With 889,679 inhabitants and a growing population, La Réunion has a rental market driven by Saint-Denis, Saint-Pierre and the west coast, 11 hours’ flight from Paris. Prices, rents, municipalities, budgets and yield: what you need to know before buying in La Réunion from abroad.
The public indicators that matter before buying to let in Saint-Denis, each with its source.
The figures in this section are those of Saint-Denis, the capital, which accounts for almost half of the island’s apartment sales: 5,963 out of 12,952 between July 2021 and June 2026, according to DVF. The other municipalities are compared further down.
Saint-Denis has 155,634 inhabitants according to the 2023 INSEE census. 65.6% of main residences are occupied by tenants, compared with 45.6% across the island in 2022, and 40.1% of households consist of one person: favourable ground for studios and two-room apartments.
The rent map of the Ministry of Housing and ANIL gives an advertised rent in Saint-Denis of about €17.1 per m² including charges for a 1- or 2-room apartment, compared with €14.1 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments down 2.3% between July 2025 and June 2026 compared with the previous twelve months, with 933 apartments sold. The island, for its part, is gaining inhabitants: 0.7% more per year between 2017 and 2023, according to INSEE.
Vacancy reaches 8.8% of homes in Saint-Denis 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 | €2,500/m² (5,963 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 2 775 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 155,634 inhabitants | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 9,254, i.e. 55.2% of 18-24 year olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 13,0 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 65,6 % | INSEE, census, 2023 |
| Single-person households | 40.1% of households | INSEE, census, 2023 |
| One-room main residences | 11,1 % | INSEE, census, 2023 |
| Vacant homes | 8.8% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €17.1/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €14.1/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | −2.3% (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 | 933 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Population of La Réunion | 889,679 inhabitants, +0.7% per year from 2017 to 2023 | INSEE, 2023 reference populations |
| Tenant households across the island | 45.6% of main residences, including 17.5% in social housing (HLM) | INSEE, housing in 2022 |
| Apartments sold on the island | 12,952 sales, median price of €2,767/m² | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Students enrolled on the island | 26,344 in 2025-2026 | Ministry of Higher Education, enrolment atlas |
| Unemployment rate in La Réunion | 18.8% in the 2nd quarter of 2026 (8.3% in France) | INSEE, Insee Conjoncture Réunion no. 43 |
| Saint-Paul: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,809 (1,777 sales) and €21.9 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Saint-Leu: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,518 (516 sales) and €18.8 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Saint-Pierre: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €3,123 (1,381 sales) and €18.9 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| La Possession: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €2,703 (770 sales) and €18.6 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Sainte-Marie: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €2,409 (420 sales) and €15.2 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Le Tampon: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €2,396 (915 sales) and €16.0 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Le Port: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €1,925 (110 sales) and €17.7 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
Expatriates supported by ImmoPourExpat have already bought in La Réunion: their property and their figures.
Three typical properties in Saint-Denis, at the median sale price and the municipality’s advertised rent: enough to position your budget before you start searching.
1 room of 23 m², the median size of studios sold
Market benchmark: 40.1% of households in Saint-Denis live alone, which supports demand for small units (INSEE, 2023 census).
2 rooms of 44 m², the median size of two-room apartments sold
Market benchmark: 65.6% of main residences are rented in Saint-Denis (INSEE, 2023 census).
4 rooms or more, 86 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 Saint-Denis. Rents estimated at the advertised rent from the 2025 rent map, including charges (€17.1 per m² for 1 or 2 rooms, €14.1 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.
In La Réunion, you choose your municipality first: according to DVF, purchase prices vary threefold between the east and the west coast. Here are the seven municipalities with the most apartment sales, plus Le Port.
Prefecture, Region, Department, Félix-Guyon University Hospital and the Moufia university campus: Saint-Denis brings together the island’s administration and 14,011 students enrolled in 2025-2026. According to INSEE, 65.6% of households are tenants, compared with 45.6% on the island. Studios and two-room apartments here target students, young professionals and public-sector employees. Traffic is heavy at rush hour: a home close to your tenants’ workplace lets more easily.
Next to Saint-Denis and in the same urban area, Sainte-Marie is home to Roland-Garros airport and has 37,093 inhabitants. According to DVF, its apartments sold for a median of €2,409 per m², and the rent map shows €15.2 per m² for a 1- or 2-room apartment. 44.5% of households are tenants, according to INSEE: a three-room apartment let unfurnished to a family is the simplest option here. Sainte-Marie is also on the list of municipalities exposed to coastal erosion: read the risk statement for properties near the coast.
Between Saint-Denis and Saint-Paul, Le Port is home to the Grand Port Maritime, which handled a record 6.1 million tonnes in 2025. According to DVF, apartments sold for a median of €2,703 per m² in La Possession and €1,925 in Le Port, on only 110 sales in five years; the rent map shows €18.6 and €17.7 per m² for a 1- or 2-room apartment. In Le Port, 64.4% of households are tenants. Together with Saint-Paul, the two municipalities form the TCO Ecocity.
From the uplands to the beaches of Saint-Gilles-les-Bains and L’Hermitage, Saint-Paul is the island’s second-largest municipality, with 108,088 inhabitants. According to DVF, it is also the most expensive: a median of €4,809 per m² for apartments, with the highest advertised rent on the island, €21.9 per m² for a 1- or 2-room apartment. The gross yield is therefore lower than in Saint-Denis. 7.3% of homes are second homes, according to INSEE, and the municipality applies a 60% surcharge to their council tax (taxe d’habitation).
On the west coast, south of Saint-Paul, Saint-Leu has 36,163 inhabitants. According to DVF, its apartments sell for a median of €4,518 per m², the second highest on the island, for an advertised rent of €18.8 per m²: its gross yield is the lowest of the municipalities on this page. Only 32.9% of households are tenants, and 5.8% of homes are second homes, according to INSEE. Saint-Leu is not in a high-demand area (zone tendue): the notice period for an unfurnished home remains three months.
The main urban hub of the south, Saint-Pierre is home to the IUT of the Université de La Réunion, the southern sites of the University Hospital and Pierrefonds airport; 4,946 students are enrolled there in 2025-2026. According to DVF, its apartments sold for a median of €3,123 per m², and the rent map shows €18.9 per m² for a 1- or 2-room apartment, more than in Saint-Denis. Studios and two-room apartments in the centre suit students and young professionals.
The island’s fourth-largest municipality with 82,579 inhabitants, Le Tampon has a campus of the Université de La Réunion: 3,584 students are enrolled there in 2025-2026, and the Crous opened 100 places there in 2019. According to DVF, its apartments sold for a median of €2,396 per m², for an advertised rent of €16.0 per m² for a 1- or 2-room apartment. 44.8% of households are tenants, according to INSEE: studios for students, large homes for families.
Median prices of apartments sold from July 2021 to June 2026 (DVF) and advertised rents for a 1- or 2-room apartment, including charges (2025 rent map). These official figures are published by municipality: within the same municipality, the coast and the uplands do not have the same prices.
Students, young professionals, public and private-sector employees: in La Réunion, rental demand is concentrated in Saint-Denis and the south. The figures below are those of Saint-Denis, unless otherwise stated.
The island has 26,344 students in 2025-2026, 30% more than ten years ago according to the Cnous, which puts the need at 900 homes: furnished studios near the Moufia, Le Tampon and Saint-Pierre campuses let at the start of every academic year.
Prefecture, local authorities, Félix-Guyon University Hospital and university: according to INSEE, 18.9% of jobs in Saint-Denis are managerial positions, and 40.1% of its households consist of one person. Well-located studios and two-room apartments find tenants all year round.
According to INSEE, 112,800 workers worked outside their municipality in 2021, and 91% of them drove there. A home close to the workplace or to a fast road avoids rush-hour journeys: it is a selling point when letting.
According to INSEE, only 14.6% of households in Saint-Denis moved in less than two years ago: a good tenant may stay a long time, so choose them carefully.
Sources: Ministry of Higher Education, 2025-2026 student enrolment atlas; INSEE, 2023 census and Insee Analyses Réunion no. 91 (2024); Université de La Réunion; Cnous and Banque des Territoires (2026). Unemployment reaches 18.8% in La Réunion in the 2nd quarter of 2026, compared with 8.3% in France (INSEE).
In La Réunion, year-round letting remains the foundation: furnished lets for small units in Saint-Denis and Saint-Pierre, unfurnished lets for families. Short-term rental is a west-coast market.
Having your property managed remotely →| Option | In La Réunion | Our view |
|---|---|---|
| Unfurnished rental | 45.6% of the island’s households are tenants, and families look for three-room apartments and houses. Three-year lease; in the nine municipalities in a high-demand area, the tenant’s notice period is one month. | For a large home |
| Furnished | 40.1% of households in Saint-Denis live alone and 26,344 students are enrolled on the island: furnished studios and two-room apartments near the campuses and town centres, with one month’s notice. | To prioritise |
| House share | In Saint-Denis, a large home earns less per m² than a two-room apartment (6.9% against 8.2% gross in our typical budgets): house sharing is worth testing near Moufia or the Le Tampon campus. | To test |
| 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 in Saint-Paul or Saint-Leu, where second homes account for 7.3% and 5.8% of homes. A team on the ground is essential. | On the west coast |
| Tax-relief schemes | The Girardin reduction is reserved for taxpayers domiciled in France, and the overseas Pinel scheme only applies to purchases made up to 2024: an expatriate buys for the rent. | Not for an expatriate |
La Réunion applies national rules, with an energy calendar and tax rules specific to the French overseas departments. Check the rules below before costing your project.
Nine municipalities are in a high-demand area (zone tendue): Saint-Denis and Sainte-Marie; Saint-Paul, Le Port and La Possession; Saint-Pierre, Le Tampon and L’Entre-Deux; Saint-Louis. The tenant’s notice period for an unfurnished home is one month there, rent increases between two tenants are capped, and a home empty for at least a year is taxed: 17% of the rental value in the first year, 34% thereafter.
Rent levels are not capped in La Réunion as of 10 November 2026. The law of 13 June 2025 allows overseas authorities in high-demand areas to request rent control until June 2027, but no request has been published for the island. We found no rental permit (permis de louer) in force.
A furnished tourist let must be 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. Saint-Paul had put a reduction to 90 days on the agenda of its municipal council of 28 May 2026. Saint-Paul and La Possession also apply a surcharge to the council tax on second homes, of 60% and 49%.
The calendar is shifted overseas: a home rated G can no longer be let from 1 January 2028, and a home rated F from 1 January 2031, compared with 2025 and 2028 in mainland France. Have the energy performance certificate carried out before buying an older property.
Saint-Denis, Saint-Paul, Saint-Pierre and Le Tampon each have a risk prevention plan for flooding and ground movements, and Le Port, Sainte-Marie and Saint-André are on the list of municipalities exposed to coastal erosion. A 2001 prefectoral order defines the areas infested with termites: when a property in these areas is sold, a termite report less than six months old is mandatory.
The Girardin tax reduction is reserved for taxpayers domiciled in France for tax purposes, according to the BOFiP, and the overseas Pinel scheme only applies to purchases made up to 31 December 2024. A non-resident expatriate is not entitled to them: the project has to stand on its rent.
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: a 40 m² two-room apartment, at the median sale price and the average advertised rent in Saint-Denis.
| Furnished letting, micro-BIC regime | Affiliated in the EU, the EEA, Switzerland or the United Kingdom | Other cases (full rate) |
|---|---|---|
| Rents over one year | 8 208 € | 8 208 € |
| Taxable income after the 50% allowance | 4 104 € | 4 104 € |
| Income tax at the minimum rate of 14.4% | − 591 € | − 591 € |
| Social contributions | − 308 € (7,5 %) | − 763 € (18,6 %) |
| Left after tax | 7 309 € | 6 854 € |
| Yield after tax | ≈ 7,3 % | ≈ 6,9 % |
Assumptions: furnished letting under the micro-BIC regime, 50% allowance, minimum rate of 14.4% for non-residents on income from overseas sources, instead of 20% in mainland France (article 197 A of the CGI, 2025 income), rent received counted in full. The 7.5% rate also assumes you do not depend on any mandatory French scheme: a retiree who only receives a French pension pays the full rate. Charges, property tax, notary fees and loan interest are not deducted: under the actual-expenses regime, the tax can be much 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 La Réunion? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →La Réunion is 11 hours by direct flight from Paris, with four airlines from Roissy-Charles-de-Gaulle and Orly, and a 3-hour time difference in winter. From Switzerland, the United Kingdom, Belgium or Luxembourg, allow for a connection in Paris; from Dubai, the quickest route is via Mauritius.
Direct flights to Roissy-Charles-de-Gaulle (Air Austral, Air France) and Orly (Corsair, French Bee), several times a day.
Six flights a day with Air Mauritius and Air Austral, from Roland-Garros airport.
Three Emirates flights a day between Dubai and Mauritius, then a 45-minute flight to La Réunion.
A record for Roland-Garros airport, including 1.63 million passengers to or from mainland France.
Car Jaune line TX serves the Saint-Denis coach station from the airport, which is a few kilometres from the centre.
With French Bee, most connections between La Réunion and Montreal are made at Orly in under 2 hours.
Flight schedule displayed by Roland-Garros airport on 10 November 2026, Emirates timetables and the French Bee schedule; they vary by day and season. La Réunion runs on UTC+4, with no clock change: 3 hours ahead of Paris in winter, 2 hours in summer. There is no train on the island: the Region’s Réunion Express project is the subject of a public debate (August 2026 file).
Nine municipalities, according to the list published on Légifrance: Saint-Denis and Sainte-Marie; Saint-Paul, Le Port and La Possession; Saint-Pierre, Le Tampon and L’Entre-Deux; and Saint-Louis. The tenant’s notice period for an unfurnished home is one month there, rent increases between two tenants are capped, and a home empty for at least a year is taxed. Saint-Leu, Saint-André and Saint-Benoît are not among them: check the exact municipality of your property.
According to DVF and the rent map, Saint-Pierre and Saint-Denis offer a good balance. In Saint-Pierre, the median price is €3,123 per m² for an advertised rent of €18.9 per m² on T1 and T2 units. In Saint-Denis, you find €2,500 per m² for €17.1. Saint-Paul has the highest rents, but also the highest prices. A gross yield says nothing about actual vacancy.
It is an option in Saint-Denis, near the Moufia campus, and in Saint-Pierre. The Université de La Réunion states that it welcomes more than 19,000 students a year. The furnished studio or T2 is the most sought-after format. Check bus connections and traffic, as journeys can be long at rush hour. Plan for re-letting before the start of the academic year.
Rent levels are not capped as of 10 November 2026, according to Service Public. The law of 13 June 2025 allows overseas authorities in high-demand areas to request rent control until June 2027, for a five-year experiment, but no request has been published for the island. In the nine municipalities in a high-demand area, rent increases between two tenants remain capped.
Your rents are taxable in France. According to the DGFiP, the minimum rate for non-residents is 20%, then 30% above the threshold, with reduced rates in the DOM, of 14.4% then 20%. The option for the average rate may be more favourable. Social contributions are added, at 17.2% for unfurnished or 18.6% for furnished, reduced to 7.5% for those affiliated to a European or Swiss scheme.
Yes, provided you declare the furnished tourist let at the town hall. We found no change-of-use rules in Saint-Paul or Saint-Leu, but a municipality can adopt them. Saint-Paul had put on the agenda of its municipal council of 28 May 2026 a reduction to 90 days a year for letting a main residence: check the rule at the town hall. Purchase prices there are the highest on the island, at €4,809 per m² for apartments according to DVF.
Generally not. The Girardin tax reduction for overseas housing is reserved for taxpayers domiciled in France for tax purposes, according to the BOFiP, unless you earn most of your income in France. The overseas Pinel scheme only applies to purchases made up to 31 December 2024. Your project therefore has to be financed by the rent, not by a tax reduction.
The calendar is shifted compared with mainland France, according to Service Public: a home rated G can no longer be let from 1 January 2028, and a home rated F from 1 January 2031. Have the energy performance certificate carried out before buying an older property, and include the works in your budget.
According to sales recorded in DVF in Saint-Denis from January 2025 to December 2025, a studio sold for a median price of €66,000, a two-room apartment for a median price of €109,500 and a large home for a median price of €210,840. 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 36.73%, plus 1.00% 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 €100,000 in Saint-Denis and let for €684 a month, about 7.3% 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 6.9% otherwise, under the micro-BIC regime and at the minimum rate of 14.4% applicable to overseas rental income. 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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