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This article gives you a clear view of current housing prices in Lyon in 2026.
We constantly update this blog post so the numbers stay useful for buyers who want fresh Lyon real estate data.
We focus only on residential property, such as apartments, family flats, townhouses, and rare houses inside Lyon.
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 Lyon.
Insights
- The average housing price in Lyon in 2026 is about €295,000, but the median price near €270,000 gives a better picture of what most buyers actually face.
- Lyon remains mostly an apartment market, with existing apartments representing roughly 78% of normal residential stock available to buyers.
- A normal apartment in Lyon in 2026 usually sells around €4,600 to €4,700 per square metre, which is about $494 to $505 per square foot.
- The gap between asking prices and final sale prices in Lyon is usually 4% to 7%, but weak energy ratings can push negotiations much further.
- The most expensive Lyon areas remain Lyon 2e, Lyon 6e, Brotteaux, Ainay, Foch, and the area around Parc de la Tête d’Or.
- The more affordable Lyon areas are usually found in parts of Lyon 8e and Lyon 9e, especially around États-Unis, Mermoz, La Duchère, and parts of Vaise.
- New-build apartments in Lyon often cost 20% to 35% more per square metre than comparable existing apartments.
- A buyer with $300,000, or about €259,000, can still find a practical Lyon apartment, but usually with a trade-off on size, area, or condition.
- Buying costs in Lyon are not limited to the purchase price, because an existing home often needs 10% to 20% extra for fees and basic works.
What is the average housing price in Lyon in 2026?
The median housing price in Lyon is usually more useful than the average housing price because a few expensive prestige apartments and rare houses can push the average up.
We are writing this Lyon housing price update as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Lyon in 2026 is about €270,000, which is about $312,000, and the average housing price in Lyon in 2026 is about €295,000, which is about $341,000.
For about 80% of normal residential properties in Lyon in 2026, a realistic price range is €150,000 to €650,000, or about $174,000 to $752,000.
A realistic entry range for Lyon property in 2026 is €120,000 to €190,000, or about $139,000 to $220,000, which usually buys a small existing studio or one-room flat of about 24 to 32 square metres in Lyon 8e or Lyon 9e.
A realistic luxury range for Lyon property in 2026 is €900,000 to €2,200,000+, or about $1.04 million to $2.55 million+, which can buy a large bourgeois apartment in Ainay, Bellecour, Brotteaux, Foch, Croix-Rousse, or near Parc de la Tête d’Or.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Lyon.
Are Lyon property listing prices close to the actual sale price in 2026?
In Lyon in 2026, actual sale prices are usually about 4% to 7% lower than listing prices.
This gap exists because Lyon sellers often still remember the higher market of the early 2020s, while buyers now negotiate harder because of mortgage affordability. The gap is smaller for clean apartments in prime Lyon streets, but it can be much wider for homes with poor DPE ratings, no lift, heavy renovation needs, weak light, or a stale asking price.
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What is the price per sq m or per sq ft for properties in Lyon in 2026?
As of 2026, the median housing price in Lyon is about €4,500 per square metre, or about $5,200 per square metre, which equals about €418 per square foot, or about $484 per square foot. The average housing price in Lyon in 2026 is about €4,650 per square metre, or about $5,380 per square metre, which equals about €432 per square foot, or about $500 per square foot.
The highest price per square metre in Lyon in 2026 is usually found in small renovated apartments in prime central areas, while the lowest price per square metre is usually found in larger older flats that need work in less central parts of Lyon 8e and Lyon 9e.
The highest Lyon property prices per square metre are usually in Lyon 2e, Lyon 6e, Bellecour, Ainay, Brotteaux, Foch, Tête d’Or, and prime Croix-Rousse, with common ranges around €5,300 to €6,500 per square metre. The lowest Lyon property prices per square metre are usually in parts of Lyon 8e and Lyon 9e, including États-Unis, Mermoz, La Duchère, and parts of Vaise, with common ranges around €3,300 to €4,300 per square metre.
How have property prices evolved in Lyon?
Compared with one year ago, Lyon housing prices in 2026 are roughly flat to slightly higher, with our estimate near +0.5% in nominal terms. The market stabilized because buyers came back slowly after the credit shock, but mortgage costs still limit strong price growth.
Compared with two years ago, Lyon property prices in 2026 are still below the overheated levels seen during the previous market peak. This happened because higher borrowing costs forced sellers to become more realistic, especially for older apartments with weak energy ratings or renovation needs.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Lyon.
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How do prices vary by housing type in Lyon in 2026?
Lyon is mainly an apartment market in 2026, with an estimated 78% existing apartments, 8% new-build apartments, 6% large family apartments, 3% houses or townhouses, 3% luxury apartments, and 2% lofts, duplexes, or atypical homes.
A small apartment in Lyon in 2026 usually costs €130,000 to €180,000, or about $150,000 to $208,000, while a standard one-bed or two-room apartment usually costs €210,000 to €280,000, or about $243,000 to $324,000. A standard two-bed or three-room apartment usually costs €300,000 to €420,000, or about $347,000 to $486,000, while a family apartment usually costs €450,000 to €750,000, or about $521,000 to $868,000. A Lyon house or townhouse usually costs €650,000 to €1,300,000, or about $752,000 to $1.50 million, while a luxury apartment or penthouse usually starts around €900,000, or about $1.04 million.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Lyon in 2026?
In Lyon in 2026, new-build homes usually cost about 20% to 35% more per square metre than comparable existing homes.
This premium exists because new homes in Lyon are scarce and buyers pay more for better energy performance, modern layouts, balconies, parking, warranties, and lower acquisition costs.
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How do property prices vary by neighborhood in Lyon in 2026?
In Lyon 6e, especially around Foch, Brotteaux, and Parc de la Tête d’Or, buyers mostly find renovated bourgeois apartments, family flats, and prestige buildings. In 2026, typical prices are about €5,500 to €6,500 per square metre, or about $6,365 to $7,522 per square metre, because the area combines elegance, parks, schools, transport, and low supply.
In Lyon 2e, especially around Ainay, Bellecour, Presqu’île, and Confluence, buyers find historic apartments, high-ceiling homes, renovated central flats, and newer units near Confluence. In 2026, typical prices are about €5,300 to €6,400 per square metre, or about $6,134 to $7,407 per square metre, because this is one of the most central lifestyle locations in Lyon.
In Lyon 4e and Croix-Rousse, buyers find canut apartments, character flats, family homes, and some loft-style spaces. In 2026, typical prices are about €4,800 to €5,800 per square metre, or about $5,555 to $6,713 per square metre, because buyers pay for the village feel, markets, cafés, views, and strong local identity.
You will find a much more detailed analysis by areas in our property pack about Lyon. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Lyon area | Market feel | Typical total price | Typical price per m² | Typical price per sq ft |
|---|---|---|---|---|
| Lyon 6e / Foch-Tête d’Or | Prestige / family | €500k to €1.4M / $579k to $1.62M | €5,500 to €6,700 / $6,365 to $7,755 | €511 to €622 / $591 to $720 |
| Lyon 2e / Ainay-Bellecour | Central / premium | €450k to €1.3M / $521k to $1.50M | €5,300 to €6,500 / $6,134 to $7,522 | €492 to €604 / $569 to $698 |
| Brotteaux | Expat / elegant | €420k to €1.2M / $486k to $1.39M | €5,200 to €6,300 / $6,018 to $7,290 | €483 to €585 / $559 to $677 |
| Croix-Rousse | Popular / character | €350k to €900k / $405k to $1.04M | €4,800 to €5,800 / $5,555 to $6,713 | €446 to €539 / $516 to $624 |
| Confluence | New / modern | €380k to €950k / $440k to $1.10M | €5,200 to €6,200 / $6,018 to $7,175 | €483 to €576 / $559 to $667 |
| Montchat | Family / residential | €320k to €800k / $370k to $926k | €4,800 to €5,500 / $5,555 to $6,365 | €446 to €511 / $516 to $591 |
| Part-Dieu / Garibaldi | Commute / business | €300k to €750k / $347k to $868k | €4,700 to €5,400 / $5,439 to $6,250 | €437 to €502 / $505 to $581 |
| Gerland | Growth / new-build | €280k to €750k / $324k to $868k | €4,600 to €5,300 / $5,323 to $6,134 | €427 to €492 / $494 to $569 |
| Jean Macé | Student / practical | €230k to €600k / $266k to $694k | €4,400 to €5,000 / $5,092 to $5,787 | €409 to €465 / $473 to $538 |
| Vieux Lyon | Historic / tourist | €280k to €850k / $324k to $984k | €4,500 to €5,400 / $5,208 to $6,250 | €418 to €502 / $484 to $581 |
| Lyon 8e / Monplaisir-États-Unis | Value / family | €170k to €550k / $197k to $637k | €3,600 to €4,500 / $4,166 to $5,208 | €334 to €418 / $386 to $484 |
| Lyon 9e / Vaise-La Duchère | Entry / value | €150k to €520k / $174k to $602k | €3,300 to €4,300 / $3,819 to $4,977 | €307 to €400 / $355 to $462 |
How much more do you pay for properties in Lyon when you include renovation work, taxes, and fees?
In Lyon in 2026, buyers of an existing property should often budget 10% to 20% above the purchase price for acquisition costs and normal works, and 25% to 45% extra for a heavy renovation.
If you buy a Lyon property around $200,000, or about €173,000, you may pay around €12,000 to €15,000 in acquisition costs and another €5,000 to €25,000 for light works. A realistic total budget would often land near €190,000 to €215,000, or about $220,000 to $249,000.
If you buy a Lyon property around $500,000, or about €432,000, you may pay around €30,000 to €37,000 in acquisition costs and another €20,000 to €60,000 for normal renovation. A realistic total budget would often land near €485,000 to €530,000, or about $561,000 to $613,000.
If you buy a Lyon property around $1,000,000, or about €864,000, you may pay around €60,000 to €73,000 in acquisition costs and another €50,000 to €150,000 if the apartment needs serious updating. A realistic total budget would often land near €975,000 to €1.09 million, or about $1.13 million to $1.26 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Lyon
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Acquisition costs on an old property | Taxes and fees | Usually 7% to 8.5% of the purchase price. On a €300,000 Lyon apartment, this means roughly €21,000 to €25,500, or about $24,000 to $30,000. This includes registration taxes and notarial costs. |
| Acquisition costs on a new-build property | Taxes and fees | Usually 2% to 3% of the purchase price. On a €450,000 new-build apartment, this means roughly €9,000 to €13,500, or about $10,000 to $16,000. The percentage is lower than for old property. |
| Agency fee | Transaction cost | Often around 3% to 5% of the purchase price. In many French listings, the displayed price already includes the agency fee. Buyers should still check who pays it and how it affects taxable costs. |
| Light renovation | Renovation | Usually around €250 to €600 per square metre, or about $289 to $694 per square metre. This can cover paint, floors, small kitchen work, or basic repairs. It is common for older Lyon apartments. |
| Full interior renovation | Renovation | Usually around €700 to €1,200 per square metre, or about $810 to $1,389 per square metre. This can include kitchen, bathroom, electricity, flooring, and general modernization. Costs rise in old buildings. |
| Heavy renovation or restructuring | Renovation | Usually around €1,300 to €2,200 per square metre, or about $1,505 to $2,546 per square metre. This applies when the layout, structure, plumbing, electricity, or insulation needs major work. It can change the real buying budget completely. |
| Energy-performance upgrade | DPE and renovation | Often around €10,000 to €45,000+, or about $11,600 to $52,100+. This depends on heating, windows, insulation, ventilation, and the starting energy rating. It matters more for older Lyon buildings. |
| Furniture and move-in budget | Fit-out | Often around €5,000 to €25,000, or about $5,800 to $28,900. A small studio may need less, while a family apartment can need much more. This cost is easy to forget when planning a purchase. |
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 properties can you buy in Lyon in 2026 with different budgets?
With $100,000, or about €86,000, there is not really a normal central Lyon residential market, but you may find a very small 15 to 20 square metre existing studio in Lyon 8e, a tenant-occupied micro-unit near Lyon 9e / La Duchère, or a cheaper small studio outside Lyon proper.
With $200,000, or about €173,000, you may find a 30 to 38 square metre existing one-room flat in Lyon 8e near États-Unis or Mermoz, a 35 to 42 square metre older apartment in Lyon 9e near Vaise or La Duchère, or a compact renovated studio near Jean Macé or the Guillotière edge.
With $300,000, or about €259,000, you may find a 50 to 58 square metre existing apartment in Lyon 8e near the Monplaisir edge, a 48 to 55 square metre existing apartment in Lyon 9e / Vaise, or a smaller 42 to 48 square metre central apartment in Lyon 3e or Lyon 7e.
With $500,000, or about €432,000, you may find an 80 to 90 square metre existing family apartment in Lyon 8e or Lyon 9e, a 75 to 85 square metre flat in Lyon 3e / Montchat / Sans-Souci, or a smaller 65 to 75 square metre apartment in Croix-Rousse, Lyon 2e, or on the edge of Lyon 6e.
With $1,000,000, or about €864,000, you may find a 130 to 150 square metre bourgeois apartment near the edge of Lyon 6e / Brotteaux, a 140 to 170 square metre character apartment in Croix-Rousse, or a 110 to 130 square metre high-quality apartment in Ainay, Bellecour, or Confluence.
With $2,000,000, or about €1.73 million, there is a real but small Lyon luxury market, and you may find a 200 to 260 square metre prestige apartment near Parc de la Tête d’Or / Foch, a 180 to 230 square metre historic apartment in Ainay or Bellecour, or a rare townhouse in Croix-Rousse, Montchat, or another premium residential pocket.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 Lyon, 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 we trust it | How we used it |
|---|---|---|
| DVF / data.gouv.fr | This is the official French tax-administration database for property transactions. | We used it as the main closed-sale anchor. We used it to avoid relying only on listing prices. |
| Cadastre DVF | This is an official public access point for French land-value data. | We used it to confirm that DVF covers actual property transfers over recent years. We used it as a transaction-price reference. |
| Immobilier.notaires.fr | This is the official real-estate portal of French notaries, who record completed sales. | We used it to cross-check Lyon sale-price levels. We used it as an official market-price reference. |
| Meilleurs Agents | This is one of the best-known French property-price indexes for local price estimates. | We used it for June 2026 price-per-square-metre estimates. We used it for property-type ranges and neighborhood differences. |
| SeLoger | SeLoger is a major French property portal with broad live-market coverage. | We used it to cross-check current asking-market price levels. We used it especially for apartments versus houses. |
| Le Figaro Immobilier | Le Figaro Immobilier publishes current price indicators by city, district, and neighborhood. | We used it to cross-check district-level Lyon prices. We used it for the neighborhood table and price-per-square-metre ranges. |
| INSEE Lyon dossier | INSEE is France’s official statistics agency. | We used it for demographic and housing-stock context. We used it to understand why Lyon is mainly an apartment market. |
| INSEE inflation / Service-Public | Service-Public republishes official French administrative and INSEE information for individuals. | We used it to keep the inflation explanation simple. We used it to separate nominal price changes from real price changes. |
| ECB EUR/USD | The European Central Bank is the official euro-area central bank and publishes reference exchange rates. | We used it to convert euro prices into US dollars. We used the reference rate of €1 = $1.1573. |
| Service-Public notary-fee simulator | This is the official French public-service simulator for acquisition costs. | We used it to estimate buyer costs on old and new homes. We used it to separate taxes and fees from renovation budgets. |
| Immobilier.notaires.fr fee simulator | This is an official notarial simulator for French acquisition costs. | We used it to cross-check buyer-cost assumptions. We used it to estimate the typical cash needed above the purchase price. |
| MaPrimeRénov’ / Service-Public | This is the official French public-service page for renovation-energy aid. | We used it to frame renovation costs and energy-upgrade pressure. We used it to explain why older homes may need an extra budget. |
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