With 61,595 students and 369,021 jobs, Marseille offers broad rental demand, with purchase prices that can triple from one arrondissement to another. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Marseille from abroad.
The public indicators that matter before buying to let in Marseille, each with its source.
Marseille has 886,040 inhabitants according to the 2023 INSEE census. 54.7% of main residences are occupied by tenants and 44.9% of households consist of one person.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €18.6 per m² including charges for a 1- or 2-room apartment in Marseille, compared with €15.0 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments up 2.3% between July 2025 and June 2026 compared with the previous twelve months, with 10,708 apartments sold.
Vacancy reaches 7.6% 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 | €3,081/m² (56,638 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 3 369 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 886,040 inhabitants | INSEE, census, 2023 |
| Average annual population change | +0.4% per year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 51,111, i.e. 60.8% of 18-24 year olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 12,6 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 54,7 % | INSEE, census, 2023 |
| Single-person households | 44.9% of households | INSEE, census, 2023 |
| One-room main residences | 8,7 % | INSEE, census, 2023 |
| Vacant homes | 7.6% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €18.6/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €15.0/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +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 | 10,708 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Most expensive arrondissement: the 7th (Saint-Victor, Endoume, Vauban) | €5,380/m² average price (639 sales) | DVF, monthly statistics (data.gouv.fr), July 2025 to June 2026 |
| Least expensive arrondissement: the 15th | €1,601/m² average price (397 sales) | DVF, monthly statistics (data.gouv.fr), July 2025 to June 2026 |
| Advertised rent for a 1- or 2-room apartment by district | from €16.2 (15th) to €20.6 (7th) per m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Main residences rented in the 1st and 2nd arrondissements | 74.7% and 74.2% (54.7% for the city) | INSEE, 2023 census, full profiles of the arrondissements |
| Students at the Saint-Charles campus of Aix-Marseille University | 11,389 in 2022-2023 | Aix-Marseille University, 2023-2025 objectives contract |
| Jobs within the Euroméditerranée area | 56,172, in 6,109 establishments | Euroméditerranée, 2025 outlook |
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 28 m², the median floor area of studios sold
Market benchmark: 44.9% of households in Marseille live alone, which supports demand for small units (INSEE, 2023 census).
2 rooms of 43 m², the median size of two-room apartments sold
Market benchmark: 54.7% of main residences are rented in Marseille (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 Marseille. Rents estimated at the advertised rent of the 2025 rent map, including charges (€18.6 per m² for 1 or 2 rooms, €15.0 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 the annual rent with the purchase price, excluding fees and charges.
Marseille has sixteen arrondissements with very different profiles, from the old centre, where most homes are rented, to the residential districts of the south, linked by two metro lines and three tram lines.
In the 1st arrondissement, three households in four are tenants and 55% of main residences have only one or two rooms, according to INSEE. Students from the Saint-Charles campus, next to the station, and young professionals look for studios there near the metro. The housing stock, 73% of it built before 1946, is uneven: Noailles is subject to the rental permit, and the City publishes the list of buildings under a safety order. Average price: €3,191 per m²; advertised rent: €17.0 per m².
Between Cours Julien, La Plaine, the Préfecture and Castellane, 57.1% of households consist of one person and 56.5% of main residences are rented, according to INSEE. Half of main residences were built before 1946: most lets are apartments in older buildings, from studios to three-room flats, near metro lines M1 and M2. Part of the arrondissement lies within the remarkable heritage site. Average price: €4,155 per m²; advertised rent: €19.0 per m².
Around Notre-Dame-de-la-Garde, Endoume and the Vallon des Auffes, the 7th is the most expensive arrondissement. Owner-occupiers are the majority there and only 35% of main residences have one or two rooms, according to INSEE. Advertised rents are the highest in the city, but not enough to offset prices: the gross yield is lower than in the centre. The metro only skirts the arrondissement. Average price: €5,380 per m²; advertised rent: €20.6 per m².
The 5th is home to Aix-Marseille University’s Timone campus, dedicated to health, and two AP-HM hospitals: La Timone, with 1,069 beds and places, and La Conception, with 862. A practical address for health students and care staff: 60% of households consist of one person and 62.1% of main residences are rented, according to INSEE. Metro line M1 serves La Timone and Baille. Average price: €3,594 per m²; advertised rent: €18.6 per m².
Along the Avenue du Prado, from Castellane to the beaches, the 8th is the second most expensive arrondissement. A residential area, with Parc Borély and the Vélodrome stadium, it has 43.5% of main residences rented, and only 26% have one or two rooms, according to INSEE. To let to working professionals, aim for an address close to Périer or Rond-Point-du-Prado stations, on line M2. Average price: €4,445 per m²; advertised rent: €20.4 per m².
The 9th is home to the Luminy campus, on the edge of the Calanques National Park, with faculties of Aix-Marseille University and KEDGE Business School, as well as Sainte-Marguerite hospital. Small units are rare there: only 20% of main residences have one or two rooms, according to INSEE. The campus has no metro: line M2 stops at Sainte-Marguerite-Dromel, then buses take over. Average price: €3,325 per m²; advertised rent: €19.9 per m².
Euroméditerranée, a 480-hectare development of national interest around La Joliette, brings together 56,172 jobs and 6,109 establishments according to its public developer, which counted 9,900 new homes delivered by the end of 2024. Furnished lets there target employees, consultants and executives on assignment, between metro line M2, trams T2 and T3 and Saint-Charles station. In the 2nd arrondissement, 74.2% of main residences are rented, according to INSEE, and apartments sold for an average of €3,389 per m² between July 2025 and June 2026, according to DVF. The area remains mixed, from new buildings to the narrow streets of Le Panier: visit the street and the building before deciding.
Average apartment sale prices from July 2025 to June 2026 (DVF) and advertised rents for 1 or 2 rooms, including charges (2025 rent map), at arrondissement level, like the INSEE figures (2023 census): the gap can be wide from one street to the next. The northern arrondissements, the least expensive, call for a case-by-case study.
Students, young professionals, employees of Euroméditerranée and the hospitals: in Marseille, rental demand is concentrated in the central arrondissements, where three quarters of main residences are rented.
According to Aix-Marseille University, the Saint-Charles campus alone, next to the station, had 11,389 students in 2022-2023. Studios and flatshares near the campuses in the centre, La Timone and Luminy let at every new academic year.
According to INSEE, 24.2% of these jobs are executive positions. Euroméditerranée, the business district of La Joliette, alone accounts for 56,172 of them according to its public developer: well-connected small units find tenants all year round.
Saint-Charles station puts Paris 3 h 03 and Lyon 1 h 41 away by direct TGV: employees on assignment, interns and relocated executives look for a furnished flat or a mobility lease there, close to the metro.
According to INSEE, 12.3% of households in Marseille 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; Aix-Marseille University (2023); INSEE, 2023 census; Euroméditerranée (2025); SNCF Gares & Connexions (2024). Unemployment stands at 10.4% in the Marseille employment area in the second quarter of 2026, against 8.3% in France (INSEE).
In Marseille, rent levels are not capped, but short-term letting is tightly regulated: choose the formula according to the arrondissement and the tenant you are targeting.
Investing in a house share from abroad →| Option | In Marseille | Our view |
|---|---|---|
| Unfurnished rental | The first rent is free, then the tight-zone rule applies when re-letting. It suits large homes in the 7th, 8th and 9th arrondissements, let to families on three-year leases. | For a large home |
| Furnished | 44.9% of Marseille households live alone, and up to 60% in the 5th: furnished studios and two-room flats meet this demand, near the campuses, the hospitals and the metro, with one month’s notice. | To prioritise |
| House share | Large older apartments in the centre and the 5th, near the Saint-Charles and Timone campuses, lend themselves to it: check the co-ownership rules and the condition of the building. | 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 | Outside your main residence, change-of-use authorisation with compensation from the first property, in all 16 arrondissements, and a mandatory registration number. | Tightly regulated |
In Marseille, rents are not capped, but short-term letting is tightly regulated and the condition of older buildings requires careful checks. Check the rules below before costing your project.
Marseille is in a tight housing zone and remains so under the decree that will apply from 1 January 2027. Rent levels are not capped, but for a new lease signed between 1 August 2026 and 31 July 2027, the rent may not exceed that of the previous tenant, except for an authorised annual review, and no increase is allowed for a home rated F or G. A home that has been empty for at least a year is subject to the tax on vacant homes: 17% of the rental value in the first year, 34% thereafter.
Under the regulation adopted by the Metropolis on 27 February 2025, letting a home that is not your main residence as furnished tourist accommodation requires, in all 16 arrondissements, a change-of-use authorisation with compensation: converting premises of another type into housing, of equivalent floor area, in the same group of arrondissements, or buying commercial rights. A main residence can only be let for 90 days a year since January 2026, and every listing must display its registration number.
In Noailles since 15 October 2019, then in Belle de Mai and Hoche-Versailles-Pelletan, added by a decision of October 2024, letting a private home requires prior authorisation from the Metropolis, before the lease is signed and for each new tenant. Letting without authorisation exposes you to a fine of €5,000 to €15,000.
The City publishes the list of buildings under a safety order, with their date and lifting: check the address you are considering before making any offer, read the minutes of the general meetings and have the structure inspected. A home subject to a safety or unfitness procedure cannot obtain authorisation as furnished tourist accommodation.
The city centre is covered, over 472 hectares, by a remarkable heritage site stemming from the heritage enhancement area created in 2018, which extends to Castellane and Parc Longchamp. Works on façades, roofs and joinery there go through the Architecte des Bâtiments de France: factor these requirements into the co-ownership budget.
Marseille is covered by five risk prevention plans: flooding in the Huveaune and Aygalades basins, former underground quarries, clay shrinkage and swelling, and forest fires. Read the risk report for each property, especially near watercourses and the hills.
Since 1 January 2025, a home rated G can no longer be let under a new lease, F-rated homes will follow in 2028 and E-rated homes in 2034, according to service-public.gouv.fr. According to the Metropolis, nearly 17% of homes in Marseille are rated E, F or G: ask for the energy performance certificate before making an offer.
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. Marseille applies a 60% surcharge on the residence tax for second homes (2025). 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 | 8 928 € | 8 928 € |
| Taxable income after the 50% allowance | 4 464 € | 4 464 € |
| Income tax at the 20% minimum rate | − 893 € | − 893 € |
| Social contributions | − 335 € (7,5 %) | − 830 € (18,6 %) |
| Left after tax | 7 700 € | 7 205 € |
| Yield after tax | ≈ 6,2 % | ≈ 5,8 % |
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 Marseille? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Marseille is 3 h 03 from Paris and 5 h 31 from Brussels by direct TGV, according to the SNCF timetable. Marseille Provence airport, linked to Saint-Charles station by TER train or shuttle bus, lists 95 destinations with direct flights, including London, Brussels, Luxembourg, Zurich and Montreal.
16 direct TGVs on Tuesday 17 November 2026, including 3 OUIGO, from Marseille Saint-Charles to Paris Gare de Lyon.
4 direct TGVs a day, from Marseille Saint-Charles to Brussels-Midi, via Lille Europe (4 h 46).
12 direct TGV and ICE trains a day to Lyon Part-Dieu, from where 10 direct TER trains a day reach Geneva in 2 h 02.
By TER train from Saint-Charles to Vitrolles Aéroport Marseille Provence station (43 direct trains on Tuesday 17 November 2026), then 5 minutes by bus to the terminal. Shuttle bus A1 also links the station to the airport in 30 to 50 minutes, every 10 minutes during the day.
Listed by Marseille Provence airport, including London, Brussels, Luxembourg, Zurich, Amsterdam, Montreal, Quebec City, Casablanca, Algiers and Tunis.
29 stations, including Saint-Charles on both lines, plus 3 tram lines, according to RTM.
Timetables checked on 10 November 2026 in the official SNCF timetable (Tuesday 17 November 2026, a weekday without engineering works) and on the Marseille Provence airport website; they vary from day to day. Geneva has no direct train from Marseille.
No, Marseille does not apply rent control, which covers nine territories including Lille and Bordeaux according to Service Public. As Marseille is a tight-market zone, however, the rent of a re-let home cannot exceed that of the previous tenant, except for an authorised annual revision, for leases signed between 1 August 2026 and 31 July 2027.
If it is your main residence, occupied at least eight months a year, tourist letting has been limited to 90 days a year since January 2026, without change-of-use authorisation. If it is an investment, you need a change-of-use authorisation with compensation, required in all sixteen arrondissements by the Metropolis regulation of 27 February 2025: you must convert premises of another type into housing, of equivalent floor area, in the same group of arrondissements, or buy commercial rights. In all cases, the listing must display a registration number. For an expatriate, long-term letting is therefore much simpler.
It is an authorisation to request from the Aix-Marseille-Provence Metropolis before signing a lease, in certain neighbourhoods only: Noailles since 15 October 2019, then Belle de Mai and Hoche-Versailles-Pelletan, added by a decision of October 2024. The Metropolis checks the condition of the home before authorising the let, and a new application is needed for each change of tenant. Letting without authorisation exposes you to a fine of €5,000 to €15,000.
On paper, the cheapest arrondissements, such as the 3rd, 14th or 15th, show the highest gross yields, because prices there are low relative to rents. This yield does not account for the risk of vacancy, unpaid rent or heavy works in the co-ownership. The 5th and 6th offer a compromise between price, student demand and access to the metro.
Slightly. According to sales recorded in DVF, the average price per m² of apartments rose by 2.3% between July 2025 and June 2026 compared with the previous twelve months, with 10,708 sales. Gaps between arrondissements remain very wide: over the same period, DVF gives an average of €1,601 per m² in the 15th and €5,380 in the 7th.
Entrust management to a local professional and choose a property close to the metro or to Saint-Charles station, linked to the airport by a shuttle in about 30 to 50 minutes. Before buying, have the building checked, especially in the old centre, and read the minutes of general meetings. Arrange a bank account in France and a cash reserve for works voted in the co-ownership.
Check the list of safety orders published by the City for the address you are considering, read the minutes of the latest general meetings and have the building inspected by a professional. A home subject to a safety or unfitness procedure cannot obtain authorisation as furnished tourist accommodation.
Yes. Stemming from the architecture and heritage enhancement area created in 2018, it covers 472 hectares of the city centre, up to Castellane and Parc Longchamp. Works on the exterior of buildings there require the approval of the Architecte des Bâtiments de France.
According to sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €92,500, a two-room apartment for a median price of €145,000 and a large home for a median price of €235,000. 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 44.54%, plus 2.59% 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 €123,240 and let for €744 a month, about 6.2% 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 5.8% 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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