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Everything you need to know before buying real estate is included in our France Property Pack
Burgundy offers residential investors a compelling mix of historic cities, wine-country charm, and rental yields that often outperform larger French metros.
This region spans multiple real estate micro-markets, from student-heavy Dijon to the prestige pockets of Beaune, each with its own yield profile.
We constantly update this blog post to reflect the latest data and market shifts.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Burgundy.
Insights
- Burgundy's average gross rental yield sits around 5.0% in early 2026, which is notably higher than Paris (often below 3.5%) and competitive with other mid-sized French regional markets.
- Studios and one-bedroom apartments in Dijon's Université and Gare neighborhoods consistently deliver the highest rent per square meter, often pushing gross yields above 6%.
- The spread between high-yield and low-yield Burgundy neighborhoods can reach 2 to 4 percentage points, making micro-location selection critical for investors.
- Burgundy's structural vacancy rate hovers around 8% nationally, but well-located rental units in core cities like Dijon typically see only 2 to 4 weeks of vacancy per year.
- Property tax (taxe foncière) is the single largest recurring expense that drags Burgundy gross yields down to net, often eating 1 to 1.5 percentage points of return.
- Beaune's wine-town prestige pushes property prices higher, which compresses yields below 4% in prime pockets despite strong tenant demand.
- The EcoQuartier Heudelet 26 project in Dijon and the Beaune station district redevelopment are two confirmed developments likely to shift local rent dynamics by 2027.
- Full-service property management in Burgundy typically costs 6% to 8% of collected rent, plus a separate leasing fee when placing new tenants.
- Two-bedroom apartments often hit the "sweet spot" in Burgundy, balancing decent yield per square meter with lower tenant turnover compared to studios.
- Chalon-sur-Saône and Mâcon frequently screen as higher-yield cities because purchase prices have not caught up with rent levels seen in Dijon.
What are the rental yields in Burgundy as of 2026?
What's the average gross rental yield in Burgundy as of 2026?
As of early 2026, the average gross rental yield for residential property in Burgundy sits around 5.0%, which reflects a blend of apartments, houses, and small multifamily buildings across the region's main cities.
Most typical rental properties in Burgundy fall within a gross yield range of about 4.0% to 6.5%, depending on location, property type, and unit size.
Compared to national benchmarks, Burgundy performs well: Paris often delivers gross yields below 3.5%, while many French regional cities hover in the 4% to 5% range, putting Burgundy slightly above average.
The single biggest factor shaping gross yields in Burgundy right now is the gap between Dijon's higher prices and the more affordable pricing in cities like Mâcon, Auxerre, and Chalon-sur-Saône, where rents hold up but purchase costs remain lower.
What's the average net rental yield in Burgundy as of 2026?
As of early 2026, a realistic average net rental yield for residential property in Burgundy is around 3.6%, after accounting for the main landlord expenses.
The typical gap between gross and net yields in Burgundy runs about 1.0 to 1.5 percentage points, which means a 5% gross yield usually translates to roughly 3.5% to 4% net.
Property tax (taxe foncière) is the expense that hits Burgundy landlords hardest, often representing the largest single deduction from gross rental income, especially in older buildings with higher assessed values.
Across standard investment properties in Burgundy, net yields typically range from about 2.8% to 4.6%, with the lower end reflecting prime locations or high-maintenance buildings and the upper end found in value-oriented micro-areas with solid tenant demand.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Burgundy.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What yield is considered "good" in Burgundy in 2026?
In Burgundy in early 2026, most local investors consider a gross rental yield of around 5% to 6% to be "good," meaning it covers costs comfortably and leaves a reasonable profit margin after expenses.
The threshold that separates average-performing properties from high-performing ones in Burgundy is roughly 6% gross: anything above that typically signals a strong rent-to-price ratio, though it often comes with trade-offs like smaller unit size, an older building, or a less central location.
How much do yields vary by neighborhood in Burgundy as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods in Burgundy can reach 2 to 4 percentage points, which is a significant gap for investors to navigate.
Higher-yield neighborhoods in Burgundy tend to be areas with strong renter demand but more moderate purchase prices, such as Dijon's Université and La Gare districts, Mâcon's Parc Nord and Flacé-Liberté areas, or Auxerre's La Noue-Piedalloues neighborhood.
Lower-yield neighborhoods are typically the prestige or historic cores where prices are elevated, such as central Dijon's Cordeliers and Grangier areas, or prime pockets in Beaune where wine-town cachet pushes property values higher than rents can justify.
The main reason yields vary so much across Burgundy neighborhoods is that purchase prices reflect owner-occupier competition and lifestyle appeal, while rents are more tightly linked to local tenant incomes and practical location factors like transport access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Burgundy.
How much do yields vary by property type in Burgundy as of 2026?
As of early 2026, gross rental yields across different property types in Burgundy typically range from around 4% for houses up to 6% or more for well-located studios and one-bedroom apartments.
Studios and one-bedroom apartments currently deliver the highest average gross rental yield in Burgundy because they command the highest rent per square meter, especially in cities like Dijon where student and young professional demand is strong.
Houses and larger townhouses tend to deliver the lowest average gross rental yield in Burgundy because their rent per square meter is lower while purchase prices often stay firm, particularly in desirable suburban or semi-rural settings.
The key reason yields differ between property types in Burgundy is that smaller units pack more rental income into less space, even though they also come with higher tenant turnover and more frequent vacancy periods.
By the way, you might want to read the following:
What's the typical vacancy rate in Burgundy as of 2026?
As of early 2026, the typical vacancy rate that Burgundy landlords experience in good micro-locations is around 5% to 7% of the year, which translates to roughly 2 to 4 weeks of empty time between tenants.
Vacancy rates across Burgundy neighborhoods range from as low as 3% to 5% in high-demand areas like central Dijon, up to 10% to 12% in smaller towns or weaker demand pockets where finding tenants takes longer.
The main factor driving vacancy rates in Burgundy right now is the concentration of renter demand in a handful of urban nodes, particularly Dijon, while smaller communes and peripheral areas struggle with thinner tenant pools.
Compared to France's national structural vacancy rate of around 8%, well-located Burgundy rentals tend to perform better, but investors in rural or secondary locations should budget for higher-than-average empty periods.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Burgundy.
What's the rent-to-price ratio in Burgundy as of 2026?
As of early 2026, the average rent-to-price ratio for residential property in Burgundy is around 0.42% monthly, which corresponds to an annual gross yield of approximately 5.0%.
A rent-to-price ratio above 0.5% monthly (or 6% annually) is generally considered favorable for buy-to-let investors in Burgundy, and this ratio is essentially the same metric as the gross rental yield expressed differently.
Burgundy's rent-to-price ratio compares favorably to larger French cities like Lyon or Paris, where ratios often fall below 0.3% monthly, though it sits roughly in line with other mid-sized regional cities across France.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in Burgundy give the best yields as of 2026?
Where are the highest-yield areas in Burgundy as of 2026?
As of early 2026, the top three highest-yield areas in Burgundy include Chalon-sur-Saône (especially outside the premium core), Mâcon's Parc Nord and Flacé-Liberté neighborhoods, and Dijon's Université and La Gare districts where student and commuter demand supports strong rents.
In these top-performing areas, average gross rental yields typically range from about 5.5% to 6.5%, with some individual properties in Chalon-sur-Saône or Mâcon's value pockets pushing even higher.
The main characteristic these high-yield areas share is a combination of solid renter demand driven by local employment, education, or transport hubs, paired with purchase prices that have not fully caught up to rent levels.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Burgundy.
Where are the lowest-yield areas in Burgundy as of 2026?
As of early 2026, the three lowest-yield areas in Burgundy are central Dijon's Cordeliers and Grangier neighborhoods, prime pockets of Beaune near the historic center, and select prestige addresses in Dijon's Montchapet area where owner-occupier competition drives prices up.
In these low-yield areas, average gross rental yields typically fall between 3.5% and 4.5%, which is noticeably below the Burgundy average.
The main reason yields are compressed in these Burgundy neighborhoods is that property prices reflect lifestyle appeal, historic character, and owner-occupier demand, while rents remain anchored to what local tenants can actually afford.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Burgundy.
Which areas have the lowest vacancy in Burgundy as of 2026?
As of early 2026, the three neighborhoods with the lowest residential vacancy rates in Burgundy are Dijon's Université and Cordeliers-Centre areas, Beaune's Gare and Centre districts, and Mâcon's Centre Ville and Centre Nord neighborhoods.
In these low-vacancy areas, landlords typically experience vacancy rates of just 3% to 5%, which means only about 1 to 2 weeks of empty time per year on average.
The main demand driver keeping vacancy low in these Burgundy areas is the concentration of jobs, students, transport links, and daily amenities, which creates a reliable and constantly renewing pool of tenants.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices tend to be higher, which compresses gross yields even as occupancy stays strong.
Which areas have the most renter demand in Burgundy right now?
The three neighborhoods currently experiencing the strongest renter demand in Burgundy are Dijon's Université and La Gare areas, Mâcon's Centre Ville and Centre Nord, and Beaune's Centre and Gare districts.
The renter profile driving most of the demand in these areas includes students, young professionals, healthcare workers, and employees tied to regional administrative and service-sector jobs.
In these high-demand Burgundy neighborhoods, well-priced rental listings typically get filled within one to three weeks, and desirable units near transport or university facilities often receive multiple inquiries within days.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Burgundy.
Which upcoming projects could boost rents and rental yields in Burgundy as of 2026?
As of early 2026, the three most significant upcoming projects expected to boost rents in Burgundy are the EcoQuartier Heudelet 26 development in Dijon, the Beaune station district redevelopment (adding 187 new homes), and the Chalon-sur-Saône "Grands projets" regeneration initiatives including work around the Prés Saint-Jean area.
The neighborhoods most likely to benefit from these projects include Dijon's north-central Drapeau area near Heudelet 26, Beaune's Gare district, and Chalon-sur-Saône's Prés Saint-Jean corridor.
Once these projects are completed, investors might realistically expect rent increases of around 3% to 8% in the immediately surrounding micro-areas, though the impact will depend on how well new supply is absorbed by local demand.
You'll find our latest property market analysis about Burgundy here.
Get fresh and reliable information about the market in Burgundy
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property type should I buy for renting in Burgundy as of 2026?
Between studios and larger units in Burgundy, which performs best in 2026?
As of early 2026, studios and one-bedroom apartments in Burgundy generally outperform larger units in terms of gross rental yield, though two-bedroom apartments often deliver better net yield stability due to lower tenant turnover.
Studios in well-located Burgundy areas typically achieve gross yields of around 5.5% to 6.5%, while larger two- or three-bedroom units usually fall in the 4.5% to 5.5% range (all figures in euros, or roughly similar in USD given current exchange rates).
The main factor explaining this performance gap is that studios command higher rent per square meter, especially in Dijon where student demand is strong, but they also experience more frequent tenant changes.
One scenario where larger units might be the better investment in Burgundy is if you are targeting family renters in suburban areas, where two-bedroom apartments offer longer tenancies and more predictable cash flow despite slightly lower yield per square meter.
What property types are in most demand in Burgundy as of 2026?
As of early 2026, the most in-demand property type for renters in Burgundy is the well-located apartment in the studio to two-bedroom range, particularly in Dijon and other core cities with strong employment and student populations.
The top three property types ranked by current tenant demand in Burgundy are: first, studios and one-bedroom apartments near universities or transport; second, two-bedroom apartments in central or central-adjacent locations; and third, small houses or townhouses with outdoor space in suburban rings.
The primary demographic trend driving this demand pattern is the concentration of students, young professionals, and small households in Burgundy's urban centers, combined with a growing preference for walkable, amenity-rich locations.
One property type currently underperforming in demand and likely to remain so in Burgundy is the large detached house in rural or peripheral communes, where tenant pools are thin and vacancy risk is elevated.
What unit size has the best yield per m² in Burgundy as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Burgundy is typically between 18 and 35 square meters, which covers studios and compact one-bedroom apartments.
For that optimal unit size in Burgundy, the typical gross rental yield per square meter works out to around 11 to 14 euros per square meter per month in rent relative to purchase prices of roughly 2,200 to 2,800 euros per square meter (or approximately $12 to $15 USD and $2,400 to $3,000 USD respectively).
The main reason smaller or larger units have lower yield per square meter in Burgundy is that very small units face legal and livability limits on rent, while larger units spread rental income across more space and typically attract tenants with more price sensitivity.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Burgundy.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What costs cut my net yield in Burgundy as of 2026?
What are typical property taxes and recurring local fees in Burgundy as of 2026?
As of early 2026, the annual property tax (taxe foncière) for a typical rental apartment in Burgundy ranges from about 800 to 1,500 euros per year (roughly $870 to $1,630 USD), depending on the commune and the property's assessed rental value.
Other recurring local fees landlords must budget for in Burgundy include copropriété (building) charges if the property is an apartment, which typically run 600 to 1,200 euros per year ($650 to $1,300 USD), plus any non-recoverable portions of common costs.
Taken together, property taxes and building charges in Burgundy typically represent about 15% to 25% of gross rental income, which is a significant drag on net yield.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Burgundy.
What insurance, maintenance, and annual repair costs should landlords budget in Burgundy right now?
Landlord insurance (assurance propriétaire non-occupant or PNO) for a typical rental property in Burgundy costs around 150 to 300 euros per year (approximately $160 to $325 USD), depending on property size and coverage level.
The recommended annual maintenance and repair budget in Burgundy is about 0.5% to 1.0% of property value, or roughly 5% to 10% of gross rental income, with older buildings and houses trending toward the higher end of that range.
The type of repair expense that most commonly catches Burgundy landlords off guard is plumbing and heating system work, especially in older buildings where infrastructure is aging and replacement parts or skilled tradespeople can be costly.
In total, landlords in Burgundy should realistically budget around 700 to 1,500 euros per year ($760 to $1,630 USD) for the combined cost of insurance, routine maintenance, and a small repair reserve.
Which utilities do landlords typically pay, and what do they cost in Burgundy right now?
In standard unfurnished rentals in Burgundy, tenants typically pay their own day-to-day utilities including electricity, gas, water, and internet, while landlords cover building-level costs through copropriété charges and owner-side building insurance.
Landlord-paid utilities in Burgundy are generally limited to building common-area costs (lighting, cleaning, elevator if applicable), which are usually included in the monthly copropriété charges and run about 50 to 100 euros per month ($55 to $110 USD) for a typical apartment.
What does full-service property management cost, including leasing, in Burgundy as of 2026?
As of early 2026, full-service property management in Burgundy typically costs around 6% to 8% of collected rent (including VAT), which works out to roughly 40 to 70 euros per month ($43 to $76 USD) for a property renting at 700 euros monthly.
On top of ongoing management, leasing or tenant-placement fees in Burgundy are commonly priced as a share of annual rent or a fixed package, often equivalent to about one month's rent or 8% to 10% of annual rent, with regulated caps on what portion can be charged to the tenant.
What's a realistic vacancy buffer in Burgundy as of 2026?
As of early 2026, landlords in Burgundy should set aside about 6% of gross annual rental income as a vacancy buffer, which accounts for the typical gap between tenants and occasional longer voids.
This 6% buffer translates to roughly 3 weeks of vacancy per year on average, though landlords in thinner-demand areas or with less desirable properties should consider pushing the buffer closer to 10% (about 5 to 6 weeks).
Buying real estate in Burgundy can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Burgundy, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Notaires de France (Dijon) | It's the notaries' official database built from real transaction deeds, making it the most reliable source for actual purchase prices. | We use it as the ground truth anchor for purchase prices. We sanity-check private price estimates against it and keep our yield ranges realistic. |
| Notaires de France (Beaune) | Same notaries' deed-based pricing source, localized to Beaune's wine-town submarket. | We use it to triangulate prices in Burgundy's high-demand prestige areas. We compare it to listing-based indices to avoid small-sample noise. |
| Notaires de France market note | It's an official Notaires de France publication summarizing national transaction-based indices. | We use it to frame Burgundy within the broader France cycle. We also use it to justify why we lean on notary data for prices. |
| INSEE (price index methodology) | INSEE is France's official statistics office, and this explains how notary-INSEE price indices work. | We use it to clarify what price data includes or excludes. We use it to keep our yield math conceptually consistent. |
| Observatoires des Loyers (OLL) | It's the official public portal for harmonized local rent observatories across France. | We use it as the preferred rent benchmark where coverage exists. We cross-check private rent estimates against OLL levels to avoid bias. |
| data.gouv.fr (OLL dataset) | It's France's official open-data portal with standardized and documented rent data. | We use it to triangulate typical rents in observed areas. We use it as a credibility check against portal-based rent levels. |
| CLAMEUR | It's a long-running, well-known private rent observatory with published methodology. | We use it as a secondary rent signal where official OLL coverage is thin. We mainly use it for directionality and plausibility checks. |
| Le Figaro Immobilier (Dijon) | It's a major national publisher with a stated estimation methodology for price and rent snapshots. | We use it for neighborhood-level relative differences. We always cross-check the levels against notary prices and other rent sources. |
| Le Figaro Immobilier (Mâcon) | Same major publisher, useful for Burgundy's mid-size cities like Mâcon. | We use it to compare Burgundy cities on a consistent basis. We also use its neighborhood splits to illustrate micro-area yield spreads. |
| Le Figaro Immobilier (Auxerre) | Same publisher, covering Auxerre which has a different demand profile from Dijon. | We use it for rent and price ratios and neighborhood examples. We triangulate with notary price anchors to avoid overreliance. |
| INSEE IRL (rent reference index) | It's the official index used for residential rent revisions across France. | We use it to explain how rents typically reprice over time. We use it as context for early 2026 rent dynamics. |
| DGFiP local tax statistics | It's the French tax authority's official statistics page for local taxation. | We use it to ground the tax impact on net yields. We use it to keep our net-yield assumptions conservative. |
| Service-Public.fr (agency fee rules) | It's an official government service with regularly verified updates on letting fee regulations. | We use it to describe what parts of letting fees can be charged and what's regulated. We use it as the legal baseline for leasing costs. |
| SDES (Ministry housing statistics) | It's an official government statistical service for housing stock and vacancy data. | We use it to frame vacancy structurally at the national level. We then translate that into a practical landlord vacancy buffer for Burgundy. |
| EcoQuartiers (Heudelet 26) | It's the official national platform documenting certified urban development projects. | We use it to identify real supply and infrastructure changes that can shift renter demand. We tie projects to specific micro-areas. |
| Caisse des Dépôts (Beaune station) | It's a major public institution documenting a real development with dates and scope. | We use it to highlight near-term neighborhood change in Beaune. We also use it to explain how new supply can affect rents. |
| City of Chalon-sur-Saône | It's the municipality's own project page, making it a primary source. | We use it to name specific regeneration zones and timing. We connect these to likely renter preferences and neighborhood dynamics. |
| Meilleurs Agents (Chalon-sur-Saône) | It's a well-known French property valuation platform with broad market coverage. | We use it to cross-check price levels in Chalon-sur-Saône. We compare its estimates to notary anchors for consistency. |
| Le Figaro Immobilier (Beaune) | Same major publisher, covering Beaune's prestige wine-town market. | We use it for neighborhood-level yield comparisons in Beaune. We anchor with notary data to ensure price realism. |
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