As the prefecture of the Aveyron, Rodez offers a human-scale market: a median price of €2,052 per m² for an apartment, 55% of main residences let to tenants and unemployment of 5.0% in its employment area. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Rodez from abroad.
The public indicators that matter before buying to let in Rodez, each with its source.
Rodez has 23,981 inhabitants according to the 2023 INSEE census. 54.7% of main residences are occupied by tenants and 58.9% of households have only one person.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of around €11.9 per m² including charges for a 1 or 2-room apartment in Rodez, against €9.7 for a 3-room apartment or larger.
Sales recorded in DVF show the average price per m² of apartments up 4.0% between July 2025 and June 2026 compared with the previous twelve months, with 426 apartments sold.
Vacancy stands at 14.0% 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 | €2,052/m² (2,257 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 2 159 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 23,981 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 | 2,113, or 59.0% of 18 to 24-year-olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 14,4 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 54,7 % | INSEE, census, 2023 |
| Single-person households | 58.9% of households | INSEE, census, 2023 |
| One-room main residences | 7,3 % | INSEE, census, 2023 |
| Vacant homes | 14.0% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €11.9/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €9.7/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +4.0% (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 | 426 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Students in the Rodez Agglomération area | nearly 3,200, at the IUT, the Institut Champollion and the health schools | Rodez Agglomération, higher education |
| Capacity of Rodez hospital centre | 654 beds and places | Rodez hospital centre, at a glance, 2024 data |
| Passengers at Rodez station | 312,754 in 2024 | SNCF Gares & Connexions, station footfall |
| Unemployment rate in the Rodez employment area | 5.0% in the 2nd quarter of 2026 (8.3% in France) | INSEE, unemployment rate by employment area |
| Vacant homes in the old centre | 23.1% (Centre Ancien IRIS), against 14.0% for the municipality | INSEE, 2023 census by IRIS area |
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 27 m², the median floor area of studios sold
Market benchmark: 58.9% of households in Rodez live alone, which supports demand for small flats (INSEE, 2023 census).
2 rooms of 45 m², the median floor area of two-room flats sold
Market benchmark: 54.7% of main residences are rented in Rodez (INSEE, 2023 census).
4 rooms or more, 89 m², the median floor 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 Rodez. Rents estimated at the advertised rent from the 2025 rent map, including charges (€11.9 per m² for a 1 or 2-room home, €9.7 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.
Rodez is a small town: its neighbourhoods fall into four areas, from the old centre around the cathedral to the residential neighbourhoods and the Bourran hill, where the hospital stands.
Around Notre-Dame cathedral and the squares of the Bourg and the Cité, the old centre has many small homes: according to INSEE, 44% have one or two rooms, 66% of households are tenants and one in four moved in less than two years ago. But 23% of homes there are vacant, against 14% in the town. The OPAH-RU supports works there until 31 December 2026: aim for a renovated home.
Between the Amphithéâtre, Camonil and the station, which welcomed 312,754 passengers in 2024 according to the SNCF, 61% of households are tenants, according to INSEE, and nearly one in four moved in less than two years ago. On rue du Maréchal-Leclerc, the Crous residence Camonil Leclerc lets 41 homes, close to the Institut Champollion and the IUT. Saint-Éloi and Camonil have formed a priority district since 2024: choose the street with care.
From Layoule to Pontviel and Gourgan, these residential neighbourhoods have 8,576 inhabitants: according to INSEE, 47% of households there are tenants and 27% of homes have one or two rooms, with vacancy of 13.9%, close to the town average. Tenants have lived there for 6.5 years on average: an area for a family home let year-round.
West of the centre, the Bourran hill has been home to Rodez hospital centre since 2006. According to INSEE, 66% of households in Bourran are tenants, 40% of homes have one or two rooms and 22% of residents are aged 18 to 24. Lines E and S serve the neighbourhood and the hospital: an area for a studio or a two-room flat let to a healthcare worker or a student.
The neighbourhood profiles come from the 2023 INSEE census by IRIS (INSEE statistical areas), grouped according to the neighbourhoods of the City's social portrait (2021); the bus lines come from the Agglobus network map. Official sale prices (DVF) are only published at municipality level: no purchase price is therefore given by neighbourhood.
Healthcare workers, students and single professionals: in Rodez, 55% of main residences are let and 59% of households have only one person.
Rodez Agglomération has nearly 3,200 students, at the IUT, the Institut Champollion and the health schools. The Crous residence Camonil Leclerc lets 41 homes of 19 to 22 m², close to both campuses.
Rodez hospital centre has 654 beds and places. Unemployment in the employment area is only 5.0%, against 9.7% in Occitanie and 8.3% in France, according to INSEE.
With two flights a day to Paris-Orly and ten direct TERs to Toulouse, Rodez also attracts employees on assignment or transferred: a furnished rental or a mobility lease suits them.
According to INSEE, 21% of households moved in less than two years ago, and 25% in the old centre: small flats there change tenant more often.
Sources: Rodez Agglomération (higher education); Crous Toulouse Occitanie; Rodez hospital centre (2024 data); INSEE, 2023 census; SNCF Gares & Connexions (2024). Unemployment reaches 5.0% in the Rodez employment area in the 2nd quarter of 2026 (INSEE).
In Rodez, rent is set freely at each new lease: the type of let is chosen according to the neighbourhood, the condition of the property and the target tenant.
Investing in a house share from abroad →| Option | In Rodez | Our view |
|---|---|---|
| Unfurnished rental | Three-year lease, suited to families and to homes in the residential neighbourhoods, with three months' notice for the tenant outside a high-demand zone. | For a large home |
| Furnished | Furnished studios and two-room flats meet the demand from healthcare workers, students and single professionals, near the hospital, the station or the centre. | To prioritise |
| House share | Possible for a large apartment near the campuses; with nearly 3,200 students in the Rodez Agglomération area, demand remains limited. | Case by case |
| Mobility lease | From 1 to 10 months, furnished, for a tenant in higher education, on a work placement, in training, being transferred or on a temporary assignment. | For a few months |
| Short-term rental | No local change-of-use regulation was found: a furnished tourist rental is declared at the town hall. Compare the expected income with a year-round let. | Possible, to be costed |
In Rodez, rents are not capped and no rental permit was found, but the old centre has its own rules. Check the points below before costing your project.
Rodez appears on no high-demand zone list, neither the one in force nor the one that will apply in 2027: rent is set freely at each new lease, and the notice period for a tenant in an unfurnished let remains in principle three months. No residence tax surcharge applies to second homes.
Rodez applied the vacant housing tax (THLV), which is replaced in 2027 by a new tax that must be voted on again. No resolution to that effect was found, as the September meeting is not published: ask at the town hall before buying a home that has been empty for a long time.
No rental permit or declaration of letting was found in Rodez or in Rodez Agglomération to date. Have the town hall confirm this before signing: the home must in any case be decent and meet the DPE threshold in force.
No local change-of-use regulation was found in Rodez: a furnished tourist rental is declared at the town hall, under the national rule. No registration number or day cap specific to the municipality was found.
The historic centre and the Amphithéâtre district form a remarkable heritage site, where works go through the Architecte des Bâtiments de France (the state heritage architect); its safeguarding plan is being drawn up. Until 31 December 2026, the OPAH-RU and the City support works and façades, at 20 to 30% of expenditure capped at €20,000.
A flood prevention plan applies along the Aveyron. The municipality is in seismic zone 2, low, and has significant radon potential. The floods of 8 to 23 February 2026 and a ground movement from 10 to 18 February 2026 were recognised there as a natural disaster. Read the risk statement for each property.
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 | 5 712 € | 5 712 € |
| Taxable income after the 50% allowance | 2 856 € | 2 856 € |
| Income tax at the 20% minimum rate | − 571 € | − 571 € |
| Social contributions | − 214 € (7,5 %) | − 531 € (18,6 %) |
| Left after tax | 4 927 € | 4 610 € |
| Yield after tax | ≈ 6,0 % | ≈ 5,6 % |
Assumptions: furnished letting under the micro-BIC regime, 50% allowance, 20% minimum rate for non-residents (2025 income), rents received counted in full. The 7.5% rate also requires you not to be dependent on any compulsory French scheme: a retired person who receives only a French pension pays the full rate. Charges, property tax, notary fees and loan interest are not deducted: under the actual regime (régime réel), the tax can be significantly lower.
An advertised rentThe rent from the map is an advertised rent including charges, so it is higher than the rent excluding charges that you will receive.
The rent at your addressThe advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its size, the rent you obtain may be higher or lower.
Costs and chargesNotary fees, renovation works, property tax, insurance and management then reduce the net yield.
This calculation helps compare cities or properties; it does not guarantee any result.
Do you live abroad and are you looking at Rodez? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Rodez is 1 h 15 from Paris-Orly by plane, with two return flights a day all year round according to the airport, and 2 h 10 from Toulouse by TER according to the SNCF timetable. In summer, Rodez-Aveyron airport also serves Brussels-Charleroi and London-Stansted.
Two return flights a day all year round with Volotea, according to Rodez-Aveyron airport.
10 direct TERs a day between Rodez and Toulouse-Matabiau, on Thursday 12 November 2026.
One night Intercités a day to Paris-Austerlitz, departing at 22 h 18; by day, 7 h 29 with a change at Brive.
The 10 TERs from Toulouse stop at Albi, prefecture of the Tarn.
4 TER coaches a day, with no direct train, on Thursday 12 November 2026.
The Agglobus network has been free for everyone since 1 January 2025; lines A, C, F and S serve the station.
Timetables taken on 10 November 2026 from the official SNCF timetable (Thursday 12 November); they vary from day to day. Flights: Rodez-Aveyron airport website, consulted on 11 November 2026; the summer 2027 routes are not yet published. Buses: Agglobus website.
No. Rodez is not among the municipalities where rents are capped, nor on the high-demand zone lists, neither the one in force nor the one that will apply in 2027. You set the rent freely, including on a re-let. Stay close to the market, however: with 14.0% of homes vacant, a rent that is too high is paid for in months without a tenant.
Yes, especially in the old centre. INSEE counts 14.0% of homes vacant in 2023, against 12.2% in 2017, and 23.1% in the old centre, against 8.3% in Bourran, Saint-Félix and Bel-Air. A renovated, well-insulated, well-located property limits this risk. Keep a cash reserve to cover a few months without rent.
Rodez is not in a high-demand zone. In an unfurnished let, the tenant must therefore give three months' notice, reduced to one month on supporting evidence in the cases provided by law, such as a transfer, a job loss or a first job. In a furnished let, notice is one month in all cases.
We found no rental permit or declaration of letting in Rodez or in Rodez Agglomération to date. The local authority may nevertheless create one: have the town hall confirm this before signing. In all cases, the home must be decent and meet the DPE threshold in force.
Outside a high-demand zone, the new vacancy tax, which replaces the vacant housing tax (THLV) in 2027, is only due if the municipality or the intermunicipality has adopted it. It targets a home empty for more than two years, at a rate capped at 50%. Rodez applied the old tax, and no resolution adopting the new one was found: ask at the town hall before buying a property that needs long renovation.
Yes, as everywhere in mainland France. Since 2025, only homes rated A to F can be offered for rent. A rating of A to E will be required from 2028, then A to D in 2034. In the old town centre, have a DPE produced before the offer and include the cost of insulation in your calculation.
Yes. The historic centre and the Amphithéâtre district form a remarkable heritage site: works there go through the Architecte des Bâtiments de France, and a safeguarding plan is being drawn up. Until 31 December 2026, the OPAH-RU helps landlords to renovate.
Yes, to a limited extent. A flood prevention plan applies along the Aveyron, the municipality is in seismic zone 2, low, and its radon potential is significant. The floods of February 2026 were recognised there as a natural disaster. Read the risk statement for each property before buying.
According to the sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €61,855, a two-room flat sold for a median price of €95,500, a large home sold for a median price of €151,950. 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 45.77%. This rate applies 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 €82,080 and let for €476 a month, about 6.0% 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 5.6% 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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