissy or the Intercités from Bercy.
No. Clermont-Ferrand is not one of the areas that apply rent control, which is reserved for a closed list of cities. You set the rent freely at the first letting. It must remain consistent with the market: the rent map gives €14.5 per m² including charges for T1 and T2 units. During the lease, the revision follows the rent reference index.
No. Clermont-Ferrand is not in the list of high-pressure housing areas (zone tendue) issued by the decree of 22 December 2025, nor in the list of the decree of 25 August 2026, which will apply from 1 January 2027; it is classed in zone B1. The tenant of an unfurnished home therefore owes you, in principle, three months’ notice, against one month in a high-pressure area. The City already taxes empty homes, however: 2,206 homes were subject to the housing tax on vacant homes in 2025, according to the DGFiP, and on 19 June 2026 the municipal council deliberated on introducing the vacancy tax on residential premises, which from 2027 targets homes that have been empty for at least two years. Check its rate with the tax office.
Yes, in a specific area. Clermont Auvergne Métropole is trialling the rental permit, or prior authorisation to let, on plots along the avenue Charras, between the place de Salford and the avenue de l’Union-Soviétique, near the station, as well as in the centre of Aulnat (resolution of the metropolitan council of 27 June 2025, notices published in January 2026). If your home is there, the authorisation must be requested each time the tenant changes, with cerfa form 15652 and the diagnostics file; if there is no reply one month after the receipt, it is deemed granted. Letting without applying exposes you to a fine of up to €5,000, or €15,000 for a repeat offence, according to ANIL: check the address on the Métropole’s map before signing the preliminary sales agreement.
The furnished studio or 2-room flat, close to the tram, the faculties in the centre or the Cézeaux campus, remains the most sought-after format. A well-equipped and well-insulated home re-lets faster.
It can be, in a large apartment close to the centre or the tramway, for students or young employees. The market is not tight, and applicants compare offers. Plan for rooms of similar size, an equipped kitchen and sufficient bathroom facilities. A house share is easier to manage with individual leases and a manager used to this format.
Entrust the property to a letting agency: it selects the tenant, collects the rent, carries out the inventories and follows up small repairs. Vetting applications and insurance against unpaid rent matter: according to INSEE, unemployment affects 15.4% of the municipality’s 15-64 year olds as measured by the 2023 census, and 7.4% in the employment area in the 2nd quarter of 2026, on a different measure. On the avenue Charras, your manager will also have to request the rental permit each time the tenant changes. For the purchase, a power of attorney signed at the notary’s office saves you from travelling.
Yes, two: the historic centre of Clermont, created by ministerial order of 21 July 2025, and Montferrand, protected by a safeguarding plan since 1997. Twelve delimited perimeters around monuments, created in March 2026, are added to them, from Jaude to the station and the Carmes. Works that change the outside of buildings there require the approval of the Architecte des Bâtiments de France (the state heritage architect).
No. Clermont-Ferrand is indeed in a territorial revitalisation operation, under the agreement signed on 30 September 2022, which opens the Denormandie scheme within its perimeter. But the tax reduction is reserved for taxpayers whose tax residence is in France: a non-resident expatriate is not entitled to it.
The flood risk prevention plan for the urban area, approved in 2016, applies to some streets in the centre and the west, such as the rue Saint-Alyre, the rue des Salins and the avenue de la République. The municipality is in seismic zone 3 and radon potential category 3, the highest: the City is launching a measurement campaign in homes for the winter of 2026-2027. Géorisques also records 453 cavities, mostly cellars in the old centre: read the risk statement attached to the preliminary sales agreement.
According to sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €61,000, a two-room apartment for a median price of €98,690 and a large home for a median price of €151,000. 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 46.60%, plus 2.82% for the intercommunal authority. 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 €85,720 and let for €580 a month, about 7.0% 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 6.6% 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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