1 h 30 from Paris by TGV and 1 h 33 from Luxembourg by direct TER train, Nancy has 29,550 students and a median price of €2,328 per m², with unregulated rents. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Nancy from abroad.
The public indicators that matter before buying to let in Nancy, each with its source.
Nancy has 103,671 inhabitants according to the 2023 INSEE census. 69.9% of main residences are occupied by tenants and 61.8% of households consist of one person: favourable ground for small units and house shares.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €14.1 per m² including charges for a 1- or 2-room apartment in Nancy, compared with €11.0 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments up 0.8% between July 2025 and June 2026 compared with the previous twelve months, with 1,603 apartments sold.
Vacancy reaches 12.0% 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 | €2,328/m² (9,193 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 2 364 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 103,671 inhabitants | INSEE, census, 2023 |
| Average annual population change | −0.1% a year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 19,661, i.e. 78.9% of 18-24 year olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 22,9 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 69,9 % | INSEE, census, 2023 |
| Single-person households | 61.8% of households | INSEE, census, 2023 |
| One-room main residences | 17,4 % | INSEE, census, 2023 |
| Vacant homes | 12.0% of the stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €14.1/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €11.0/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +0.8% (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 | 1,603 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Most expensive INSEE district: Cours Léopold and the Old Town | €2,632/m² median price (91 sales) | Geolocated DVF, 2025 sales (calculation by INSEE district) |
| Most active INSEE district: Charles III and the centre, up to the station | 264 sales, €2,202/m² median price | Geolocated DVF, 2025 sales (calculation by INSEE district) |
| Least expensive INSEE district: Cure d’Air (Boufflers, Buthégnemont) | €1,687/m² median price (62 sales) | Geolocated DVF, 2025 sales (calculation by INSEE district) |
| Jobs in Nancy held by workers who live elsewhere | 63,3 % | INSEE, commuting flows 2023 (calculation) |
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 26 m², the median floor area of studios sold
Market benchmark: 61.8% of households in Nancy 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 benchmark: 69.9% of main residences are rented in Nancy (INSEE, 2023 census).
4 rooms or more, 96 m², the median surface area 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 Nancy. Rents estimated at the advertised rent of the 2025 rent map, including charges (€14.1 per m² for 1 or 2 rooms, €11.0 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 annual rent with the purchase price, excluding fees and charges.
No source publishes prices by neighbourhood in Nancy: we calculated the median price of apartments sold in 2025 in each INSEE district, from DVF sales. Here are the six areas to look at for a buy-to-let investment.
Around Place Stanislas, listed by UNESCO in 1983 together with Place de la Carrière and Place d’Alliance, the Old Town and Cours Léopold form the most expensive INSEE district in Nancy: €2,632 per m² at the median (DVF, 2025). According to INSEE, more than three households in four are tenants, more than one main residence in two has one or two rooms, and almost one resident in three is aged 18 to 24. Further north, around the Porte de la Craffe, apartments in Citadelle and Keller sell for €2,397 per m². More than half of main residences date from before 1946: check the energy rating and the building’s budget.
South of Place Stanislas, from the central market and the Saint-Sébastien church to the station, the Charles III district is where DVF records the most apartment sales: 264 in 2025, at a median price of €2,202 per m². According to INSEE, almost three households in four are tenants and more than one main residence in two has one or two rooms. With 14.9% of homes empty, choose a renovated property: a quiet two-room apartment suits workers who take the train to Paris or Metz.
East of the centre, up to the Meurthe, the XXe Corps district brings together Oberlin, Mac-Mahon, Austrasie and the Port Sainte-Catherine. Its share of tenants is the highest in Nancy, 82.8% according to INSEE, and only 12.6% of main residences there date from before 1946, compared with 53.2% in the Old Town and Cours Léopold. Apartments sell for €2,509 per m² at the median (DVF, 2025), the second-highest level in the city: a recent two-room apartment there keeps works to a minimum.
West of the centre, the Colline Scarpone district is home, on Boulevard Albert-Ier, to the Arts and Humanities campus of the Université de Lorraine. According to INSEE, it is the district with the highest share of 18-24 year olds, 32.3%; around the campus it reaches 42%, and almost one main residence in two is under 40 m². Apartments sell for €2,188 per m² at the median (DVF, 2025): a furnished studio or a house share, allowing for departures in the summer.
West and south of the station, Préville, Avenue Foch, home to the Villa Majorelle, and Mon Désert form two INSEE districts where, according to INSEE, nine homes in ten are apartments and six to seven households in ten are tenants. Apartments sell for €2,262 to €2,391 per m² at the median, with 480 sales in 2025 between them (DVF): an active market for a furnished two-room apartment near the station. More than a third of main residences date from before 1946.
To the south, around the Parc de Saurupt and its villas, Avenue du Général-Leclerc and Oudinot, apartments sell for €2,037 per m² at the median (DVF, 2025), the lowest level among districts with more than 100 sales. To the south-east, in René II, Bonsecours and Le Lionnois, they sell for €2,160 per m²; according to INSEE, four households in five there are tenants and almost one in four lives in social housing. A three-room apartment let unfurnished to a family or a two-room apartment for a worker: visit before you decide.
Median prices per m² of apartments sold in 2025, calculated by INSEE district from geolocated DVF sales (91 to 264 sales per district): orders of magnitude. Shares of tenants and small homes: INSEE, 2023 census by Iris.
Students, young workers and single people: in Nancy, 61.8% of households consist of one person, according to INSEE.
According to INSEE, 19,661 young people aged 18 to 24 are in education in Nancy, i.e. 78.9% of this age group. Around the Arts campus on Boulevard Albert-Ier and in the Old Town, almost one resident in three is aged 18 to 24: demand for studios and house shares is concentrated there.
According to INSEE, 25.5% of these jobs are managerial positions and almost two thirds are held by workers who live outside Nancy: all candidates for a home closer to their work.
According to INSEE, 17.4% of main residences in Nancy have only one room. A furnished studio or two-room apartment meets this demand for individual homes.
According to INSEE, 24.6% of households in Nancy moved in less than two years ago: expect regular re-lettings and choose a property that is easy to re-let.
Sources: Ministry of Higher Education, 2025-2026 enrolment atlas; INSEE, 2023 census and 2023 commuting data. Unemployment stands at 7.6% in the Nancy employment area in the 2nd quarter of 2026, compared with 8.3% in France (INSEE).
In Nancy, outside a high-demand area, the rent is free at each new lease: the type of letting depends on the property and the tenant you are targeting.
Short-term rental →| Option | In Nancy | Our view |
|---|---|---|
| Unfurnished rental | Outside a high-demand area, the rent is set freely and the tenant’s notice period is three months. It suits large homes, more common in Préville and Saurupt, let to families. | For a large home |
| Furnished | 61.8% of households live alone and 29,550 students are enrolled in Nancy: furnished studios and two-room apartments in the Old Town, the centre and around the Arts campus meet this demand, with a one-month notice period. | To prioritise |
| House share | A home with 4 rooms or more sold for a median price of €208,000 in 2025, for an estimated advertised rent of €1,060 a month: best kept for properties close to the campuses. | 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 | No change-of-use regulation was found in Nancy: a declaration at the town hall is enough. Managing a furnished tourist rental from a distance remains demanding: keep a fallback plan in standard letting. | Possible, worth testing |
In Nancy, rents are free, but the old centre has its constraints: heritage, energy rating and risks. Check the rules below before costing your project.
Nancy is not in a high-demand area, neither today nor in the decree that will apply from 1 January 2027, and rents are not capped there. The rent is free at each new lease, and the tenant’s notice period is three months for an unfurnished let, one month for a furnished one.
No change-of-use regulation was found in Nancy. A furnished tourist rental 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.
From 2027, a municipality outside a high-demand area may tax homes left empty for at least two years, at a rate it sets up to 50%. With 12.0% of homes empty in Nancy according to INSEE, check with the town hall before buying a property to renovate that will stay empty for several months.
Created in 1976 and extended in 2011 to 166 hectares, Nancy’s protected heritage area covers the Old Town, the New Town and the whole 18th-century ensemble, including Place Stanislas, Place de la Carrière and Place d’Alliance, listed by UNESCO in 1983. Work on the exterior of buildings there goes through the Architecte des Bâtiments de France: build these requirements into the budget.
Nancy is covered by a flood risk prevention plan for the Meurthe, and Géorisques also records underground cavities and the risk of dam failure there. Read the risk statement for each property before signing.
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. In the Old Town and Cours Léopold, more than half of main residences date from before 1946 according to INSEE: have the energy rating done 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. 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 | 6 768 € | 6 768 € |
| Taxable income after the 50% allowance | 3 384 € | 3 384 € |
| Income tax at the 20% minimum rate | − 677 € | − 677 € |
| Social contributions | − 254 € (7,5 %) | − 629 € (18,6 %) |
| Left after tax | 5 837 € | 5 462 € |
| Yield after tax | ≈ 6,3 % | ≈ 5,9 % |
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 Nancy? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Nancy is 1 h 30 from Paris by direct TGV and 37 minutes from Metz, according to the SNCF timetable, and direct TER trains link it to Luxembourg in 1 h 33. For flights, Paris-Charles-de-Gaulle airport is 1 h 18 by direct TGV from the Lorraine TGV station, half an hour from Nancy by TER coach.
11 direct trains per weekday to Paris-Est, including 9 TGVs.
50 direct TER trains per weekday, from 5:28 am to 10:37 pm.
12 direct TER trains per weekday to Luxembourg station.
15 direct trains per weekday, including 2 TGVs; 1 h 26 on average.
30 minutes by TER coach to the Lorraine TGV station, then 1 h 18 by direct TGV, excluding the connection.
3 direct trains per weekday to Lyon Part-Dieu, including 2 Intercités.
Times taken on 11 November 2026 from the official SNCF timetable (Tuesday 17 November); they vary from day to day. There is no direct train from Nancy to Paris-Charles-de-Gaulle airport or to Brussels.
No. Nancy is not among the territories subject to rent control according to Service Public. The rent at first letting is free. With a vacancy rate of 12.0% according to INSEE, it is better to stay close to the market: the rent map gives €14.1/m² charges included for 1- and 2-room flats.
According to our reading of the annex to the decree of 25 August 2026, Nancy is not among the municipalities where the new vacancy tax applies automatically from 2027. The municipality can however vote its own tax on empty homes, capped at 50%. Check a specific address with the Service Public calculator before leaving a property unoccupied.
According to sales recorded in DVF in 2025, a studio sold for a median price of €66,000 in Nancy, for a median surface area of 26 m². Allow about 8% notary fees on top, furnishing and, if the energy rating is poor, works. The advertised rent for 1- and 2-room apartments is €14.1 per m² including charges, according to the 2025 rent map.
INSEE counts 12.0% of empty homes in Nancy in 2023. The rate varies by neighbourhood: 9.9% in XXe Corps, where buildings are more recent, and 14.9% in Charles III and the centre, where almost four main residences in ten date from before 1946. For an investor, the condition of the property and its energy rating matter as much as the address: a renovated, well-equipped home limits this risk, without removing it.
Your rents remain taxed in France, at the minimum rate of 20%, then 30% above €29,579 for 2025 income, unless the average rate is more favourable to you. If you are covered by Luxembourg social security, you only pay the 7.5% solidarity levy, instead of 17.2% or 18.6%. Also check the France-Luxembourg tax treaty with a professional.
Yes. According to Service Public, a home must be rated A to F for a lease signed between 2025 and 2027, A to E from 2028, then A to D from 2034. In the old buildings of the centre and the Vieille Ville, have a DPE carried out before the offer and cost the works. In protected areas, external insulation works are often restricted.
Look first around the Arts and Humanities campus on Boulevard Albert-Ier and in the Old Town: according to INSEE, almost one resident in three there is aged 18 to 24, and 42% around the campus. Apartments sell for €2,188 to €2,632 per m² at the median (DVF, 2025).
Yes. Created in 1976 and extended in 2011 to 166 hectares, it covers the Old Town, the New Town and the whole 18th-century ensemble; Place Stanislas, Place de la Carrière and Place d’Alliance have been listed by UNESCO since 1983. Work on the exterior of buildings there goes through 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 €66,000, a two-room apartment for a median price of €96,950, and a large home for a median price of €208,000. 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 33.98%, plus 9.65% 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 €93,120 and let for €564 a month, about 6.3% 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 5.9% 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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