Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Whether you are looking for a Parisian apartment, a countryside farmhouse, or a villa on the French Riviera, understanding the current state of the French real estate market is essential before making any purchase.
This blog post covers the current housing prices in France in 2026, market momentum, property types, gentrifying neighborhoods, and everything else a foreign buyer needs to know, and we constantly update this information to keep it fresh and reliable.
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 France.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
How's the real estate market going in France in 2026?
What's the average days-on-market in France in 2026?
As of early 2026, the estimated average days-on-market for residential properties across France sits at around 80 days, though this figure masks significant regional variation between fast-moving urban centers and slower rural markets.
The realistic range that covers most typical listings in France stretches from about 45 days for well-priced apartments in Paris and other major metros, up to 120 days or more for houses in less connected towns and countryside areas where buyer pools are thinner.
Compared to one or two years ago, the current days-on-market in France has improved modestly as mortgage credit availability has recovered from its 2023 low point, though the market remains more selective than the pre-2022 boom years, with buyers taking their time and prioritizing energy-efficient properties that meet stricter DPE standards.
Are properties selling above or below asking in France in 2026?
As of early 2026, the estimated average sale-to-asking price ratio in France sits at roughly 92%, meaning most properties sell about 8% below their listed asking price, which is substantially more room for negotiation than many foreign buyers expect.
In France, the vast majority of properties sell at or below asking, with estimates suggesting only about 5% to 10% of transactions close at or above the listed price, and this figure is fairly reliable given that French notaries record actual sale prices that can be compared against listings.
The property types and neighborhoods in France most likely to see bidding wars and above-asking sales are small, turnkey apartments with excellent energy ratings (DPE A or B), located in the most sought-after micro-locations such as central Paris arrondissements, walkable city centers in Lyon or Bordeaux, and areas near new Grand Paris Express stations.
By the way, you will find much more detailed data in our property pack covering the real estate market in France.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What kinds of residential properties can I realistically buy in France?
What property types dominate in France right now?
The estimated breakdown of residential properties available for sale in France runs roughly 55% existing apartments, 40% existing houses, and just 5% new construction, reflecting a market dominated by older housing stock built before the 1990s.
Apartments represent the largest share of the French market overall, particularly in Paris and major regional cities like Lyon, Marseille, Bordeaux, and Lille, where density, public transport access, and historic urban centers make flat living the practical choice for most buyers.
Apartments became so prevalent in France because of deliberate postwar urban planning that prioritized dense housing near job centers, combined with strict land-use rules that limited suburban sprawl and preserved agricultural land around cities, unlike the car-dependent suburban house development seen in many other countries.
If you want to know more, you should read our dedicated analyses:
Are new builds widely available in France right now?
The estimated share of new-build properties among all residential listings in France hovers around just 5%, as construction permit volumes remain well below their long-term averages and developers have slowed launches in response to higher costs and softer demand since 2022.
As of early 2026, the neighborhoods and districts in France with the highest concentration of new-build developments include outer metro zones in Île-de-France (especially around future Grand Paris Express stations like Massy-Palaiseau, Noisy-Champs, and Villejuif), the Euratlantique district near Bordeaux's Gare Saint-Jean, the Confluence area in Lyon, and regeneration zones in Toulouse and Montpellier where land is available and zoning permits large-scale projects.
Get fresh and reliable information about the market in France
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
Which neighborhoods are improving fastest in France in 2026?
Which areas in France are gentrifying in 2026?
As of early 2026, the top neighborhoods in France showing the clearest signs of gentrification include Belleville and La Chapelle/Marx Dormoy in Paris, La Joliette and Cours Julien in Marseille, Guillotière and Gerland in Lyon, Bacalan in Bordeaux, Île de Nantes, Wazemmes in Lille, and Saint-Cyprien in Toulouse.
The visible changes indicating gentrification in these areas include the arrival of specialty coffee shops, co-working spaces, and organic grocery stores, alongside a wave of facade renovations, loft conversions in former industrial buildings, and a noticeable shift in the resident profile from older, long-term tenants to younger professionals and young families willing to renovate.
The estimated price appreciation in these gentrifying French neighborhoods over the past two to three years has generally ranged from 10% to 25%, with the strongest gains in areas closest to new transit links or major urban renewal investments, though this growth has moderated compared to the pre-2022 boom period.
By the way, we've written a blog article detailing what are the current best areas to invest in property in France.
Where are infrastructure projects boosting demand in France in 2026?
As of early 2026, the top areas in France where major infrastructure projects are boosting housing demand include the corridors around Grand Paris Express stations (Saint-Denis Pleyel, Villejuif, Bagneux, Noisy-Champs, Clichy-Montfermeil), the Euratlantique zone in Bordeaux, the Part-Dieu expansion area in Lyon, and neighborhoods along Toulouse's planned Metro Line C.
The specific infrastructure projects driving demand in France include the Grand Paris Express (200 km of new automated metro lines and 68 stations connecting Paris suburbs), Bordeaux's Euratlantique urban renewal around the TGV station, Lyon's Part-Dieu business district transformation, and Toulouse's Metro Line C extension to aerospace employment centers.
The estimated timeline for completion of these major projects in France varies: Grand Paris Express Line 15 South and portions of Lines 16, 17, and 18 are opening in phases through 2026 and 2027, with the full network expected by 2030-2031, while Bordeaux Euratlantique and Lyon Part-Dieu are ongoing multi-decade programs delivering in stages.
The typical price impact on nearby properties in France once such infrastructure projects are announced versus completed tends to follow a pattern: a modest 5% to 10% lift upon announcement and planning approval, then a stronger 15% to 25% premium once the station or line actually opens and travel times drop, though this effect varies based on neighborhood quality and competing supply.
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.
What do locals and insiders say the market feels like in France?
Do people think homes are overpriced in France in 2026?
As of early 2026, the general sentiment among locals and market insiders is that many homes in France are overpriced for what you get, especially when factoring in energy performance, renovation needs, and co-ownership charges, though this view is more nuanced than a blanket "too expensive" judgment.
When locals argue that homes are overpriced in France, they typically cite the long-run price-to-income ratio (which shows housing costs have outpaced wage growth for decades), the prevalence of energy-inefficient properties that will require expensive upgrades, and the visible disconnect between asking prices and actual sale prices that produces negotiation margins of 6% to 10%.
Those who believe prices are fair in France usually point to the severe housing shortage in major cities, the quality of life and public services, the stability of the French market compared to neighbors, and the fact that credit costs have normalized after the 2023 spike, making monthly payments manageable again for qualified buyers.
The price-to-income ratio in France is elevated compared to historical norms and stands higher than the European average, though Paris and the Côte d'Azur stretch the national figure, while mid-sized cities and rural areas often remain more affordable relative to local incomes.
What are common buyer mistakes people regret in France right now?
The most frequently cited buyer mistake that people regret in France is underestimating the true cost of renovation, especially in older buildings where hidden defects (faulty wiring, plumbing, lead paint, asbestos) emerge after purchase and contractor availability remains tight, turning a "cosmetic refresh" into a multi-year, budget-busting project.
The second most common buyer mistake people mention regretting in France is ignoring the energy performance rating (DPE), because properties rated F or G now face rental restrictions, require expensive insulation and heating upgrades to sell or rent, and sit longer on the market, meaning buyers who overlooked DPE in the past are now stuck with assets that have lost liquidity.
If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in France.
It's because of these mistakes that we have decided to build our pack covering the property buying process in France.
Get the full checklist for your due diligence in France
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
How easy is it for foreigners to buy in France in 2026?
Do foreigners face extra challenges in France right now?
The estimated overall difficulty level for foreigners buying property in France compared to local buyers is moderate: there are no legal restrictions on foreign ownership, but the process involves more paperwork, longer timelines, and stricter bank scrutiny that can feel frustrating without local guidance.
There are no specific legal restrictions or quotas on foreign buyers in France, but non-residents must comply with rigorous anti-money-laundering documentation (proving the origin of funds), may need to appoint a fiscal representative for tax purposes, and should expect notaries to request certified translations of foreign documents.
The practical challenges foreigners most commonly encounter in France include the requirement to open a French bank account before closing (which can take weeks), the complexity of coordinating signatures across time zones (often requiring a power of attorney drafted in French), and the surprise of discovering that co-ownership charges, property taxes, and closing costs add 8% to 10% on top of the purchase price for resale properties.
We will tell you more in our blog article about foreigner property ownership in France.
Do banks lend to foreigners in France in 2026?
As of early 2026, mortgage financing is available to foreign buyers in France, with major banks like BNP Paribas (Non-Residents service), Banque Transatlantique, CIC, and LCL actively lending to non-residents, though approval requires a stronger file than what French residents would need.
The typical loan-to-value ratios foreign buyers can expect in France range from 60% to 70%, meaning you should plan for a 30% to 40% down payment, while interest rates for non-residents currently sit between 3.4% and 4.2% fixed for 20-year terms, roughly 0.3 to 0.8 percentage points above resident rates.
The documentation and income requirements banks typically demand from foreign applicants in France include proof of stable income (payslips, tax returns, or audited accounts for self-employed), a debt ratio below 35% of gross income (required by French banking regulation), proof of funds for the deposit, identity documents, and sometimes a requirement to deposit savings equivalent to one or two years of mortgage payments into a French account as collateral.
You can also read our latest update about mortgage and interest rates in France.
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.
How risky is buying in France compared to other nearby markets?
Is France more volatile than nearby places in 2026?
As of early 2026, the estimated price volatility of France is lower than Spain and about on par with Germany, while the UK has historically shown sharper cyclical swings, making France a relatively stable middle ground among major Western European markets.
Over the past decade, France experienced a steady price climb through 2022, a modest correction of about 5% to 8% nationally through 2023-2024, and stabilization into 2025-2026, whereas Spain saw deeper boom-bust cycles in certain coastal regions and the UK experienced more pronounced rate-driven swings, especially in London.
If you want to go into more details, we also have a blog article detailing the updated housing prices in France.
Is France resilient during downturns historically?
The estimated historical resilience of France property values during past economic downturns is relatively strong: the market tends to slow rather than crash, with national price drops typically limited to single-digit percentages even in severe recessions, followed by gradual recovery once credit conditions normalize.
During the most recent major downturn (the 2008-2009 financial crisis and subsequent years), property prices in France dropped about 7% to 10% nationally from peak to trough, and recovery to pre-crisis levels took roughly three to four years, though Paris and prime regional cities recovered faster than rural areas.
The property types and neighborhoods in France that have historically held value best during downturns are central Paris apartments (especially in the 6th, 7th, and 16th arrondissements), prime waterfront properties on the Côte d'Azur, and well-located family homes in affluent inner suburbs with top schools, while investor-heavy areas, peripheral new builds, and energy-inefficient stock tend to suffer larger discounts.
Get to know the market before you buy a property in France
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
How strong is rental demand behind the scenes in France in 2026?
Is long-term rental demand growing in France in 2026?
As of early 2026, the growth trend for long-term rental demand in France remains positive, driven by a structural housing shortage in major employment centers, rising homeownership costs that keep more households in the rental market, and the official rent index (IRL) continuing to show modest year-over-year increases.
The tenant demographics driving long-term rental demand in France include young professionals relocating for jobs in Paris, Lyon, and Toulouse, university students in cities with large academic populations like Montpellier, Bordeaux, and Lille, and international expats who prefer renting before committing to a purchase in an unfamiliar market.
The neighborhoods in France with the strongest long-term rental demand right now are central Paris (all arrondissements near metro lines), the business districts of Lyon (Part-Dieu, Presqu'île) and Marseille (Euroméditerranée), student quarters in Toulouse and Montpellier, and well-connected inner suburbs of Paris where Grand Paris Express stations are opening.
You might want to check our latest analysis about rental yields in France.
Is short-term rental demand growing in France in 2026?
The regulatory changes currently affecting short-term rental operations in France are substantial: the Le Meur law (enacted November 2024) reduced tax allowances on rental income, lowered the primary residence rental cap from 120 to 90 days in many municipalities, imposed mandatory energy performance standards (DPE F minimum in 2025, rising to E by 2028), and required national registration of all furnished tourist rentals by May 2026.
As of early 2026, the growth trend for short-term rental demand in France remains positive at the macro level, supported by record tourism volumes and strong platform bookings, though the regulatory tightening means fewer properties can legally operate, which constrains supply and shifts the market toward professional, compliant hosts.
The current estimated average occupancy rate for short-term rentals in France varies widely by location, ranging from 50% to 60% in Paris and top tourist destinations, down to 30% to 40% in secondary markets, with seasonal peaks during summer in coastal areas and winter in ski resorts.
The guest demographics driving short-term rental demand in France include international tourists (especially from the UK, US, and Germany) visiting Paris and the Riviera, business travelers attending conferences and trade fairs, and a growing segment of remote workers and digital nomads seeking month-long stays in lifestyle destinations like Provence, Bordeaux, and the Basque coast.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in France.
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 are the realistic short-term and long-term projections for France in 2026?
What's the 12-month outlook for demand in France in 2026?
As of early 2026, the estimated 12-month demand outlook for residential property in France is cautiously positive: mortgage credit has recovered from its 2023 trough, transaction volumes are stabilizing, and pent-up buyer interest is translating into slightly improved activity, though the market remains selective rather than exuberant.
The key economic and political factors most likely to influence demand in France over the next 12 months include European Central Bank interest rate decisions (which affect French mortgage pricing), domestic budget uncertainty and potential tax changes, employment trends (particularly in tech and finance hubs), and buyer confidence which remains sensitive to political headlines.
The forecasted price movement for France over the next 12 months is modest: most analysts project 0% to 2% nominal price growth nationally, with stronger performance (2% to 4%) in supply-constrained prime urban areas and weaker or flat prices in rural zones and for energy-inefficient properties.
By the way, we also have an update regarding price forecasts in France.
What's the 3 to 5 year outlook for housing in France in 2026?
As of early 2026, the estimated 3 to 5 year outlook for housing prices and demand in France is moderately positive: national nominal price growth is likely to average 1% to 3% per year, with supply-constrained metros (Paris, Lyon, Bordeaux, Toulouse) potentially seeing 2% to 4% annually, while weaker-demand areas may stay flat or decline in real terms.
The major development projects and urban plans expected to shape France over the next 3 to 5 years include the full rollout of the Grand Paris Express metro network (completion by 2030-2031), continued Euratlantique development in Bordeaux, Lyon Part-Dieu transformation, urban renewal in Marseille's Euroméditerranée, and housing construction programs aimed at addressing the structural supply deficit.
The single biggest uncertainty that could alter the 3 to 5 year outlook for France is the trajectory of mortgage interest rates and credit availability: if the ECB is forced to tighten policy unexpectedly or if French banking regulations further restrict lending, affordability would worsen and demand would soften more than currently projected.
Are demographics or other trends pushing prices up in France in 2026?
As of early 2026, the estimated impact of demographic trends on housing prices in France is moderately upward, as population growth in major metros, continued household formation, and internal migration toward job centers maintain pressure on housing supply that has consistently lagged demand.
The specific demographic shifts most affecting prices in France include the concentration of young professionals in Paris, Lyon, Nantes, and Toulouse (where job markets are strongest), an aging population that is downsizing slowly and holding onto family homes, and immigration flows that add demand in affordable urban peripheries and rental markets.
The non-demographic trends also pushing prices in France include the sharp energy-performance sorting (DPE A-D properties command premiums while F-G properties face discounts and rental bans), the persistence of remote work which has boosted demand in lifestyle regions like the Atlantic coast and Provence, and foreign buyer interest in prime Paris and Riviera properties as a safe-haven investment.
These demographic and trend-driven price pressures in France are expected to continue for at least the next decade, as the construction pipeline remains constrained (permits well below historical norms), energy retrofit requirements will take years to complete, and urbanization trends show no sign of reversing in major employment centers.
What scenario would cause a downturn in France in 2026?
As of early 2026, the estimated most likely scenario that could trigger a housing downturn in France would be a combination of sharply rising interest rates (pushing the taux d'usure ceiling into binding territory and reducing mortgage approvals) paired with a confidence shock from political instability, fiscal tightening, or a broader European recession that makes households pause major purchases.
The early warning signs that would indicate such a downturn is beginning in France include a sustained drop in mortgage credit production (as tracked by Banque de France monthly data), rising inventory levels without corresponding sales, widening negotiation margins (especially for mid-range properties), and a notable increase in time-on-market beyond the current 80-day average.
Based on historical patterns, a potential downturn in France could realistically see national prices fall 5% to 10% from peak to trough over two to three years, with larger drops (10% to 15%) in investor-heavy areas, poor-DPE stock, and peripheral new builds, while prime central locations and energy-efficient homes would likely see smaller corrections and faster recovery.
Make a profitable investment in France
Better information leads to better decisions. Save time and money. Download our 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 France, 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 Annual Report | It's the national notaries' network summarizing real signed transactions, not just asking prices. | We use it to anchor what's actually happening in volumes and prices going into early 2026. We cross-check its direction with INSEE price indices and Banque de France credit data. |
| INSEE Notaires-INSEE Price Index | INSEE is France's official statistics agency and the Notaires-INSEE index is a reference standard. | We use it as the cleanest official read on price momentum for new versus existing homes. We use it to sanity-check private portals that track asking prices or listings. |
| Banque de France Mortgage Credit Data | It's the central bank, and mortgage credit volumes are a leading indicator for housing demand. | We use it to judge whether demand is strengthening or weakening based on credit production trends. We combine it with interest rate constraints to assess 2026 financing friction. |
| IGEDD (Friggit) Long-Run Series | It's a French government body hosting a well-known long-run valuation dataset on price-to-income. | We use it to answer whether homes are overpriced via price-to-income and price-to-rent history. We use it to frame risk in cycles, not just this year's headlines. |
| Ministry of Ecology Construction Data | It's the government's official pipeline data for future housing supply via permits and starts. | We use it to assess whether supply is expanding or constrained in early 2026. We translate permits and starts into what it means for new-build availability. |