How much will you pay for an apartment in Lyon today? (2026)

Last updated on June 19, 2026

As of June 2026, buying an apartment in Lyon usually means paying around €4,600 to €4,700 per square meter, or about $5,300 to $5,400 per square meter, before buyer costs, mortgage costs and future building works.

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We constantly update this blog post so foreign buyers can read fresh, practical and simple numbers about apartment prices in Lyon in 2026.

Lyon is still one of France’s strongest residential markets, but the price difference between the 8th, 9th, 2nd and 6th arrondissements is now too large to ignore.

For most amateur buyers, the real question is not only “can I buy in Lyon?”, but “can I buy the right apartment, in the right district, without overpaying?”.

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

Lyon apartment prices in June 2026 look stable rather than cheap, with most serious sources clustering around €4,600 to €4,800 per m² for resale apartments.
The Lyon 8th and Lyon 9th arrondissements are still the most useful entry points for budget buyers because prices often sit near €3,600 to €4,300 per m².
The Lyon 2nd and Lyon 6th arrondissements remain the safest lifestyle markets, but their high prices usually make rental yields weak for individual investors.
A €250,000 resale apartment in Lyon can quickly become a €270,000 project once acquisition costs, bank fees and basic setup costs are included.
Studios in Lyon often look affordable, but rent control means that the most expensive central studios can produce disappointing rental returns.
For foreign buyers in Lyon, a 20% to 30% cash contribution is a safer assumption than the 10% to 15% often discussed for local resident buyers.
Gerland, Vaise, Jean Macé and selected parts of Mermoz are more interesting than prime Presqu’île for buyers who want a balance between price, transport and future demand.
In old Lyon buildings, the monthly copropriété fee is not the full story because roof, façade, lift and energy-renovation votes can be much more expensive.
New-build apartments in Lyon are easier to manage and have lower acquisition costs, but they often cost 30% to 38% more per m² than resale apartments.

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 Lyon. If you’d like to learn more about us, you can check our presentation page.

How much do apartments really cost in Lyon in 2026?

What's the average and median apartment price in Lyon in 2026?

As of June 2026, the average apartment price in Lyon is around €255,000 to €270,000, about $295,000 to $312,000, or €255,000 to €270,000, while the median apartment price is closer to €245,000 to €255,000, about $283,000 to $295,000, or €245,000 to €255,000.

In price per surface, a normal resale apartment in Lyon in 2026 costs about €4,600 to €4,700 per m², about $5,300 to $5,400 per m², or €427 to €437 per sq ft, which is about $494 to $505 per sq ft.

For most standard apartments in Lyon, a realistic purchase range is roughly €140,000 to €470,000, about $162,000 to $543,000, or €140,000 to €470,000, with studios at the bottom and family apartments in good districts at the top.

Sources and methodology: we compared Meilleurs Agents, SeLoger and Figaro Immobilier. We checked these asking-price indices against Immobilier.notaires.fr and DVF transaction logic. We also used our own apartment-size assumptions and rounded the figures for easier buyer planning.

How much is a studio apartment in Lyon in 2026?

As of June 2026, a typical studio apartment in Lyon costs about €135,000, about $156,000, or €135,000, if the apartment is a normal 25 m² resale studio outside the most expensive central streets.

Entry-level to mid-range studios in Lyon usually cost €115,000 to €155,000, about $133,000 to $179,000, or €115,000 to €155,000, while high-end studios in Bellecour, Ainay, Foch or Confluence can reach €170,000 to €220,000, about $197,000 to $254,000, or €170,000 to €220,000.

Most studio apartments in Lyon are around 20 to 30 m², and a 25 m² studio is a practical reference size for a foreign buyer comparing areas like Mermoz, États-Unis, Vaise and the Presqu’île.

Sources and methodology: we used Meilleurs Agents, Figaro Immobilier and SeLoger. We applied a small-unit price premium because studios often cost more per m² than larger apartments. We also checked the result against Lyon rent-control rules from Service-Public.

How much is a one-bedroom apartment in Lyon in 2026?

As of June 2026, a typical one-bedroom apartment in Lyon costs about €205,000, about $237,000, or €205,000, for a normal 42 m² resale T2 in a good but not ultra-prime location.

Entry-level to mid-range one-bedroom apartments in Lyon usually cost €180,000 to €235,000, about $208,000 to $272,000, or €180,000 to €235,000, while high-end T2 apartments in the 2nd, 6th, Croix-Rousse or Confluence can reach €260,000 to €340,000, about $301,000 to $393,000, or €260,000 to €340,000.

Most one-bedroom apartments in Lyon are around 38 to 45 m², which makes areas such as Jean Macé, Sans Souci, Valmy, Gorge de Loup and the edges of Monplaisir useful comparison points.

Sources and methodology: we used SeLoger, Meilleurs Agents and Figaro Immobilier. We converted the citywide per-m² price into a realistic T2 size. We then adjusted the result with our own arrondissement-level checks.

How much is a two-bedroom apartment in Lyon in 2026?

As of June 2026, a typical two-bedroom apartment in Lyon costs about €285,000, about $330,000, or €285,000, for a normal 62 m² resale T3 outside the most expensive streets.

Entry-level to mid-range two-bedroom apartments in Lyon usually cost €255,000 to €330,000, about $295,000 to $382,000, or €255,000 to €330,000, while high-end T3 apartments in the 2nd, 6th, prime Croix-Rousse, Ainay or Bellecour can reach €380,000 to €520,000, about $439,000 to $602,000, or €380,000 to €520,000.

By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Lyon.

Sources and methodology: we compared Immobilier.notaires.fr, Meilleurs Agents and Figaro Immobilier. We used a 58 to 65 m² T3 as the practical buyer case. We kept the high-end range separate because central Lyon prices distort the city average.

How much is a three-bedroom apartment in Lyon in 2026?

As of June 2026, a typical three-bedroom apartment in Lyon costs about €365,000, about $422,000, or €365,000, for an 82 m² resale T4 outside the strongest prime districts.

Entry-level to mid-range three-bedroom apartments in Lyon usually cost €330,000 to €470,000, about $382,000 to $543,000, or €330,000 to €470,000, while high-end family apartments in the 6th, Ainay, Bellecour, Foch or prime Croix-Rousse often sit between €480,000 and €650,000, about $555,000 to $752,000, or €480,000 to €650,000.

Most three-bedroom apartments in Lyon are around 78 to 90 m², so buyers should compare not only the price per m² but also the lift, DPE rating, school catchment and upcoming copropriété works.

Sources and methodology: we used Meilleurs Agents, SeLoger and Figaro Immobilier. We applied a slightly lower price per m² than for studios and T2 apartments. We then checked prime-family districts separately because larger apartments are very location-sensitive in Lyon.

What's the price gap between new and resale apartments in Lyon in 2026?

As of June 2026, new-build apartments in Lyon usually cost about 30% to 38% more per m² than resale apartments, although the exact gap changes by project, district and energy performance.

A realistic average price for new-build apartments in Lyon is around €6,000 to €6,400 per m², about $6,940 to $7,400 per m², or €557 to €595 per sq ft, which is about $645 to $687 per sq ft.

By comparison, resale apartments in Lyon are closer to €4,500 to €4,800 per m², about $5,205 to $5,552 per m², or €418 to €446 per sq ft, which is about $484 to $516 per sq ft.

Sources and methodology: we used Meilleurs Agents, SeLoger and Immobilier.notaires.fr. We treated resale as the normal individual-buyer case in Lyon. We used current new-build market ranges as asking-price evidence, then rounded the premium for readability.

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Can I afford to buy in Lyon in 2026?

What's the typical total budget (all-in) to buy an apartment in Lyon in 2026?

As of June 2026, a buyer should plan around €221,000, about $256,000, or €221,000 all-in for a standard one-bedroom apartment in Lyon, and around €307,000, about $355,000, or €307,000 all-in for a standard two-bedroom apartment.

The all-in budget in Lyon normally includes the purchase price, acquisition costs, notary-related costs, transfer taxes, mortgage guarantee costs, bank fees, possible agency fees, basic furniture and a small safety buffer for early repairs.

We go deeper and try to understand what costs can be avoided or minimized (and how) in our Lyon property pack.

Sources and methodology: we used Service-Public, ANIL and Immobilier.notaires.fr. We applied old-property acquisition-cost logic because resale is the main Lyon apartment market. We then added our own simple buyer buffers for bank and setup costs.

What down payment is typical to buy in Lyon in 2026?

As of June 2026, a foreign buyer in Lyon should usually expect a down payment of 20% to 30% of the purchase price, which means about €50,000 to €75,000, about $58,000 to $87,000, or €50,000 to €75,000 on a €250,000 apartment.

Most French banks prefer at least 10% to 15% from resident buyers, but foreign buyers often need more cash because the bank wants acquisition costs, income stability and currency risk to be easier to absorb.

A stronger down payment in Lyon is closer to 25% to 30%, because it can make the mortgage file easier to approve and can reduce the stress created by France’s 35% debt-service rule.

Sources and methodology: we used Banque de France, HCSF information from the French Treasury and Crédit Logement Observatory. We used mid-2026 mortgage conditions rather than older low-rate assumptions. We also applied a foreign-buyer margin because banks often ask non-residents for more equity.

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Which neighborhoods are cheapest or priciest in Lyon in 2026?

How much does the price per m² for apartments vary by neighborhood in Lyon in 2026?

As of June 2026, apartment prices in Lyon usually range from about €3,500 to €6,200 per m², about $4,050 to $7,170 per m², or €325 to €576 per sq ft, which is about $376 to $666 per sq ft.

The most affordable useful areas in Lyon are mainly the 8th and 9th arrondissements, including Mermoz, États-Unis, Moulin-à-Vent, Vaise, Valmy, Gorge de Loup and La Duchère, where many apartments sit around €3,500 to €4,300 per m², about $4,050 to $4,975 per m², or €325 to €399 per sq ft.

The most expensive Lyon neighborhoods are Bellecour, Ainay, Foch, Brotteaux, Masséna, prime Croix-Rousse and parts of Confluence, where apartments often reach €5,400 to €6,200 per m², about $6,250 to $7,170 per m², or €502 to €576 per sq ft.

Sources and methodology: we used Meilleurs Agents, Figaro Immobilier and SeLoger. We focused on repeated patterns across sources, not one isolated neighborhood quote. We also used our own buyer map to separate cheap areas from genuinely usable budget areas.

What neighborhoods are best for first-time buyers on a budget in Lyon in 2026?

As of June 2026, the top three budget-friendly choices for first-time buyers in Lyon are the 8th arrondissement around Mermoz and États-Unis, the 9th arrondissement around Vaise and Valmy, and the more affordable parts of the 7th around Jean Macé and Guillotière Sud.

In these budget-friendly Lyon neighborhoods, a realistic apartment price range is about €150,000 to €330,000, about $173,000 to $382,000, or €150,000 to €330,000, depending on size, street quality, building age and DPE rating.

These areas work because buyers can still find metro or tram access, shops, schools, employment zones and tenant demand without paying the full Bellecour, Foch or Brotteaux premium.

The main trade-off is that these cheaper Lyon districts can be more street-by-street, so a foreign buyer should check noise, building maintenance, safety perception and resale liquidity before making an offer.

Sources and methodology: we used Meilleurs Agents, Figaro Immobilier and INSEE. We combined prices, transport logic and local demand signals. We excluded very cheap pockets when resale quality or tenant depth looked weaker.

Which neighborhoods have the fastest-rising apartment prices in Lyon in 2026?

As of June 2026, the most interesting upward-momentum areas for apartment prices in Lyon are Gerland and Girondins, Vaise and Valmy, and selected parts of Mermoz and États-Unis.

Exact neighborhood growth figures are noisy, but these areas look capable of roughly 2% to 5% yearly price growth in a normal market, while the most expensive central areas may move more slowly because prices are already high.

The main driver is not one single trend, but the mix of transport access, urban renewal, employment areas, student and young-worker demand, and the fact that buyers are being pushed away from the expensive 2nd and 6th arrondissements.

Sources and methodology: we used Meilleurs Agents, Figaro Immobilier and Métropole de Lyon. We treated short-term neighborhood growth as an estimate, not a promise. We also used our own scorecard for transport, renewal projects and entry-price discounts.

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What extra costs will I pay on top of the apartment price in Lyon in 2026?

What are all the buyer closing costs when you buy an apartment in Lyon?

For a typical €250,000 resale apartment in Lyon, buyer closing costs are usually around €19,000 to €22,000, about $22,000 to $25,000, or €19,000 to €22,000, before furniture, renovation and moving costs.

The main closing costs in Lyon are transfer duties, notary fees, land-registration costs, disbursements, mortgage guarantee costs, bank arrangement fees and sometimes agency fees if the listing says the buyer pays them.

The largest expense is usually the transfer tax part of the so-called notary fees, because most of the amount goes to public taxes rather than to the notary personally.

Some costs can vary, especially agency fees, mortgage guarantee costs and bank fees, but transfer taxes and core acquisition costs are mostly fixed by French rules.

Sources and methodology: we used Service-Public, ANIL and Immobilier.notaires.fr. We used Rhône resale-apartment assumptions for Lyon. We separated official acquisition costs from optional buyer choices.

On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Lyon?

For an old resale apartment in Lyon, buyers should usually budget around 7.5% to 8.2% of the purchase price for acquisition costs before adding mortgage guarantee and bank costs.

A realistic low-to-high range is about 2.5% to 3.5% for new-build apartments and about 7.5% to 8.2% for resale apartments, with another 1.0% to 1.8% possible when mortgage-related costs are included.

We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Lyon.

Sources and methodology: we used Service-Public, ANIL and Immobilier.notaires.fr. We kept old and new apartments separate because the gap is large. We used our own buyer-budget examples to translate percentages into simple cash numbers.

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What are the ongoing monthly and yearly costs of an apartment in Lyon in 2026?

What are typical HOA fees in Lyon right now?

Copropriété fees are common in Lyon apartments, and a normal 60 m² apartment often costs around €160 to €240 per month, about $185 to $277 per month, or €160 to €240 per month.

A basic old building without a lift may cost about €1.5 to €2.5 per m² per month, while a building with a lift, collective heating, a caretaker or larger shared areas can cost €4 to €6 per m² per month, about $4.60 to $6.90 per m² per month, or €4 to €6 per m² per month.

Sources and methodology: we used Immobilier.notaires.fr, INSEE and our own Lyon copropriété benchmarks. We adjusted estimates for old central buildings, 1960s buildings and recent residences. We treat HOA fees as a starting point because major works can matter more than monthly charges.

What utilities should I budget monthly in Lyon right now?

For a typical 40 to 60 m² apartment in Lyon in 2026, a realistic monthly utility budget is about €100 to €180, about $116 to $208, or €100 to €180.

The full range is closer to €80 to €260 per month, about $92 to $301, or €80 to €260, because a small efficient flat costs much less to run than an older electric-heated or poorly insulated apartment.

This monthly Lyon apartment budget usually includes electricity, gas if used, water, internet and small fixed service costs, but it does not include copropriété charges or property tax.

The most expensive utility is usually heating, especially in older Lyon buildings with weak insulation or inefficient electric systems.

Sources and methodology: we used Eau du Grand Lyon, Grand Lyon water data and Selectra energy data. We used normal apartment-consumption profiles, not luxury-house profiles. We also adjusted the range for DPE risk in older Lyon buildings.

How much is property tax on apartments in Lyon?

A typical apartment owner in Lyon should budget around €800 to €1,000 per year, about $925 to $1,157, or €800 to €1,000, for taxe foncière on a standard 60 m² apartment.

French property tax is based on the cadastral rental value of the property and local tax rates, so two Lyon apartments with similar market prices can still have different annual bills.

A realistic yearly range is about €350 to €550 for a studio, €500 to €800 for a T2, €700 to €1,050 for a T3 and €900 to €1,400 for a T4, which is about $405 to $636, $579 to $925, $810 to $1,215 and $1,041 to $1,620.

Sources and methodology: we used Impots.gouv.fr, INSEE and local Lyon planning estimates. We converted tax logic into practical apartment-size budgets. We do not treat these figures as a quote because taxe foncière depends on each cadastral file.

What's the yearly building maintenance cost in Lyon?

A prudent long-term building maintenance budget in Lyon is about €900 to €1,800 per year, about $1,041 to $2,082, or €900 to €1,800, for a normal 60 m² apartment.

The realistic range is about €15 to €30 per m² per year for normal long-term reserves, but older buildings in Vieux Lyon, Croix-Rousse, Ainay or the Presqu’île can require much more when major works are voted.

Building maintenance in Lyon can include roof repairs, façade works, stairwell repairs, lift work, heating-system upgrades, courtyard repairs, energy improvements and professional-management costs.

Some maintenance is included in copropriété charges, but large works are often voted separately, so buyers should read the last three years of general-meeting minutes before signing.

Sources and methodology: we used Service-Public copropriété guidance, Immobilier.notaires.fr and our own Lyon building-age assumptions. We separated recurring charges from irregular capital works. We gave a planning range because one major vote can change the real yearly cost.

How much does home insurance cost in Lyon?

A normal apartment owner in Lyon should budget around €160 to €280 per year, about $185 to $324, or €160 to €280, for owner-occupier home insurance.

A realistic insurance range is about €100 to €220 per year for non-occupant owner insurance, about $116 to $254, or €100 to €220, and about €250 to €450 per year for larger or higher-value apartments, about $289 to $521, or €250 to €450.

Home insurance is strongly recommended for apartment owners in Lyon, and it is usually required in practice by lenders and copropriété life even when the exact legal obligation differs between owner-occupiers, landlords and tenants.

Sources and methodology: we used Le Comparateur Assurance, Service-Public and our own Lyon apartment-value assumptions. We separated owner-occupier insurance from non-occupant owner insurance. We rounded annual premiums into simple monthly planning numbers.

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What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about 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
Notaires de France / Immobilier.notaires.fr	It is the notary-backed reference for actual French property sale prices.	We used it as the legal-market anchor for resale apartment prices in Lyon. We checked portal estimates against notary-style transaction logic.
DVF / data.gouv.fr	It is the official French tax-office database of recorded property transactions.	We used it as the conceptual base for transaction-price estimates. We treated transaction evidence as more serious than agent commentary alone.
Meilleurs Agents Lyon	It gives detailed June 2026 city, arrondissement and neighborhood price estimates.	We used its June 2026 Lyon apartment price around €4,673 per m². We also used its arrondissement spread for neighborhood comparisons.
SeLoger Lyon price index	It is one of France’s largest residential listing marketplaces.	We used its June 2026 apartment estimate around €4,596 per m². We used it to check current asking-price pressure in Lyon.
Figaro Immobilier Lyon	It publishes city, arrondissement and neighborhood price and rent estimates.	We used its May and June 2026 price and rent benchmarks. We used its rent-per-m² data to check rental-yield realism.
Observatoires des loyers	It is the official rent-observatory network used for rent references.	We used it to keep rental assumptions realistic. We checked private rent estimates against the regulated-rent framework.
Service-Public rent-control page	It explains the official rent-control rules for Lyon and Villeurbanne.	We used it to explain why theoretical rents are capped in Lyon. We adjusted investor assumptions when small-unit rents looked too aggressive.
Data.gouv Lyon rent-control dataset	It is the open dataset behind the 2025-2026 Lyon rent grid.	We used it to support the 2026 rental framework. We used it as a check against private rental portals.
Service-Public acquisition-cost calculator	It is the official public-service entry point for acquisition-cost estimates.	We used it to estimate notary-related costs in old and new property. We translated the results into simple all-in buyer budgets.
ANIL acquisition-cost calculator	It is a public housing-information source with official-style calculators.	We used it to check acquisition-cost percentages. We separated old resale apartments from new-build apartments.
Banque de France housing-credit panorama	It is the central-bank source for French mortgage-market conditions.	We used it to frame 2026 affordability and credit access. We cross-checked mortgage assumptions with current credit-market indicators.
HCSF / French Treasury information	It is the official public source on France’s credit framework.	We used it for the 35% debt-service and 25-year lending framework. We applied it to practical Lyon buyer budgets.
INSEE Lyon commune profile	It is France’s official statistics agency for population and housing data.	We used it to understand Lyon’s demand base and dense urban profile. We used it as a macro check on local housing pressure.
Eau du Grand Lyon	It is the official local water operator for Lyon’s water tariff.	We used its 2026 water price of €3.73 per m³. We included it in monthly utility estimates.
Selectra energy comparison	It tracks current French electricity and gas offers.	We used it for 2026 electricity and gas budget ranges. We kept the result as a practical monthly estimate, not a fixed promise.
Le Comparateur Assurance habitation	It gives 2026 home-insurance ranges for French households.	We used it to estimate owner home-insurance costs. We checked that Lyon apartments stay within the normal large-city range.
European Central Bank EUR/USD reference rate	It is the official euro-area reference source for exchange rates.	We used the mid-June 2026 euro-dollar level for USD conversions. We rounded dollar figures because exchange rates move every day.