Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of Dordogne's property market is included in our pack
This article breaks down what rental yields actually look like in Dordogne right now, from gross and net returns to the specific neighborhoods where investors are finding the best numbers.
We regularly update this blog post with the latest data and market shifts, so you always have current information.
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 Dordogne.
Insights
- Dordogne's average gross rental yield of around 5.8% in early 2026 sits well above major French cities like Paris or Lyon, largely because purchase prices remain modest compared to rents.
- The gap between gross and net yields in Dordogne typically runs about 1.9 percentage points, with taxe foncière and property management eating most of the difference.
- Studios and compact T2 apartments in Périgueux and Bergerac consistently deliver the highest yields because they have lower entry prices and rent out faster than larger homes.
- Dordogne's structural vacancy rate sits near 9.9%, but this reflects rural areas and second homes, while well-located rentals in main towns often stay occupied with just one month of vacancy per year.
- Tourist hotspots like Beynac-et-Cazenac and La Roque-Gageac often have the lowest long-term rental yields because lifestyle buyers push prices far above what year-round tenants can pay in rent.
- Property tax in Dordogne typically ranges from 700 to 1,600 euros per year, which can represent 8% to 15% of gross rental income depending on the commune.
- The neighborhoods just outside Périgueux's historic core, like Saint-Georges and parts of Clos Chassaing, often deliver yields above 6% because prices soften while tenant demand remains strong.
- Full-service property management in Dordogne runs between 6% and 9% of collected rents, which can shave nearly a full percentage point off your net yield.
What are the rental yields in Dordogne as of 2026?
What's the average gross rental yield in Dordogne as of 2026?
As of early 2026, the average gross rental yield for residential property in Dordogne sits at approximately 5.8%, which is notably higher than what you would find in France's larger cities.
Most typical residential properties in Dordogne fall within a gross yield range of about 4.8% to 6.8%, depending on the property type and location within the department.
This puts Dordogne comfortably above the national average for gross yields, which hovers closer to 4% to 5% in many urban French markets, largely because Dordogne's purchase prices remain accessible while local rents hold steady.
The single biggest factor driving these yields in Dordogne is the combination of relatively modest property prices and consistent rental demand in the main towns like Périgueux and Bergerac, where jobs, schools, and healthcare keep tenants coming year-round.
What's the average net rental yield in Dordogne as of 2026?
As of early 2026, the average net rental yield for residential property in Dordogne comes in at approximately 3.9%, after accounting for the main costs landlords face.
The typical drop from gross to net yield in Dordogne is about 1.9 percentage points, which reflects the impact of taxes, management, maintenance, and vacancy on your actual returns.
Property tax, known as taxe foncière, tends to be the single largest recurring cost that pulls down your gross yield in Dordogne, often running between 700 and 1,600 euros per year depending on the commune and property size.
Most standard investment properties in Dordogne land somewhere between 3.0% and 5.0% net yield, with the range depending heavily on whether you use full property management and how energy-efficient the home is.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Dordogne.
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 Dordogne in 2026?
In Dordogne in early 2026, a gross rental yield of around 6% or higher is generally considered "good" by local investors looking at residential property.
The threshold that typically separates average-performing properties from high-performing ones in Dordogne sits at about 7% gross yield, though reaching that level usually means accepting some trade-offs like older housing stock, higher maintenance needs, or locations outside the main demand centers.
How much do yields vary by neighborhood in Dordogne as of 2026?
As of early 2026, gross rental yields in Dordogne can swing from about 3.5% to 7.5% depending on the neighborhood, which is a significant spread for any investor to consider.
The highest yields in Dordogne typically show up in everyday local-demand zones with steady tenant interest but more affordable purchase prices, such as Saint-Georges and parts of Clos Chassaing in Périgueux, or residential sectors like La Madeleine in Bergerac and the nearby commuter town of Prigonrieux.
The lowest yields tend to appear in tourist prestige streets and scenic villages where lifestyle buyers push prices well above what year-round tenants can pay in rent, including areas like the Centre médiéval in Sarlat-la-Canéda and iconic villages such as Beynac-et-Cazenac, La Roque-Gageac, and Domme.
The main reason yields vary so dramatically across Dordogne neighborhoods is that purchase prices in tourist-heavy and picturesque locations are set by lifestyle buyers and second-home demand rather than by local salaries and rental affordability.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Dordogne.
How much do yields vary by property type in Dordogne as of 2026?
As of early 2026, gross rental yields in Dordogne range from roughly 4.5% for larger family homes in premium locations up to about 7% for well-placed studios and compact apartments in Périgueux or Bergerac.
Studios and T1 apartments, along with compact T2 units, currently deliver the highest average gross rental yields in Dordogne because they have lower purchase prices and attract a steady stream of tenants looking for affordable housing.
Larger family houses in premium settings or tourist-street locations typically deliver the lowest gross yields in Dordogne because buyers pay a premium for space, gardens, and charm that does not translate into proportionally higher rents.
The key reason yields differ between property types in Dordogne is that rent per square meter tends to be higher for smaller units, while purchase prices per square meter rise faster for larger, more desirable homes.
By the way, you might want to read the following:
What's the typical vacancy rate in Dordogne as of 2026?
As of early 2026, Dordogne's structural vacancy rate across all dwellings sits at approximately 9.9%, which is higher than the French national average due to rural areas, second homes, and older housing stock.
Vacancy rates vary significantly across Dordogne neighborhoods, with main demand nodes like Périgueux and Bergerac seeing effective rental vacancy closer to 8% of annual income, while smaller towns and tourist-leaning areas can run as high as 12% to 17%.
The main factor driving vacancy rates in Dordogne is the concentration of year-round tenant demand, which clusters heavily around employment centers, schools, and healthcare facilities in the larger towns.
Dordogne's overall vacancy rate sits above the French national average of roughly 8%, but this comparison is misleading because a well-located rental in Périgueux or Bergerac typically lets just as quickly as properties in more urban markets.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Dordogne.
What's the rent-to-price ratio in Dordogne as of 2026?
As of early 2026, the average rent-to-price ratio in Dordogne works out to approximately 0.48% monthly, which translates directly into that 5.8% annual gross yield when multiplied by twelve.
A rent-to-price ratio above about 0.5% monthly, or around 6% annually, is generally considered favorable for buy-to-let investors in Dordogne, and this figure is essentially another way of expressing the gross rental yield.
Dordogne's rent-to-price ratio compares favorably to major French cities like Bordeaux or Toulouse, where ratios often sit closer to 0.3% to 0.4% monthly because property prices have climbed faster than rents in those urban markets.
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 Dordogne give the best yields as of 2026?
Where are the highest-yield areas in Dordogne as of 2026?
As of early 2026, the highest-yield neighborhoods in Dordogne include Saint-Georges and parts of Clos Chassaing in Périgueux, the La Madeleine district in Bergerac, and the commuter town of Prigonrieux just outside Bergerac.
These top-performing areas in Dordogne typically deliver gross rental yields in the range of 6% to 7.5%, which puts them well above the department average for residential investment property.
The main characteristic these high-yield areas share is that they offer reasonable purchase prices while still benefiting from year-round tenant demand driven by local jobs, schools, and services, rather than seasonal tourism.
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 Dordogne.
Where are the lowest-yield areas in Dordogne as of 2026?
As of early 2026, the lowest-yield areas in Dordogne are the Centre médiéval of Sarlat-la-Canéda and the scenic villages of Beynac-et-Cazenac, La Roque-Gageac, and Domme along the Dordogne River.
These low-yield areas typically deliver gross rental yields in the range of 3.5% to 4.5%, which sits below the Dordogne average and reflects the premium prices buyers pay for character and location.
The main reason yields are compressed in these areas of Dordogne is that property prices are driven by lifestyle buyers and second-home demand rather than by what year-round tenants can actually afford to pay in rent.
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 Dordogne.
Which areas have the lowest vacancy in Dordogne as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy in Dordogne are the central and walkable areas of Périgueux like Centre-ville, Francheville, and Saint-Georges, along with central Bergerac including La Madeleine.
These low-vacancy areas in Dordogne typically see effective rental vacancy rates closer to 4% to 8% of annual income, which translates to roughly two to four weeks empty per year for a well-maintained property.
The main demand driver keeping vacancy low in these areas of Dordogne is the concentration of employment, healthcare facilities, schools, and everyday services that tenants need access to year-round.
The trade-off investors face when targeting these low-vacancy areas is that purchase prices tend to be higher than in surrounding neighborhoods, which can compress gross yields even as vacancy risk drops.
Which areas have the most renter demand in Dordogne right now?
The top three neighborhoods currently experiencing the strongest renter demand in Dordogne are Centre-ville and Gour de l'Arche in Périgueux, the Centre historique and La Madeleine districts in Bergerac, and central Sarlat-la-Canéda.
The typical renter profile driving most of the demand in these areas consists of working professionals, healthcare employees, students, and families who need reliable access to jobs, schools, and services throughout the year.
Rental listings in these high-demand Dordogne neighborhoods typically get filled within two to four weeks when priced correctly, which is noticeably faster than properties in more rural or tourist-focused parts of the department.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Dordogne.
Which upcoming projects could boost rents and rental yields in Dordogne as of 2026?
As of early 2026, the top three projects expected to boost rents in Dordogne are the Périgueux urban renewal initiative focused on public spaces and city attractiveness, Bergerac's "Grands projets" for city-center revitalization, and expanded route programming at Bergerac Dordogne Périgord Airport.
The neighborhoods most likely to benefit from these projects include central Périgueux around Centre-ville and Francheville, central Bergerac near the train station, and areas popular with international buyers like Eymet that depend on airport connectivity.
Investors might realistically expect rent increases of about 3% to 8% over the next few years in neighborhoods directly affected by these projects, though the impact will unfold gradually as improvements are completed and attract more residents.
You'll find our latest property market analysis about Dordogne here.
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What property type should I buy for renting in Dordogne as of 2026?
Between studios and larger units in Dordogne, which performs best in 2026?
As of early 2026, studios and compact T2 apartments generally outperform larger units in Dordogne in terms of both rental yield and occupancy, especially in the main rental markets of Périgueux and Bergerac.
Studios in Dordogne typically deliver gross rental yields of around 6% to 7%, while larger T3 apartments and houses tend to land closer to 4.5% to 5.5%, which works out to roughly 350 to 450 euros per month for a studio versus 550 to 750 euros for a larger unit (approximately 380 to 490 USD or 360 to 460 EUR for studios).
The main factor explaining why smaller units outperform in Dordogne is that purchase prices are proportionally lower while rent per square meter stays high, plus smaller units attract a wider pool of single tenants and couples who rent quickly.
However, larger family houses can be the better investment choice in Dordogne when targeting families with children who need space and stability, particularly in areas with good schools where these tenants tend to stay for multiple years and reduce turnover costs.
What property types are in most demand in Dordogne as of 2026?
As of early 2026, T2 and T3 apartments in Périgueux and Bergerac are the most in-demand property type for year-round rentals in Dordogne.
The top three property types ranked by current tenant demand in Dordogne are compact apartments in the T2 to T3 range, two to three bedroom townhouses near services, and well-insulated detached houses with manageable gardens.
The primary trend driving this demand pattern in Dordogne is that tenants prioritize affordability and energy efficiency, with smaller households and professionals seeking practical housing close to jobs, schools, and healthcare rather than large rural properties.
One property type currently underperforming in demand and likely to remain so in Dordogne is the large, poorly insulated stone farmhouse in isolated rural locations, which struggles to attract year-round tenants due to high heating costs and distance from services.
What unit size has the best yield per m² in Dordogne as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter in Dordogne falls between approximately 20 and 50 square meters, covering studios, T1 apartments, and compact T2 units.
For that optimal unit size in Dordogne, the typical gross rental yield per square meter works out to about 8 to 12 euros monthly per square meter in rent against 1,400 to 2,000 euros per square meter in purchase price (approximately 9 to 13 USD or 8 to 12 EUR per square meter in monthly rent).
The main reason smaller or larger units tend to have lower yield per square meter in Dordogne is that studios compress purchase prices efficiently while larger homes pay a premium for gardens, extra rooms, and charm that does not generate proportionally higher rent.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Dordogne.
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 Dordogne as of 2026?
What are typical property taxes and recurring local fees in Dordogne as of 2026?
As of early 2026, the annual property tax known as taxe foncière for a typical rental apartment in Dordogne runs between approximately 700 and 1,600 euros, or roughly 760 to 1,740 USD and 720 to 1,640 EUR, depending on the commune and cadastral value.
Other recurring local fees landlords must budget for in Dordogne include the TEOM waste collection tax, which is usually included on the taxe foncière notice, and occasional commune-specific charges that can add another 50 to 200 euros annually (approximately 55 to 220 USD or 50 to 205 EUR).
These taxes and fees in Dordogne typically represent between 8% and 15% of gross rental income, which is a meaningful chunk that directly reduces your net yield.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Dordogne.
What insurance, maintenance, and annual repair costs should landlords budget in Dordogne right now?
The estimated annual landlord insurance cost for a typical rental property in Dordogne runs between approximately 150 and 450 euros, or roughly 165 to 490 USD and 155 to 460 EUR, depending on property size, coverage level, and whether you add optional protections.
The recommended annual maintenance and repair budget in Dordogne sits at about 0.7% to 1.2% of property value, which for a property worth 100,000 euros means setting aside roughly 700 to 1,200 euros per year (approximately 760 to 1,305 USD or 720 to 1,230 EUR).
The type of repair expense that most commonly catches landlords off guard in Dordogne is moisture and humidity issues in older stone buildings, along with heating system maintenance, which can be costlier than expected in the department's traditional housing stock.
The total combined annual cost landlords should realistically budget for insurance, maintenance, and repairs in Dordogne comes to roughly 850 to 1,650 euros for a typical rental property, or approximately 925 to 1,795 USD and 870 to 1,690 EUR.
Which utilities do landlords typically pay, and what do they cost in Dordogne right now?
In unfurnished rentals in Dordogne, landlords typically do not pay tenant utilities like electricity, gas, and water, though landlords often cover copropriété common-area charges and may pay water if it is not individually metered, while furnished rentals sometimes include utilities in the rent.
For furnished rentals or utilities-included strategies in Dordogne, the estimated monthly cost for landlord-paid utilities runs between approximately 80 and 180 euros, or roughly 87 to 196 USD and 82 to 185 EUR, depending on the size of the unit and heating type.
What does full-service property management cost, including leasing, in Dordogne as of 2026?
As of early 2026, the monthly property management fee for full-service management in Dordogne typically runs between 6% and 9% of collected rents including VAT, which for a property renting at 600 euros per month means roughly 36 to 54 euros monthly (approximately 39 to 59 USD or 37 to 55 EUR).
The typical leasing or tenant-placement fee charged on top of ongoing management in Dordogne is usually structured as a share of one month's rent or a fixed schedule, often adding another 300 to 600 euros per new tenant (approximately 325 to 650 USD or 310 to 615 EUR) depending on the agency and service level.
What's a realistic vacancy buffer in Dordogne as of 2026?
As of early 2026, landlords in Dordogne should set aside approximately 8% to 12% of annual rental income as a vacancy buffer, with well-located properties in Périgueux or Bergerac closer to the lower end and properties in smaller towns or tourist areas closer to the higher end.
The typical number of vacant weeks per year that landlords experience in Dordogne ranges from about four weeks in the main demand nodes to eight weeks in more rural or seasonally driven markets.
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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 Dordogne, 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 |
|---|---|---|
| INSEE (Dordogne housing stock) | It's France's official statistics agency with standardized sampling and definitions. | We used it to ground vacancy rates and understand Dordogne's housing structure. We also used it to keep our estimates consistent with the department's rural character and high second-home share. |
| INSEE (IRL rent index) | It's the official rent index used in France to revise residential rents. | We used it to move late-2024 rent levels into early 2026 in a defensible way. We also used it to explain why rent growth remains modest. |
| Cerema Dordogne rent observatory | It's a public-institution dashboard publishing standardized local rent indicators. | We used it as our main local rent reference by area and property type. We then cross-checked with private portals to avoid single-source bias. |
| Notaires de France | The notarial network aggregates actual transaction evidence and publishes official market notes. | We used it to frame the early-2026 market context in France and how it affects yields. We also used it to check the direction of prices versus rents. |
| Immobilier.notaires.fr | It's the notarial network's official public portal for property prices. | We used it as a department-level anchor for sale prices to avoid listing-only bias. We also used it as a check against city-level portal estimates. |
| SeLoger | It's a long-running national portal with transparent price range summaries and methodology. | We used it as one city-level price reference in Dordogne's biggest rental market. We then triangulated with other sources before computing yields. |
| MeilleursAgents | It's a major French pricing platform with published methodology notes. | We used it to pin down house versus apartment price levels in Bergerac. We then computed representative rent-to-price ratios using local rent inputs. |
| Ministry of Economy (taxe foncière) | It's an official government site explaining the tax framework and calculation method. | We used it to define what property tax means for landlords in Dordogne. We then translated that into a realistic annual budget for net yield calculations. |
| Ministry of Economy (recoverable charges) | It's an official government guide to landlord versus tenant charges. | We used it to avoid common mistakes in net-yield math. We also used it to build a typical costs checklist for Dordogne rentals. |
| ANIL | It's the national housing information agency, neutral and widely cited. | We used it to detail recurring maintenance and charge categories in plain language. We also used it to justify which costs belong in the net yield bucket. |
| FNAIM | It's France's main professional federation for real estate agents and administrators. | We used it to set credible ranges for full-service management and leasing fees. We also used it to explain what you get for those fees in Dordogne. |
| CRE (electricity tariffs) | It's the national energy regulator, so tariff references are official. | We used it to anchor electricity cost assumptions for furnished rentals. We also used it to keep utility budgets realistic for early 2026. |
| Énergie Info (gas benchmark) | It's a public authority website relaying the CRE's monthly gas price benchmark. | We used it to anchor gas-heating cost assumptions for furnished rentals. We also used it to explain why utilities-inclusive rents can bite into net yield. |
| Ville de Bergerac | It's an official municipal source listing current and planned development projects. | We used it to name concrete places where public works can support future rental demand. We also used it to keep project references verifiable. |
| Ville de Périgueux | It's an official municipal roadmap for urban renewal priorities. | We used it to identify micro-areas likely to benefit from public investment. We also used it to frame why certain neighborhoods matter beyond just price and rent. |
| Nouvelle-Aquitaine Region | It's the regional government explaining strategic transport investments. | We used it to discuss accessibility and macro-demand drivers for Dordogne. We also used it to avoid vague infrastructure claims. |
| Bergerac Dordogne Périgord Airport | It's the airport's official channel for routes and service updates. | We used it to connect tourism and expat demand pockets to real transport capacity. We also used it to keep demand narratives tied to measurable connectivity. |
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