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SUMMARY
We analyzed residential property rental yields in France as of 2026 for foreign individual buyers, using the manually built raw dataset prepared for this tracker. The work compares apartment purchase prices, achievable monthly rents, gross rental yields, and estimated net rental yields across the main French residential investment markets.
This article is updated regularly, so the figures should be read as a current France residential property rental yield snapshot for May 2026, not as a permanent valuation.
Because France is a country rather than a single city, the dataset treats the main comparable investment markets as the practical equivalent of neighborhoods. The table covers Paris, Lyon, Marseille, Bordeaux, Nice, Toulouse, Lille, Nantes, Rennes, Grenoble, Rouen, Montpellier, Strasbourg, Aix-en-Provence, and Villeurbanne.
The strongest net yields in the dataset are in Grenoble and Rouen. Grenoble studios reach about 5.6% net yield, while Rouen studios reach about 5.3% net yield, which is much stronger than Paris, Aix-en-Provence, Nice, and central Lyon.
Studios usually produce the highest percentage returns in urban France. The reason is simple: the purchase price is lower, while rental demand from students, young professionals, single tenants, and relocation renters keeps the rent relatively strong.
One-bedroom apartments are the best balance for many beginner buyers. They usually give slightly lower yield than studios, but they can offer broader tenant demand, lower turnover, and better resale liquidity.
Two-bedroom apartments usually produce lower net rental yields in France. Paris 2-bedroom units are estimated at only 2.7% net yield, Aix-en-Provence at 2.6%, Nice at 3.1%, and Lyon at 3.1%, which shows how quickly larger ticket sizes can reduce income efficiency.
Paris has the deepest tenant pool, but its yield math is weak. A Paris studio is estimated at about €262,000 purchase price and €980 monthly rent, giving about 4.5% gross yield and 3.1% net yield.
The most balanced beginner markets are usually Lille, Toulouse, Montpellier, Villeurbanne, and selected parts of Marseille, Grenoble, and Rouen. They combine stronger net rental yield in France with real urban tenant demand.
The main beginner risk is buying a cheap apartment because the gross yield looks attractive, then discovering that DPE energy rules, copropriété charges, taxe foncière, renovation work, vacancy, or weak resale liquidity reduce the real return.
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Residential property rental yields in France in 2026
This table compares residential property rental yields in France across the main urban markets included in the dataset.
For each market, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for studio, 1-bedroom, and 2-bedroom apartment properties.
Finally, please note you'll find much more detailed data in our real estate pack about France.
| Neighborhood / market | Studio property average purchase price | Studio property average monthly rent | Studio property gross rental yield | Studio property net rental yield | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Aix-en-Provence | €147,000 | €540 | 4.4% | 3.1% | €217,000 | €730 | 4.0% | 2.8% | €313,000 | €990 | 3.8% | 2.6% |
| Bordeaux | €118,000 | €500 | 5.1% | 3.7% | €175,000 | €680 | 4.7% | 3.4% | €252,000 | €920 | 4.4% | 3.2% |
| Grenoble | €69,000 | €430 | 7.5% | 5.6% | €102,000 | €580 | 6.9% | 5.1% | €147,000 | €790 | 6.4% | 4.7% |
| Lille | €91,000 | €480 | 6.4% | 4.7% | €134,000 | €660 | 5.9% | 4.4% | €194,000 | €890 | 5.5% | 4.1% |
| Lyon | €122,000 | €510 | 5.0% | 3.6% | €180,000 | €700 | 4.6% | 3.3% | €260,000 | €940 | 4.3% | 3.1% |
| Marseille | €95,000 | €490 | 6.2% | 4.5% | €141,000 | €660 | 5.6% | 4.1% | €204,000 | €890 | 5.2% | 3.8% |
| Montpellier | €90,000 | €470 | 6.3% | 4.6% | €133,000 | €640 | 5.8% | 4.2% | €192,000 | €860 | 5.4% | 3.9% |
| Nantes | €93,000 | €430 | 5.5% | 4.1% | €138,000 | €590 | 5.1% | 3.8% | €199,000 | €790 | 4.8% | 3.5% |
| Nice | €140,000 | €600 | 5.2% | 3.6% | €208,000 | €820 | 4.7% | 3.3% | €299,000 | €1,110 | 4.5% | 3.1% |
| Paris | €262,000 | €980 | 4.5% | 3.1% | €388,000 | €1,330 | 4.1% | 2.9% | €558,000 | €1,790 | 3.9% | 2.7% |
| Rennes | €106,000 | €440 | 5.0% | 3.7% | €156,000 | €600 | 4.6% | 3.4% | €225,000 | €810 | 4.3% | 3.2% |
| Rouen | €72,000 | €420 | 7.0% | 5.3% | €107,000 | €560 | 6.3% | 4.7% | €154,000 | €760 | 5.9% | 4.4% |
| Strasbourg | €100,000 | €450 | 5.4% | 4.0% | €148,000 | €620 | 5.0% | 3.7% | €214,000 | €830 | 4.7% | 3.5% |
| Toulouse | €94,000 | €450 | 5.7% | 4.2% | €140,000 | €600 | 5.2% | 3.8% | €202,000 | €820 | 4.9% | 3.6% |
| Villeurbanne | €100,000 | €480 | 5.8% | 4.3% | €148,000 | €650 | 5.3% | 3.9% | €213,000 | €870 | 4.9% | 3.7% |
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Which neighborhoods offer the best net yield among areas people actually want to live in France?
The best net-yield markets among areas people actually want to live in France are Grenoble, Lille, Marseille, Montpellier, Rouen, Toulouse, and Villeurbanne.
These markets combine above-average net yields with real tenant demand. They are not just cheap locations with thin rental pools.
Grenoble is the strongest yield market in the table. A studio is estimated at €69,000 purchase price, €430 monthly rent, 7.5% gross yield, and 5.6% net yield.
Rouen is close behind. A studio is estimated at €72,000 purchase price, €420 monthly rent, 7.0% gross yield, and 5.3% net yield.
Lille, Montpellier, and Marseille look more balanced for a beginner buyer. Their studio net yields are estimated at 4.7%, 4.6%, and 4.5%, while tenant demand is supported by students, jobs, transport, and everyday urban life.
Paris is the contrast. A Paris studio is estimated at €262,000 and €980 monthly rent, but the net yield is only 3.1%, which means the city is priced more for scarcity and liquidity than for income return.
Where can I find residential properties with above-average yields and below-average entry prices in France?
The clearest above-average yield and below-average entry-price markets in France are Grenoble, Rouen, Lille, Montpellier, Marseille, and Toulouse.
These markets have purchase prices far below Paris, Lyon, Bordeaux, Nice, Aix-en-Provence, and Rennes, while still producing stronger residential property rental yields in France.
A Grenoble 1-bedroom apartment is estimated at €102,000, with €580 monthly rent and 5.1% net yield. A Rouen 1-bedroom is estimated at €107,000, with €560 monthly rent and 4.7% net yield.
These entry prices are much lower than a Paris 1-bedroom estimate of €388,000. The rent is lower outside Paris, but the purchase price falls much faster than the rent.
Lille and Montpellier are especially useful for beginner buyers because they combine manageable entry prices with urban tenant demand. Lille studios show 4.7% net yield, while Montpellier studios show 4.6% net yield.
The honest interpretation is that below-average entry price is useful only when the tenant market is real. A cheap apartment with weak DPE, high copropriété charges, or poor resale liquidity can quickly lose the advantage shown by the headline yield.
Where does the rent level justify the purchase price most clearly in France?
The rent level most clearly justifies the purchase price in Grenoble, Rouen, Lille, Marseille, Montpellier, Toulouse, and Villeurbanne.
These markets show the strongest rent-to-price relationship in the France residential property market, especially for studios and 1-bedroom apartments.
Grenoble is the clearest example. A studio is estimated at €430 monthly rent on a €69,000 purchase price, which gives about 7.5% gross yield and 5.6% net yield.
Rouen also looks strong. A studio is estimated at €420 monthly rent on a €72,000 purchase price, giving 7.0% gross yield and 5.3% net yield.
Lille and Montpellier are less extreme but more balanced. Lille studios are estimated at €91,000 and €480 monthly rent, while Montpellier studios are estimated at €90,000 and €470 monthly rent.
Paris has high rents, but the purchase price is even higher. A Paris 2-bedroom apartment is estimated at €558,000 and €1,790 monthly rent, producing only 3.9% gross yield and 2.7% net yield.
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Where is the best place to buy if I want stable rental income rather than maximum yield in France?
The best places for stable rental income in France are usually Paris, Lyon, Lille, Toulouse, Bordeaux, Nantes, Rennes, and Villeurbanne.
These markets do not always produce the highest net rental yield in France, but they have deeper tenant pools and stronger resale liquidity.
Paris is the clearest stability market. The studio net yield is estimated at only 3.1%, but tenant demand is supported by jobs, universities, transport, international renters, and structural housing scarcity.
Lyon and Villeurbanne offer a useful stability-yield comparison. Lyon studios are estimated at 3.6% net yield, while Villeurbanne studios reach 4.3% net yield because the entry price is lower.
Toulouse and Lille are strong stability choices for a beginner buyer. Toulouse has aerospace and university demand, while Lille benefits from students, employment, and a large rental culture.
The practical takeaway is that stable markets are rarely the highest-yielding markets. For a cautious foreign buyer, accepting a lower net yield can be sensible when vacancy risk, reletting speed, and resale liquidity are better.
What type of residential property should a beginner investor buy to maximize rental profitability in France?
A beginner investor in France should usually buy a small apartment, especially a studio or 1-bedroom unit in a deep rental market.
The dataset shows that studios produce the highest percentage returns in nearly every market. Grenoble studios reach 5.6% net yield, Rouen 5.3%, Lille 4.7%, Montpellier 4.6%, and Marseille 4.5%.
The reason is that small apartments keep the purchase price low while still attracting students, young professionals, single tenants, couples, interns, and relocation renters.
A 1-bedroom apartment is often safer than a studio for beginners. It usually has a broader tenant pool, less turnover, and better resale liquidity, even if the yield is slightly lower.
Two-bedroom apartments can work for stability, but they are weaker for pure rental profitability. In Paris, the 2-bedroom net yield is estimated at 2.7%, compared with 3.1% for a studio.
The best beginner format is usually a DPE-safe 1-bedroom apartment near transport, universities, hospitals, employment zones, or strong city-centre amenities.
We give you more details in the our real estate pack about France.
Which neighborhoods offer strong rental income with the lowest vacancy risk in France?
The strongest rental-income and low-vacancy combinations in France are usually Paris, Lyon, Villeurbanne, Lille, Toulouse, Bordeaux, Nantes, and Rennes.
These markets combine real rents with broad tenant demand. That matters because a high rent is only useful when the property can be rented consistently.
Paris has the highest rent levels in the table. A studio is estimated at €980 per month, a 1-bedroom at €1,330, and a 2-bedroom at €1,790.
Lille, Toulouse, and Villeurbanne give a better income-risk compromise. Lille studios show €480 monthly rent and 4.7% net yield, Toulouse studios show €450 and 4.2%, and Villeurbanne studios show €480 and 4.3%.
Bordeaux and Nantes are more expensive relative to rent, but they remain attractive for stability. Their rental demand is supported by livability, employment, students, and owner-occupier resale depth.
The honest interpretation is that the safest rent is not always the highest rent. The safest rent is the rent that matches the deepest tenant budget in that market.
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Which areas look overpriced relative to their rental income in France?
The areas that look most overpriced relative to rental income in France are Paris, Aix-en-Provence, Nice, Rennes, and parts of central Lyon and Bordeaux.
These markets are often desirable places to live, but their purchase prices are high relative to the rent a long-term tenant is likely to pay.
Paris is the clearest example. A 1-bedroom apartment is estimated at €388,000 purchase price and €1,330 monthly rent, giving only 4.1% gross yield and 2.9% net yield.
Aix-en-Provence is lifestyle-priced. A 2-bedroom apartment is estimated at €313,000 and €990 monthly rent, producing only 3.8% gross yield and 2.6% net yield.
Nice also has compressed returns. A 2-bedroom apartment is estimated at €299,000 and €1,110 monthly rent, but the net yield is only 3.1%.
The trade-off is important. Overpriced for rental income does not mean bad to own, because Paris, Nice, Aix-en-Provence, Lyon, and Bordeaux may still make sense for lifestyle use, scarcity, or capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in France?
A beginner should be cautious with very cheap apartments in Rouen, Grenoble, Marseille, and weaker outer districts of large French cities, even when the headline yield looks attractive.
The risk is not the city name by itself. The risk is old stock, weak micro-location, poor DPE, high copropriété charges, major building works, and limited resale demand.
Rouen and Grenoble show strong yields in the table. Grenoble studios reach 5.6% net yield and Rouen studios reach 5.3% net yield.
That does not make every apartment safe. A cheap unit can become expensive if the building needs roof work, façade work, lift repairs, heating upgrades, or energy renovation.
Marseille is especially micro-location-sensitive. A small apartment near transport, hospitals, universities, or central lifestyle zones can work, while a cheaper unit in a weak street can have vacancy and resale problems.
The simple avoid rule is this: avoid cheap yield without tenant depth, DPE safety, healthy copropriété finances, and resale liquidity.
Which neighborhoods look risky even though the rental yield is high in France?
The highest-risk high-yield markets in France are usually Rouen, Grenoble, parts of Marseille, and cheaper secondary-city districts.
The yields can be attractive, but the real return depends heavily on the exact building, street, tenant pool, and energy rating.
Grenoble and Rouen look excellent on the table. Grenoble studios show 7.5% gross yield and 5.6% net yield, while Rouen studios show 7.0% gross yield and 5.3% net yield.
The risk is that part of the yield comes from low purchase prices. Low prices can mean opportunity, but they can also signal weaker resale liquidity, older buildings, or lower owner-occupier demand.
Marseille needs the same caution. The studio estimate is strong at 4.5% net yield, but Marseille’s districts differ sharply in safety perception, access, building quality, and tenant depth.
The safer alternative is to accept a slightly lower net yield in Lille, Toulouse, Villeurbanne, Nantes, or Bordeaux, where tenant demand and resale depth can be easier for a beginner to understand.
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What neighborhoods should I avoid when buying a rental property in France?
A beginner rental investor in France should avoid weak micro-locations inside otherwise investable cities, rather than rejecting whole cities automatically.
The avoid list is poor-DPE old apartments, high-charge copropriétés, isolated outer districts, weak transport locations, and tourist-rental-dependent properties in heavily regulated cities.
In practical market terms, caution is highest in lower-liquidity parts of Rouen and Grenoble, weaker or poorly connected parts of Marseille, and overpriced lifestyle areas of Aix-en-Provence and Nice if rental income is the goal.
A Grenoble studio can show 5.6% net yield, but only if the rent is achievable, the copropriété is healthy, and the DPE does not require expensive works.
A Paris studio may show only 3.1% net yield, but vacancy and resale risk may be lower. This is why net yield should be read together with tenant depth and liquidity.
Beginners should avoid assets where success depends on renovation expertise, regulatory arbitrage, short-term rental income, or speculative resale.
Which neighborhoods are seeing rental demand weaken, and why, in France?
Rental demand is not broadly collapsing in France, but the investment case is weakening in overpriced, regulation-sensitive, and short-term-rental-heavy markets.
The main watchlist is Paris, Nice, Bordeaux, Aix-en-Provence, and some tourist or prestige submarkets.
In Paris, tenant demand remains deep, but rent controls and very high prices compress yield. The table shows only 2.9% net yield for a Paris 1-bedroom and 2.7% for a 2-bedroom.
Nice and coastal markets can also be difficult for income buyers. Nice has high rents, but the 2-bedroom net yield is only 3.1%, and short-term rental restrictions can reduce Airbnb-style upside.
Bordeaux remains desirable, but the income case is more selective. A studio is estimated at 3.7% net yield, which is decent but not high enough to forgive overpaying or buying a weak property.
This is more a yield-compression problem than a structural rental-demand collapse. These markets can still rent well, but buyers need a better purchase price, stronger DPE quality, or a more reliable tenant profile.
Which neighborhoods are seeing new developments that could create stronger rental demand in France?
The markets where development and urban change can support rental demand are Toulouse, Montpellier, Lille, Villeurbanne, Lyon, Nantes, Bordeaux, Rennes, and Marseille.
These are large urban areas where jobs, transport, universities, hospitals, and lifestyle amenities can keep residential rental demand strong.
Toulouse is especially attractive because rental demand is linked to aerospace, engineering, students, and young professionals. A 1-bedroom apartment is estimated at €140,000 and 3.8% net yield.
Villeurbanne benefits from the Lyon metropolitan economy while keeping better yield arithmetic than central Lyon. Villeurbanne 1-bedroom apartments are estimated at 3.9% net yield, compared with 3.3% in Lyon.
Montpellier and Lille also benefit from student and young-worker demand. Their studio net yields are estimated at 4.6% and 4.7%, which is strong for markets with real residential appeal.
The trade-off is supply. New development is most useful when it brings more tenants, not just more competing apartments.
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Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in France?
The France markets most helped by transport and access logic are Villeurbanne, Toulouse, Lille, Nantes, Rennes, Montpellier, Bordeaux, and selected Marseille districts.
These are places where renters value commute time, access to jobs, rail or metro links, universities, hospitals, and everyday amenities.
Villeurbanne is the simplest case. It gives access to Lyon’s employment and university ecosystem at lower purchase prices than central Lyon.
The table shows Villeurbanne has stronger net yields than Lyon across studios, 1-bedroom, and 2-bedroom properties. Villeurbanne studios reach 4.3% net yield, compared with 3.6% for Lyon studios.
Toulouse and Lille are also transport-sensitive. In both cities, small apartments near metro, tram, universities, hospitals, and employment nodes should attract stronger tenant demand than cheaper but disconnected units.
Marseille can benefit from transport access, but only selectively. A cheap apartment far from reliable access can remain cheap for a reason.
Which neighborhoods have become less attractive for property investors over the last 12 months in France?
The markets that have become less attractive for yield-focused investors over the last 12 months are Paris, Aix-en-Provence, Nice, Rennes, central Lyon, and some Bordeaux submarkets.
They remain desirable places to own, but the balance between price, rent, regulation, and net yield has become less forgiving.
Paris is still liquid but low-yielding. A 1-bedroom apartment is estimated at €388,000 purchase price, €1,330 monthly rent, and 2.9% net yield.
Aix-en-Provence and Nice also look weaker for income buyers. Aix-en-Provence 1-bedroom apartments are estimated at 2.8% net yield, while Nice 2-bedroom apartments are estimated at 3.1%.
Rennes is stable but expensive for its rent level. A 2-bedroom apartment is estimated at €225,000 and €810 monthly rent, producing 3.2% net yield.
The practical conclusion is that these markets can still work for lifestyle, scarcity, or long holding periods. They are less attractive for beginners who need the rental income to carry the investment.
Which property types are becoming harder to rent in France, and in which neighborhoods?
The property types becoming harder to rent in France are poor-DPE apartments, overpriced large apartments, tourist-rental-dependent furnished units, and small units in weak micro-locations.
The problem is not simply bedroom count. The problem is mismatch between price, regulation, tenant budget, and property quality.
Poor-DPE apartments are the biggest structural risk because energy performance now affects both renting and resale. A cheap studio with a weak DPE can look profitable until renovation costs are included.
Overpriced 2-bedroom apartments are harder for income buyers in Paris, Aix-en-Provence, Nice, Rennes, and central Lyon. The table shows 2-bedroom net yields of 2.7% in Paris, 2.6% in Aix-en-Provence, 3.1% in Nice, 3.1% in Lyon, and 3.2% in Rennes.
Tourist-style furnished units are riskier in Nice, Paris, Bordeaux, Marseille, and other regulated or politically sensitive markets. The income case becomes weaker when a buyer relies on short-term rental upside rather than long-term tenant rent.
For beginners, the most durable product remains a DPE-safe studio or 1-bedroom apartment in a liquid rental area.
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Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in France?
The best bedroom count for a beginner investor in France is usually the 1-bedroom apartment.
Studios often have the highest yield, but 1-bedroom apartments usually offer a better balance of rent, tenant depth, lower turnover, and resale liquidity.
The table shows studios usually win on percentage yield. Grenoble studios reach 5.6% net yield, Rouen 5.3%, Lille 4.7%, Montpellier 4.6%, and Marseille 4.5%.
But studios can have more turnover and more dependence on students, single tenants, and small-unit demand. A 1-bedroom usually has a wider tenant pool, including couples, young professionals, and relocation tenants.
Two-bedroom apartments offer higher absolute rent but weaker percentage returns. In Paris, a 2-bedroom apartment rents for about €1,790 per month, but the purchase price is about €558,000, giving only 2.7% net yield.
The France-specific conclusion is clear: buy a 1-bedroom if you want balance, buy a studio only if the location is very liquid and the building quality is strong, and buy a 2-bedroom only when stability or resale matters more than yield.
INSIGHTS
These insights are drawn from the France residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about France.
- Grenoble and Rouen offer the highest net yields in the dataset, but the investor must treat building quality as part of the yield. A strong spreadsheet number can be weakened by poor DPE, major works, high copropriété charges, or weak resale demand.
- Paris has the strongest tenant depth but weak yield arithmetic. The city can be excellent for liquidity and long-term ownership, but it is not an income-first market for most beginner buyers.
- Studio apartments usually beat 2-bedroom apartments on yield because the purchase price is much lower while demand remains deep. This is especially visible in Grenoble, Rouen, Lille, Montpellier, and Marseille.
- One-bedroom apartments are often the best beginner compromise. They do not always produce the highest yield, but they usually give better tenant depth and lower turnover than studios.
- Bordeaux looks balanced rather than spectacular. It has decent yields and strong livability, but the buyer must avoid paying lifestyle prices for ordinary rental income.
- Nice rents are high, but the price and regulatory context compress the net return. A foreign buyer should be careful if the investment case depends on short-term rental income.
- Villeurbanne gives access to the Lyon tenant market with better rental math than central Lyon. This makes it one of the more practical metropolitan alternatives in the dataset.
- Marseille can produce attractive income, but the city average hides large micro-location differences. Street, transport, building quality, and safety perception matter more than the city-level number.
- Rennes is stable but expensive for its rent level. It can suit a cautious buyer, but it is not one of the strongest net-yield markets in the dataset.
- Lille performs well because entry prices remain below Paris, Lyon, and Bordeaux while rental demand is real. Students, employment, and urban density support the small-apartment market.
- Aix-en-Provence is lifestyle-priced. It may appeal to owner-occupiers and long-term lifestyle buyers, but the net yield is weak for a pure rental-income strategy.
- Nantes has moderate yields, but liquidity can compensate for lower income. For a beginner buyer, that can be valuable if the property is well located and easy to resell.
- France net yields fall sharply when taxe foncière, copropriété charges, insurance, repairs, vacancy, and management are ignored. Gross yield is useful for comparison, but net yield is the number that better reflects real ownership.
- DPE risk can turn an attractive France yield into a renovation-heavy investment. A cheap apartment with a poor energy rating should be discounted heavily or avoided by beginners.
- The best France residential property investment is rarely the cheapest apartment. It is the apartment where net yield, tenant depth, DPE quality, building condition, access, and resale liquidity all make sense together.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different France residential markets, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by market and property type.
For each market and property type, we collected comparable sale listings from recognized France property platforms such as SeLoger, Bien’ici, and Logic-Immo. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a euro basis, and on a price-per-square-meter basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then adjusted asking prices where needed for liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same market and property type, we collected rental listings separately, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by market and property type, reflecting differences in taxe foncière, copropriété charges, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, insurance, utilities, and property-level operating costs.
For France residential property markets, we also paid attention to property-level factors when available. These include DPE energy rating, building condition, age, access, layout, maintenance burden, rental rules, rent-control exposure, tenant depth, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about France.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
