What are rents like in France right now? (January 2026)

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

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Maxence Toulouse 🇫🇷

General Manager of Iddyl Property

Maxence, the general manager of Iddyl Property, is a true expert in the French real estate market and always stays up to date with the latest trends. Iddyl Property specializes in helping non-residents find their ideal property in France, managing the entire process from search to purchase. With partnerships across 25,000 agencies, they offer unmatched access to top opportunities. Our talk with him helped us go back to the blog post, improve some details, and bring in his personal touch.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in France. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in France as of 2026?

What's the average monthly rent for a studio in France as of 2026?

As of January 2026, the average monthly rent for a studio in France is around 510 to 530 euros unfurnished (roughly 530 to 550 USD or the same in EUR) and 550 to 570 euros furnished.

That said, the realistic range for most studios in France spans from about 350 euros in smaller towns to over 900 euros in central Paris, so where you look matters a lot.

The main factors that cause studio rents to vary in France include location (Paris versus regional cities), whether the unit is furnished, building age, energy efficiency rating, and proximity to public transit or universities.

What's the average monthly rent for a 1-bedroom in France as of 2026?

As of January 2026, the average monthly rent for a 1-bedroom apartment in France is around 590 to 610 euros unfurnished (about 615 to 635 USD or the same in EUR) and 610 to 630 euros furnished.

The realistic range for most 1-bedroom apartments in France runs from roughly 400 euros in affordable regional markets to over 1,200 euros in premium Paris neighborhoods.

In France, neighborhoods like Belleville or the outer arrondissements of Paris tend to have the cheapest 1-bedroom rents, while areas like the 6th, 7th, and 16th arrondissements command the highest prices.

What's the average monthly rent for a 2-bedroom in France as of 2026?

As of January 2026, the average monthly rent for a 2-bedroom apartment in France is around 710 to 730 euros unfurnished (approximately 740 to 760 USD or the same in EUR) and 740 to 760 euros furnished.

The realistic range for most 2-bedroom apartments in France spans from about 500 euros in smaller cities to over 1,800 euros in sought-after Paris neighborhoods.

In France, cities like Saint-Etienne or Mulhouse offer the cheapest 2-bedroom rents, while Paris arrondissements like the 6th, 7th, and 16th, along with Nice's Carre d'Or, sit at the expensive end.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in France.

What's the average rent per square meter in France as of 2026?

As of January 2026, the average rent per square meter in France is around 14 euros (approximately 14.50 USD or the same in EUR), excluding charges.

The realistic range across different neighborhoods in France spans from about 10 euros per square meter in relaxed regional markets to 21 euros or more in central Paris and premium coastal areas.

Compared to other major cities in Europe, France's average rent per square meter is moderate overall, though Paris specifically ranks among the most expensive alongside London and Munich.

In France, property characteristics that typically push rent per square meter above average include outdoor space like a balcony or terrace, high energy efficiency ratings, elevator access in older buildings, and dedicated parking in city centers.

How much have rents changed year-over-year in France in 2026?

As of January 2026, rents in France have increased by approximately 2% year-over-year on a national basis, with tighter markets like Paris seeing closer to 2.5%.

The main factors driving rent changes in France this year include persistent housing supply shortages in major cities, improved credit conditions encouraging more transactions, and strong ongoing demand from students and young professionals.

This year's rent growth in France is slightly slower than the 2.5% to 3% increases seen in 2023 and 2024, reflecting a gradual cooling as inflation stabilizes and the legal rent index (IRL) stays under 1%.

What's the outlook for rent growth in France in 2026?

As of January 2026, rent growth in France is projected to land between 1% and 3% for the full year, with the central estimate around 2%.

The key economic and demographic factors likely to influence rent growth in France over the coming year include inflation staying in the low-to-mid 1% range, continued housing supply constraints, and improved mortgage conditions encouraging more transactions.

In France, neighborhoods expected to see the strongest rent growth include central Paris arrondissements, Nice's coastal districts, and Lyon's business hubs like Part-Dieu where demand consistently outpaces supply.

Risks that could cause rent growth in France to differ from projections include unexpected economic slowdowns, changes to rent control policies in "zones tendues," or a sudden increase in new housing construction easing supply pressure.

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 rent best in France as of 2026?

Which neighborhoods have the highest rents in France as of 2026?

As of January 2026, the top three neighborhoods with the highest average rents in France are Paris 6th (Saint-Germain-des-Pres), Paris 7th (Invalides), and Paris 16th (Passy), where rents reach around 26 euros per square meter (roughly 27 USD or the same in EUR).

These Paris neighborhoods command premium rents because of their prestige addresses, proximity to cultural landmarks and luxury shopping, excellent schools, and chronic scarcity of available apartments.

The tenant profile that typically rents in these high-rent neighborhoods in France includes senior executives, diplomats, wealthy expats, and established professionals who prioritize location and lifestyle over cost.

By the way, we've written a blog article detailing what are the current best areas to invest in property in France.

Where do young professionals prefer to rent in France right now?

The top three neighborhoods where young professionals prefer to rent in France are Canal Saint-Martin (Paris 10th), Oberkampf (Paris 11th), and Guillotiere (Lyon 7th), all known for their vibrant nightlife and easy commutes.

Young professionals in these neighborhoods in France typically pay between 700 and 1,100 euros per month (roughly 730 to 1,150 USD or the same in EUR) for a studio or small 1-bedroom.

What attracts young professionals to these neighborhoods in France includes walkable streets with bars and restaurants, excellent metro and tram connections, co-working spaces, and a generally energetic atmosphere.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in France.

Where do families prefer to rent in France right now?

The top three neighborhoods where families prefer to rent in France are Paris 15th (Commerce area), Paris 14th (Alesia), and Tete d'Or area in Lyon 6th, all offering space, parks, and good schools.

Families in these neighborhoods in France typically pay between 1,200 and 2,000 euros per month (roughly 1,250 to 2,080 USD or the same in EUR) for a 2-3 bedroom apartment.

What makes these neighborhoods attractive to families in France includes larger apartment layouts, proximity to green spaces, quieter streets, and strong local amenities like bakeries and markets.

Top-rated schools near these family-friendly neighborhoods in France include Ecole Alsacienne and Lycee Buffon in Paris, and Cite Scolaire Internationale in Lyon, all well-regarded by French and international families.

Which areas near transit or universities rent faster in France in 2026?

As of January 2026, the top three areas near transit or universities that rent fastest in France are the Latin Quarter (near Sorbonne in Paris), Part-Dieu in Lyon (major train station and business hub), and Rangueil in Toulouse (university and hospital cluster).

Properties in these high-demand areas in France typically stay listed for just 8 to 14 days, compared to the national average of around 17 days.

The typical rent premium for properties within walking distance of transit or universities in France is around 5% to 15% above neighborhood averages, which translates to roughly 30 to 100 euros (31 to 104 USD) more per month.

Which neighborhoods are most popular with expats in France right now?

The top three neighborhoods most popular with expats in France are Le Marais (Paris 3rd/4th), Paris 16th (Passy/Trocadero), and Carre d'Or in Nice, all offering international amenities and central locations.

Expats in these neighborhoods in France typically pay between 1,500 and 3,000 euros per month (roughly 1,560 to 3,120 USD or the same in EUR) for a furnished 1 or 2-bedroom apartment.

What makes these neighborhoods attractive to expats in France includes English-speaking services, international schools nearby, walkability, safety, and a cosmopolitan atmosphere that makes settling in easier.

The nationalities most represented in these expat-friendly neighborhoods in France include Americans, British, Germans, and increasingly tech workers from across the EU and Asia drawn by startup hubs.

And if you are also an expat, you may want to read our exhaustive guide for expats in France.

Who rents, and what do tenants want in France right now?

What tenant profiles dominate rentals in France?

The top three tenant profiles that dominate the rental market in France are students and early-career renters, young professional couples, and families with children.

In France, students and early-career renters represent roughly 35% to 40% of rental demand, young professional couples account for about 25% to 30%, and families make up around 20% to 25%.

Students in France typically seek studios or shared apartments near universities, young professionals look for 1 to 2-bedroom units near transit and nightlife, while families prioritize 3-bedroom apartments with outdoor space near good schools.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in France.

Do tenants prefer furnished or unfurnished in France?

In France, roughly 65% to 70% of tenants prefer unfurnished rentals for long-term stability, while 30% to 35% opt for furnished apartments for convenience and flexibility.

The typical rent premium for furnished apartments compared to unfurnished in France is around 40 to 50 euros per month (roughly 42 to 52 USD or the same in EUR) for a standard 1-bedroom.

Tenant profiles that tend to prefer furnished rentals in France include students, expats, professionals on short-term assignments, and anyone relocating quickly who wants to avoid the hassle of buying furniture.

Which amenities increase rent the most in France?

The top five amenities that increase rent the most in France are outdoor space (balcony or terrace), high energy efficiency ratings, in-unit parking, elevator access in older buildings, and a renovated modern kitchen.

In France, a balcony or terrace can add 50 to 100 euros per month (52 to 104 USD), excellent energy ratings add 30 to 80 euros (31 to 83 USD), parking adds 50 to 150 euros (52 to 156 USD), elevator access adds 20 to 50 euros (21 to 52 USD), and a modern kitchen adds 30 to 70 euros (31 to 73 USD).

In our property pack covering the real estate market in France, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in France?

The top five renovations that get the best ROI for rental properties in France are energy efficiency upgrades (insulation, windows, heating), kitchen modernization, bathroom refresh, improved storage solutions, and fresh interior paint.

In France, energy upgrades typically cost 5,000 to 15,000 euros (5,200 to 15,600 USD) and can increase rent by 50 to 100 euros monthly; kitchen updates cost 3,000 to 8,000 euros for 30 to 70 euros more rent; bathroom refreshes cost 2,000 to 5,000 euros for 20 to 50 euros more rent; storage improvements cost 500 to 2,000 euros for 10 to 30 euros more rent; and painting costs 1,000 to 3,000 euros mainly for faster letting.

Renovations that tend to have poor ROI and should be avoided by landlords in France include luxury finishes that exceed neighborhood standards, swimming pools in northern regions, and overly personalized design choices that limit tenant appeal.

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 strong is rental demand in France as of 2026?

What's the vacancy rate for rentals in France as of 2026?

As of January 2026, the estimated vacancy rate for rental properties in France is around 3% nationally, indicating a relatively tight market overall.

The realistic range of vacancy rates across different neighborhoods in France spans from just 1% to 2% in high-demand cities like Paris, Lyon, and Nice, up to 4% to 6% in more relaxed regional towns.

The current vacancy rate in France is slightly below the historical average of around 3.5% to 4%, reflecting persistent supply shortages in major urban centers that have kept the market tight for several years.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in France.

How many days do rentals stay listed in France as of 2026?

As of January 2026, the average number of days rentals stay listed in France is around 17 days nationally, with Paris and Ile-de-France averaging just 12 days.

The realistic range of days on market across different property types and neighborhoods in France spans from as few as 7 to 10 days for well-priced studios near universities to 30 days or more for overpriced larger units in relaxed markets.

The current days-on-market figure in France is roughly similar to one year ago, suggesting that the market remains competitive but has stabilized rather than tightening further.

Which months have peak tenant demand in France?

The peak months for tenant demand in France are June through September, when students relocate for the academic year and professionals often change jobs following summer vacations.

The specific factors driving seasonal demand patterns in France include the September university start date, corporate hiring cycles that peak after summer, and the traditional French habit of moving during warmer months.

The months with the lowest tenant demand in France are November through February, when cold weather, holiday distractions, and the end of the academic moving season combine to slow the rental market.

What will my monthly costs be in France as of 2026?

What property taxes should landlords expect in France as of 2026?

As of January 2026, the typical annual property tax (taxe fonciere) landlords should expect in France ranges from around 1,000 to 3,000 euros (1,040 to 3,120 USD or the same in EUR) for a standard rental apartment, equivalent to roughly 1 to 2 months of rent.

The realistic range of annual property taxes in France spans from as low as 500 euros in smaller towns to over 5,000 euros for larger properties in expensive communes like Paris or Nice.

Property taxes in France are calculated based on the cadastral rental value of the property, multiplied by rates set annually by local authorities, which explains why taxes vary so much between communes.

Please note that, in our property pack covering the real estate market in France, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in France right now?

A realistic annual maintenance budget for a typical rental property in France is around 1,000 to 2,500 euros (1,040 to 2,600 USD or the same in EUR), depending on property size and age.

The realistic range of annual maintenance costs in France spans from about 500 euros for newer apartments in good condition to 4,000 euros or more for older buildings requiring regular repairs.

Landlords in France typically set aside around 5% to 10% of annual rental income for routine maintenance, with an additional reserve for larger capital expenditures like boiler replacement or building work.

What utilities do landlords often pay in France right now?

The utilities landlords most commonly pay on behalf of tenants in France include water (in some older buildings), collective heating charges, and building service fees that get passed through as "charges recuperables."

In France, typical monthly costs when landlords pay utilities directly include water at 20 to 40 euros (21 to 42 USD), collective heating at 30 to 80 euros (31 to 83 USD), and building services at 30 to 60 euros (31 to 62 USD), though most are ultimately recovered from tenants.

The common practice in France is for tenants to pay most utilities directly or reimburse landlords through monthly provisions with an annual reconciliation, as defined by the legal list of recoverable charges.

How is rental income taxed in France as of 2026?

As of January 2026, rental income in France is taxed either as "revenus fonciers" (property income) for unfurnished rentals or as "BIC" (business income) under the LMNP regime for furnished rentals, with rates depending on your overall income bracket.

The main deductions landlords can claim against rental income in France include mortgage interest, property taxes, insurance, management fees, repairs, and depreciation (for furnished rentals under the "reel" regime).

A common tax mistake specific to France that landlords should avoid is failing to properly declare furnished rental income under the correct BIC regime, which can trigger penalties and back taxes if authorities reclassify your income.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 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
SeLoger	SeLoger is one of France's largest housing portals with regularly updated rent benchmarks across the country.	We used it as our national baseline for rent per square meter and typical monthly rents by apartment size. We converted their data into studio, 1-bedroom, and 2-bedroom estimates using standard French floor areas.
Observatoires des Loyers	This is the national network of rent observatories backed by ANIL and built to support public housing policy.	We used it to anchor our analysis in public-interest measurement and validate that rent levels vary massively across French territories. We relied on their methodology to ensure our estimates reflect real market conditions.
OLAP Paris	OLAP is the reference observatory for Paris-area private rents with a long-running, statistically controlled method.	We used it to cross-check high-rent realities in Paris and quantify year-over-year changes. We treated their data as an upper-bound benchmark when discussing where rents are highest in France.
INSEE IRL	INSEE is France's official statistics office, and the IRL is the legal index used to revise many residential rents.	We used it to frame what typical allowed annual rent increases look like in 2025-2026. We relied on it as a guardrail when producing our rent growth outlook.
Banque de France Credit Stats	The Banque de France is the central bank, and its credit series are the canonical source for borrowing conditions.	We used it to explain investor and owner incentives, since credit costs affect buy-to-let supply. We incorporated interest-rate context into our 2026 rent growth outlook.
Banque de France Projections	This is the central bank's formal forecast document, widely used by institutions for economic planning.	We used it to anchor expected inflation in 2026, which matters because rents often move within an inflation-plus-IRL corridor. We kept our outlook quantitatively consistent with their projections.
European Commission	The Commission's forecasts are a standard, transparent macro reference across EU countries.	We used it to cross-check 2026 inflation and growth expectations versus the central bank view. We combined both sources to make a more confident rent growth range.
LocService	LocService is a long-running rental platform that publishes an annual observatory using its marketplace data.	We used it as a second private-sector benchmark to triangulate rent levels and recent trend signals. We also drew on their tenant profile data for demand analysis.
Manda	Manda is a large property manager that publishes transparent methodology for time-to-let signals.	We used it to estimate days-on-market and demand intensity across French cities. We applied their national time-to-rent metric as our 2026 baseline and adjusted by city type.
SDES/ADEME	This is an official government statistics portal for sustainable development and housing indicators.	We used it to anchor the macro vacancy context for France's housing stock. We translated stock vacancy into practical rental vacancy estimates by combining it with market-tension indicators.
Service-Public Charges	Service-Public is the French government's official citizen-information portal for practical guidance.	We used it to explain which utilities and charges are typically paid by tenants versus landlords. We built the monthly costs section based on their official guidance.
Legifrance Decret 87-713	Legifrance is the official legal publication site for French law and decrees.	We used it as the legal backbone for what can be billed as recoverable charges. We ensured the "who pays what" section is legally accurate based on this decree.
Service-Public LMNP	This is government guidance updated for household taxpayers on current furnished rental rules.	We used it to explain how furnished rentals are taxed under the BIC/LMNP regime. We clearly separated furnished versus unfurnished tax logic based on their guidance.
impots.gouv.fr	This is the French tax authority's official site for taxpayer information.	We used it to confirm the tax category (BIC) and principles of the rental regimes. We kept thresholds and labels consistent with the tax authority's framing.
economie.gouv.fr	This is an official ministry portal summarizing energy renovation programs and rules for households.	We used it to explain which energy renovations matter and why they pay back. We linked ROI renovations to France's real incentive landscape.
INSEE IPEA	INSEE's price indices are the official reference for how building-related costs evolve in France.	We used it to ground maintenance budgets in real cost inflation rather than guesswork. We justified why maintenance budgets in 2026 should be slightly higher than pre-2022 norms.
ANIL Repairs	ANIL is the national housing information agency with practical, legally aligned guidance.	We used it to explain what tenants must maintain versus what landlords must repair. We made the maintenance budget section concrete based on their expert guidance.
ANIL IRL Table	ANIL provides accessible tables of the legal rent index that landlords and tenants rely on.	We used it to track how legal rent increases have evolved over time. We referenced their Q3 2025 figure to contextualize why market rents can grow faster than the IRL.