With 85,582 students, two thirds of households renting and direct TGVs to Paris, Brussels and Barcelona, Montpellier offers strong rental demand, under rent control planned until 23 November 2026. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Montpellier from abroad.
The public indicators that matter before buying to let in Montpellier, each with its source.
Montpellier has 310,240 inhabitants according to the 2023 INSEE census. 67.1% of main residences are occupied by tenants and 54.8% of households have only one person: favourable ground for small flats and house shares.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of around €17.9 per m² including charges for a 1 or 2-room apartment in Montpellier, against €13.9 for a 3-room apartment or larger.
Sales recorded in DVF show the average price per m² of apartments up 2.2% between July 2025 and June 2026 compared with the previous twelve months, with 3,966 apartments sold.
Vacancy stands at 6.9% 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 | €3,351/m² (21,819 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 3 415 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 310,240 inhabitants | INSEE, census, 2023 |
| Average annual population change | +1.4% per year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 46,064, or 76.5% of 18 to 24-year-olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 19,4 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 67,1 % | INSEE, census, 2023 |
| Single-person households | 54.8% of households | INSEE, census, 2023 |
| One-room main residences | 19,1 % | INSEE, census, 2023 |
| Vacant homes | 6.9% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €17.9/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €13.9/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +2.2% (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 | 3,966 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Maximum rent for a furnished studio built between 1971 and 1990 | €28.0/m² excluding charges in zone 1, €20.0 in zone 5 | Hérault Prefecture, order of 9 June 2026 |
| Median rent of unfurnished homes let | €13/m² excluding charges in the urban unit, €17.4 for a studio | ADIL de l'Hérault, local rent observatory, 2023 rents |
| Students at the two universities | Université de Montpellier 44,241, Université Paul-Valéry 20,838 | Ministry of Higher Education, enrolment atlas, 2025-2026 |
| People paid by the University Hospital (CHU) of Montpellier | 11,966, including 2,563 medical staff | University Hospital (CHU) of Montpellier, key figures, 2023 |
| Passengers at the two stations | 7.5 million at Saint-Roch and 2.5 million at Sud de France in 2024 | SNCF Gares & Connexions, station footfall |
| Unemployment rate in the Montpellier employment area | 10.6% in the 2nd quarter of 2026 (8.3% in France) | INSEE, unemployment rate by employment area |
Expatriates supported by ImmoPourExpat have already bought in Montpellier: their property and their figures.
Three typical properties, at the median sale price and the town’s advertised rent: enough to place your budget before you start searching.
1 room of 24 m², the median floor area of studios sold
Market benchmark: 54.8% of households in Montpellier live alone, which supports demand for small flats (INSEE, 2023 census).
2 rooms of 43 m², the median size of two-room apartments sold
Market benchmark: 67.1% of main residences are rented in Montpellier (INSEE, 2023 census).
4 rooms or more, 84 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 Montpellier. Rents estimated at the advertised rent from the 2025 rent map, including charges (€17.9 per m² for a 1 or 2-room home, €13.9 for a 3-room home or larger). Notary fees estimated at 8% of the price (7 to 8% for existing homes according to the notaires de France). Gross yield compares the annual rent with the purchase price, excluding fees and charges.
Montpellier offers neighbourhoods with very different profiles, from the old centre to the recent neighbourhoods in the east, all linked by five tram lines.
Around Place de la Comédie, the Écusson has most of the small older homes: according to INSEE, 73% of households there are tenants and 61% of homes have one or two rooms. The five tram lines run around it, from the Comédie to the Peyrou. The centre is a safeguarded sector, where works go through the Architecte des Bâtiments de France (the state heritage architect), and a quota zone for furnished tourist rentals. Vacancy there reaches 13%: aim for a renovated home.
East of the Écusson, Antigone runs down to the Lez and the Richter campus of the Université de Montpellier. Tram 1 crosses the neighbourhood, from Antigone to Place de l'Europe, where line 4 also runs, and the Comédie is a few minutes' walk away. The neighbourhood is included in the quota zone for furnished tourist rentals: rather aim for a year-round let, unfurnished or furnished, for students of the Richter campus or young professionals.
Around the City Hall, Port Marianne is Montpellier's recent district: according to INSEE, 74.5% of households there are tenants and only 3% of homes are vacant. Tram 1 links it to the centre and Sud de France station, and lines 3 and 4 also serve it. The République and Cambacérès ZAC developments, around the station, add homes, offices and schools. Capped rents here are among the highest in the city.
North of the Écusson, Boutonnet and the Beaux-Arts link the centre, the campuses and the hospitals. In the Boutonnet area, nearly half of residents are aged 18 to 24 and 52% of homes have one or two rooms, according to INSEE; the Crous has a residence there. Trams 1 and 5 stop at Boutonnet - Cité des Arts, line 2 at Beaux-Arts. Furnished studios and two-room flats there target students of the nearby faculties.
West of the Peyrou, Les Arceaux stretch along the Saint-Clément aqueduct, and Figuerolles extends the old quarter towards Gambetta. Tram 3 stops at Arceaux and Plan Cabanes, line 5 at Gambetta - Saint-Denis. A rental permit applies to part of Figuerolles since October 2023: each new lease there requires authorisation. The Gély-Figuerolles priority district, where 43% of residents live below the poverty line, is next door: choose the street with care.
Around Saint-Roch station, which welcomed 7.5 million passengers in 2024 according to the SNCF, the neighbourhood is heavily rental: according to INSEE, 79% of households there are tenants and 70% of homes have one or two rooms. Tram lines 1 to 4 stop there, from the station to Nouveau Saint-Roch and Rondelet. Vacancy there reaches 13%: a renovated, well-placed home makes the difference.
In the north of the city, the Triolet campus of the Université de Montpellier, the Université Paul-Valéry and the Lapeyronie and Gui-de-Chauliac hospitals of the University Hospital (CHU) form a large student and medical hub. According to INSEE, more than half of residents there are aged 18 to 24, 83% of households are tenants and 41% moved in less than two years ago: demand renews itself every autumn. Tram 1 serves the Triolet campus and the hospitals, and line 5 has served the Université Paul-Valéry since December 2025. The Paul-Valéry - Pas du Loup - Val de Croze priority district touches the campus: visit the street before buying.
The neighbourhood profiles come from the 2023 INSEE census by IRIS (INSEE statistical areas), grouped by neighbourhood; the tram lines come from the official TaM timetable. Official sale prices (DVF) are only published at municipality level: no purchase price is therefore given by neighbourhood.
Rent is capped across the whole municipality since 1 July 2022, for unfurnished and furnished lets alike. The prefectoral order of 9 June 2026 divides the city into 5 zones and sets a reference rent for each, according to the number of rooms, the period of construction and whether the home is furnished: the rent excluding charges cannot exceed this reference rent increased by 20%. According to the order's map, zone 1 covers the centre and a large part of the east, as far as Port Marianne, and zone 5 mainly the west.
The order applies to leases signed from 1 July to 23 November 2026, the end date of the experiment. The two-year extension of rent control, voted by the Senate on 21 October 2026, is due to be examined by the National Assembly on 18 November 2026: check the news before signing, and test your address with the Métropole simulator.
| Furnished, 1971 to 1990 | 1 room | 2 rooms | 3 rooms | 4 rooms or more |
|---|---|---|---|---|
| Zone 1 | 28,0 € | 18,4 € | 15,5 € | 14,5 € |
| Zone 2 | 25,6 € | 18,5 € | 15,5 € | 14,2 € |
| Zone 3 | 22,8 € | 17,4 € | 15,5 € | 14,2 € |
| Zone 4 | 21,8 € | 17,9 € | 15,4 € | 14,2 € |
| Zone 5 | 20,0 € | 15,6 € | 13,2 € | 12,7 € |
Maximum rents excluding charges, in € per m² of living area, for a furnished home built between 1971 and 1990, the most common period in Montpellier (increased reference rent from the order of 9 June 2026, applicable from 1 July to 23 November 2026). Other periods and unfurnished lets have their own caps: check the zone of your address on the Métropole's simulator.
Students, healthcare workers and young professionals: in Montpellier, demand comes first from the universities and the University Hospital (CHU), in a city where two households in three are tenants.
The Université de Montpellier has 44,241 students and the Université Paul-Valéry 20,838, according to the Ministry. According to INSEE, 41.9% of 15 to 24-year-olds live alone: studios and house shares near the tram let every autumn.
The University Hospital (CHU) of Montpellier pays 11,966 people, including 2,563 medical staff, according to its 2023 figures. According to INSEE, 54.8% of households have only one person: small flats remain the most in demand.
With 12 direct TGVs a day to Paris and direct TGVs to Brussels and Barcelona, Montpellier attracts employees on assignment or transferred: they look for a furnished rental or a mobility lease near the tram.
According to the local rent observatory, an unfurnished home is relet in a median of 12 days, and more than one furnished home in two in the private stock changes tenant within the year (2020 data).
Sources: Ministry of Higher Education, 2025-2026 enrolment atlas; INSEE, 2023 census; University Hospital (CHU) of Montpellier (2023 figures); SNCF Gares & Connexions (2024); local rent observatory of the Montpellier urban area (ADIL de l'Hérault, 2023 rents). Unemployment reaches 10.6% in the Montpellier employment area in the 2nd quarter of 2026, against 8.3% in France (INSEE).
In Montpellier, rent is capped for unfurnished and furnished lets alike: the type of let is chosen according to the property, the address and the target tenant.
Investing in a house share from abroad →| Option | In Montpellier | Our view |
|---|---|---|
| Unfurnished rental | Three-year lease, suited to families and large homes. The rent cannot exceed the zone cap or, in a high-demand zone, that of the previous tenant, except in certain cases. | For a large home |
| Furnished | 85,582 students and 54.8% of one-person households: furnished studios and two-room flats meet the broadest demand, near the campuses and the tram. The cap for furnished lets is slightly higher than for unfurnished ones. | To prioritise |
| House share | Suited to large apartments close to the campuses. With individual leases, the sum of the rents must not exceed the cap for the home. | For a large home |
| Mobility lease | From 1 to 10 months, furnished, for a tenant in higher education, on a work placement, in an apprenticeship, in vocational training, in civic service, being transferred or on a temporary assignment. The rent cap also applies. | For a few months |
| Short-term rental | A change-of-use authorisation is compulsory: an individual can obtain only one, for four years, and the centre is subject to a quota of 770 authorisations. A company must provide compensation from the first square metre. | Possible, under conditions |
In Montpellier, rent is capped, short-term letting is regulated and three areas require a rental permit. Check the rules below before costing your project.
Montpellier is a high-demand zone. For a new lease concluded between 1 August 2026 and 31 July 2027, the rent cannot exceed that of the previous tenant, except for the annual review, major works or a clearly undervalued rent, and always within the zone cap. No increase is allowed for a home rated F or G.
A main residence can only be let as a furnished tourist rental for 90 days a year since 1 January 2026. For an investment, you need a change-of-use authorisation: an individual, owning in their own name, can obtain only one, for four years at most, without compensation. In the quota zone of the centre, limited to 770 authorisations, a waiting list applies. A company must provide compensation from the first square metre, and the fine can reach €100,000 per home.
Three areas require one: Celleneuve since April 2021, part of the Faubourg de Figuerolles since October 2023 and the Saint-Martin tower since February 2026. Each new lease there requires an authorisation, issued within a month after a visit to the home; homes built since 2005 are in principle exempt. Letting without authorisation exposes you to a fine of €5,000, €15,000 for a repeat offence.
An unfurnished home left vacant for at least a year is taxed: 17% of the cadastral rental value in the first year, 34% afterwards, and the new vacancy tax takes over in 2027. A home kept for yourself as a second home pays a residence tax on second homes increased by 60%, the maximum rate.
The safeguarded sector, created in 1967, covers 96 hectares around the Écusson. Its safeguarding plan subjects works to the opinion of the Architecte des Bâtiments de France and regulates the size of homes: a project that creates homes cannot include more than one third of homes under 35 m², and must include at least one third of three-room homes or larger.
A flood risk prevention plan, approved in 2004, covers the city; new floods there were recognised as a natural disaster in December 2025 and September 2026. Clay shrink-swell has also led to 14 recognitions for drought. No Seveso site is recorded in the municipality. Read the risk statement for each property: it is attached to the lease.
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 of the home's cadastral rental value: ask the seller for the latest notice to find out the amount. Montpellier applies a 60% increase in residence tax on 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 | 8 592 € | 8 592 € |
| Taxable income after the 50% allowance | 4 296 € | 4 296 € |
| Income tax at the 20% minimum rate | − 859 € | − 859 € |
| Social contributions | − 322 € (7,5 %) | − 799 € (18,6 %) |
| Left after tax | 7 411 € | 6 934 € |
| Yield after tax | ≈ 5,5 % | ≈ 5,2 % |
Assumptions: furnished letting under the micro-BIC regime, 50% allowance, 20% minimum rate for non-residents (2025 income), rents received counted in full. The 7.5% rate also requires you not to be dependent on any compulsory French scheme: a retired person who receives only a French pension pays the full rate. Charges, property tax, notary fees and loan interest are not deducted: under the actual regime (régime réel), the tax can be significantly lower.
An advertised rentThe rent from the map is an advertised rent including charges, so it is higher than the rent excluding charges that you will receive.
The rent control ceilingThe rent control ceiling, for as long as it applies, may also be lower for your address.
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 Montpellier? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Montpellier is 3 h 12 from Paris by direct TGV, with 12 to 13 trains a day according to the SNCF timetable, and direct TGVs link it to Brussels and Barcelona. Montpellier Méditerranée airport, 25 minutes from Sud de France station by shuttle, serves London, Amsterdam and Casablanca, among others.
From 12 to 13 direct TGVs a day depending on the direction, on Thursday 12 November 2026, between Paris-Gare de Lyon and the Saint-Roch and Sud de France stations.
2 direct TGVs a day between Montpellier and Barcelona-Sants, according to the SNCF timetable.
2 to 3 direct TGVs a day between Brussels-Midi and Montpellier, without a change.
10 direct TGVs a day, 6 of them leaving from Sud de France station, linked to the centre by tram 1.
By shuttle 620 from Sud de France station, for €2; from the centre, the tram 1 and shuttle ticket costs €3, according to the airport.
Line 5 opened on 20 December 2025, with a tram every 9 minutes. The network has been free for residents of the Métropole since 21 December 2023.
Timetables taken on 10 November 2026 from the official SNCF timetable (Thursday 12 and Tuesday 17 November); they vary from day to day. Renfe trains to Spain do not appear in this timetable. Flights and shuttle: Montpellier Méditerranée airport website; tram: City of Montpellier and TaM.
Yes, across the whole municipality. The prefectoral order of 9 June 2026 sets reference rents for leases signed from 1 July to 23 November 2026, the end date of the experiment, unless Parliament extends it. The cap depends on the zone, the number of rooms, the period of construction and whether the home is furnished: for example €28.0 per m² excluding charges for a furnished studio built between 1971 and 1990 in zone 1. Check your address on the Métropole's simulator before setting the rent.
It is possible, but regulated. Your property will be a second home: you need a change-of-use authorisation. An individual, owning in their own name, can obtain only one authorisation without compensation per municipality and per tax household, for four years at most; a company must provide compensation from the first square metre. In the quota zone of the centre, limited to 770 authorisations, you must join a waiting list. The home must be rated A to E on the energy performance certificate, and the fine can reach €100,000.
It is a prior authorisation to let, granted by the Métropole. It covers Celleneuve since April 2021, part of the Faubourg de Figuerolles since October 2023 and the Saint-Martin tower since February 2026. An officer visits the home to check its decency before each new lease, and the answer arrives within a month. Homes built since 2005 are in principle exempt. The address can be checked online on the City's website.
It meets strong demand: the Université de Montpellier and the Université Paul-Valéry together have more than 65,000 students, according to the Ministry. The home remains subject to rent control: with individual leases, the sum of the rents must not exceed the increased reference rent for the home. Plan for attentive management, as departures and arrivals are frequent.
According to DVF statistics, the median price of an apartment is €3,351 per m² over the last ten half-years, for 21,819 sales. This median does not describe a specific property and cannot be used to predict price trends. Compare with recent sales on the street.
Entrust management to a local professional who masters rent control and the rental permit. They handle viewings, leases, inventories and repairs. Ask for a regular report and a contact reachable in your time zone. For your visits, shuttle 620 links Sud de France station to the airport in about 25 minutes, for €2.
Yes. Created in 1967, it covers 96 hectares around the Écusson, from the Peyrou to the station. Its safeguarding plan subjects works to the opinion of the Architecte des Bâtiments de France and limits the share of homes under 35 m² in projects that create homes.
For residents of the Métropole, yes, since 21 December 2023, with a free-travel pass: your tenants benefit. During your visits, you pay for your ticket. The network has had five tram lines since line 5 opened on 20 December 2025.
According to the sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €90,255, a two-room flat sold for a median price of €145,000, a large home sold for a median price of €231,900. Allow around 8% notary fees on top for existing homes, and a works budget if the energy performance certificate is poor.
In 2026, the municipal property tax rate is 52.63%, plus 5.80% for the intermunicipality. These rates apply to half of the home's cadastral rental value: ask the seller for the latest property tax notice to find out the amount.
For a furnished 40 m² two-room flat bought for €134,040 and let for €716 a month, about 5.5% of the price remains after tax if you are affiliated in the European Union, the EEA, Switzerland or the United Kingdom without being covered by a compulsory French scheme, and 5.2% otherwise, under the micro-BIC regime and at the minimum rate of 20%. Charges, property tax and purchase fees 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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