Authored by the expert who managed and guided the team behind the France Property Pack
This blog post covers apartment rental yields across Lyon's main neighborhoods as of March 2026.
We constantly update this blog post so the data you see here always reflects the latest available figures.
All estimates are based on official French sources and major property portals, cross-checked for accuracy.
And if you're planning to buy a property in Lyon, you may want to download our real estate pack about Lyon.
A quick summary table
| Metric | Value |
|---|---|
| Lyon neighborhood with the best rental yield | Gerland and Vaise (studios, ~5.1% gross) |
| Lyon neighborhood with the weakest rental yield | Bellecour-Ainay and Brotteaux (2-beds, ~3.6% gross) |
| Average gross yield across Lyon in 2026 | ~4.3% |
| Average net yield across Lyon in 2026 | ~3.1% |
| Median purchase price for Lyon apartments | ~240,000 euros |
| Average monthly rent for Lyon apartments | ~830 euros |
| Average occupancy rate across Lyon | 95 to 97% |
| Fastest-letting Lyon neighborhoods | Gerland and Vaise (9 days average) |
| Slowest-letting Lyon neighborhoods | Bellecour-Ainay and Perrache-Confluence (22 to 24 days for larger units) |
| Highest occupancy in Lyon | Gerland, Vaise, Jean Mace, Part-Dieu, Monplaisir (97%) |
| Best value high-yield segment in Lyon | Studios in Gerland, Jean Mace, Vaise, and Monplaisir |
| Yield spread between best and worst in Lyon | About 1.5 percentage points gross (5.1% vs 3.4%) |
Get fresh and reliable information about the market in Lyon
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Lyon neighborhoods and apartment types in 2026 ranked by rental yield
This table ranks the main Lyon neighborhoods and apartment types by gross rental yield.
For each neighborhood and apartment type, the table includes the average purchase price, average monthly rent, gross rental yield, net rental yield, annual ownership fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
Finally, please note you'll find much more detailed data in our real estate pack about Lyon.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Gerland | Studio apartment | 5.1% | 3.8% | 132,000 € | 560 € | 1,700 € | 97% | 9 days | Biotech staff and students near Lyon Sud | Pipeline of new units in the area | Strong Potential |
| 2 | Vaise | Studio apartment | 5.1% | 3.8% | 124,000 € | 525 € | 1,700 € | 97% | 9 days | Budget-conscious students and young workers along metro D | Micro-location quality varies across the neighborhood | Strong Potential |
| 3 | Jean Mace | Studio apartment | 5.0% | 3.6% | 138,000 € | 580 € | 1,900 € | 97% | 10 days | Students near universities and metro lines | Frequent reletting workload for the owner | Strong Potential |
| 4 | Monplaisir | Studio apartment | 5.0% | 3.7% | 137,000 € | 570 € | 1,800 € | 97% | 10 days | Students and hospital-linked renters in eastern Lyon | High turnover in smaller units | Strong Potential |
| 5 | Part-Dieu | Studio apartment | 4.9% | 3.5% | 147,000 € | 595 € | 1,900 € | 97% | 10 days | Students and mobile professionals near the main Lyon hub | Tenant turnover can be high in this segment | Strong Potential |
| 6 | Vieux Lyon | Studio apartment | 4.8% | 3.2% | 147,000 € | 590 € | 2,400 € | 95% | 15 days | Students wanting historic central Lyon | Heritage building maintenance costs are higher | Good Potential |
| 7 | Gerland | 1-bedroom apartment | 4.5% | 3.5% | 196,000 € | 740 € | 2,200 € | 96% | 12 days | Young professionals near Lyon Sud jobs | New-build competition on achievable rents | Good Potential |
| 8 | Vaise | 1-bedroom apartment | 4.6% | 3.6% | 184,000 € | 700 € | 2,100 € | 96% | 12 days | Young professionals along metro D in Lyon 9 | Mixed stock quality is a risk to watch | Good Potential |
| 9 | Jean Mace | 1-bedroom apartment | 4.4% | 3.4% | 205,000 € | 750 € | 2,300 € | 96% | 13 days | Young professionals and couples in Lyon 7 | Rent ceiling limits upside | Good Potential |
| 10 | Croix-Rousse | Studio apartment | 4.6% | 3.3% | 159,000 € | 615 € | 2,100 € | 97% | 12 days | Students and creative young tenants on the plateau | Small-flat rent ceiling applies here | Good Potential |
| 11 | Vieux Lyon | 1-bedroom apartment | 4.3% | 3.1% | 226,000 € | 810 € | 3,000 € | 94% | 18 days | Couples and young professionals near old town Lyon | Stricter renovation constraints in heritage zones | Good Potential |
| 12 | Part-Dieu | 1-bedroom apartment | 4.3% | 3.3% | 217,000 € | 770 € | 2,300 € | 96% | 13 days | Office workers wanting transport access in Lyon 3 | Rent cap restrains repricing over time | Good Potential |
| 13 | Monplaisir | 1-bedroom apartment | 4.3% | 3.3% | 209,000 € | 750 € | 2,300 € | 96% | 13 days | Young couples near Freres-Lumiere in Lyon 8 | Rent growth capped by Lyon regulation | Good Potential |
| 14 | Bellecour-Ainay | Studio apartment | 4.4% | 3.1% | 175,000 € | 640 € | 2,300 € | 96% | 14 days | Central students and young consultants in Lyon 2 | Rent cap limits upside in prime areas | Good Potential |
| 15 | Brotteaux | Studio apartment | 4.4% | 3.1% | 167,000 € | 610 € | 2,200 € | 96% | 14 days | Interns and junior executives near Part-Dieu and the park | Expensive stock compresses returns | Good Potential |
| 16 | Croix-Rousse | 1-bedroom apartment | 4.1% | 3.0% | 242,000 € | 825 € | 2,700 € | 96% | 15 days | Young couples on the Croix-Rousse plateau | Old-building upkeep costs add up | Good Potential |
| 17 | Gerland | 2-bedroom apartment | 4.1% | 3.2% | 284,000 € | 980 € | 2,900 € | 95% | 16 days | Couples near metro and employment hubs in Lyon 7 | Some oversupply pockets forming in the area | Good Potential |
| 18 | Jean Mace | 2-bedroom apartment | 4.1% | 3.1% | 295,000 € | 1,000 € | 3,000 € | 95% | 16 days | Flat-sharing professionals and couples in Lyon 7 | Flatshare wear and tear raises maintenance costs | Good Potential |
| 19 | Vaise | 2-bedroom apartment | 4.2% | 3.2% | 276,000 € | 960 € | 2,900 € | 95% | 16 days | Couples seeking cheaper north Lyon with metro access | Weaker resale prestige than central Lyon | Good Potential |
| 20 | Perrache-Confluence | 1-bedroom apartment | 4.0% | 3.1% | 227,000 € | 760 € | 2,300 € | 96% | 13 days | Young professionals near offices in Lyon 2 | Supply from newer schemes may pressure rents | Good Potential |
| 21 | Part-Dieu | 2-bedroom apartment | 3.9% | 3.0% | 317,000 € | 1,030 € | 3,100 € | 95% | 17 days | Couples working in central Lyon near the main station | Competition from newer residential stock | Good Potential |
| 22 | Vieux Lyon | 2-bedroom apartment | 4.0% | 2.9% | 328,000 € | 1,090 € | 3,800 € | 93% | 23 days | Character-home seekers near old town Lyon | Heavy copropriete works risk in older buildings | Moderate Appeal |
| 23 | Monplaisir | 2-bedroom apartment | 3.9% | 3.0% | 304,000 € | 1,000 € | 3,000 € | 95% | 17 days | Local families wanting eastern Lyon access | Family segment yields less than smaller units | Moderate Appeal |
| 24 | Brotteaux | 1-bedroom apartment | 4.0% | 3.0% | 260,000 € | 860 € | 2,900 € | 95% | 17 days | Professionals near Part-Dieu and the park in Lyon 6 | Premium pricing reduces achievable yield | Moderate Appeal |
| 25 | Croix-Rousse | 2-bedroom apartment | 3.8% | 2.8% | 337,000 € | 1,060 € | 3,500 € | 95% | 19 days | Local families staying long term on the plateau | Weaker yield versus high capital value | Moderate Appeal |
| 26 | Perrache-Confluence | 2-bedroom apartment | 3.7% | 2.8% | 322,000 € | 990 € | 3,000 € | 95% | 18 days | Couples in modern riverfront housing in Lyon 2 | Resale competition from new builds in Confluence | Moderate Appeal |
| 27 | Brotteaux | 2-bedroom apartment | 3.7% | 2.7% | 376,000 € | 1,150 € | 3,900 € | 94% | 21 days | Affluent couples in Lyon 6 near the park | High capital tied up with limited yield return | Moderate Appeal |
| 28 | Bellecour-Ainay | 1-bedroom apartment | 3.9% | 2.9% | 274,000 € | 900 € | 2,900 € | 95% | 17 days | Affluent singles and corporate renters in central Lyon | High entry price compresses net return | Moderate Appeal |
| 29 | Bellecour-Ainay | 2-bedroom apartment | 3.6% | 2.7% | 396,000 € | 1,200 € | 3,700 € | 94% | 22 days | Couples wanting prime central Lyon in Lyon 2 | Slower family turnover and high entry price | Moderate Appeal |
| 30 | Perrache-Confluence | 3-bedroom apartment | 3.4% | 2.4% | 408,000 € | 1,170 € | 4,200 € | 93% | 24 days | Higher-income families wanting new riverside stock | Low yield on premium new-build stock | Limited Appeal |
Get to know the market before buying a property in Lyon
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Key insights about apartment rental yields in Lyon
Insights
- In Lyon, the best-yielding neighborhoods are not the most famous ones. Gerland and Vaise deliver around 5.1% gross yield on studios in 2026, while central Lyon districts like Bellecour-Ainay sit closer to 3.6% on comparable units because purchase prices are so much higher.
- Studios consistently outperform larger apartments on yield across every Lyon neighborhood. The yield advantage of a studio over a 2-bedroom apartment in the same area typically ranges from 0.7 to 1.2 percentage points, which reflects the official Lyon rent observatory finding that smaller units command more rent per square meter.
- Jean Mace in Lyon 7 stands out as one of the most balanced neighborhoods for a first rental investment. It combines a 5.0% gross yield on studios, a 97% occupancy rate, and a diverse tenant base of students and young professionals, all at moderate purchase prices around 138,000 euros for a studio.
- Lyon's rent control framework limits how much a landlord can charge, which explains why some central neighborhoods with very strong demand, like Bellecour-Ainay and Brotteaux, still produce weaker net yields than their occupancy rates would suggest.
- The gap between gross and net yield in Lyon widens the most in heritage-heavy central neighborhoods. In Vieux Lyon, for example, annual ownership fees on a studio reach around 2,400 euros, compared to 1,700 euros in Gerland, because old-building maintenance and copropriete costs are structurally higher.
- Occupancy is strong across all Lyon neighborhoods, ranging from 93% to 97%, but time to rent varies significantly. Gerland and Vaise studios let in around 9 days on average in 2026, while 3-bedroom apartments in Perrache-Confluence take up to 24 days.
- Part-Dieu in Lyon 3 offers one of the clearest combinations of yield, liquidity, and tenant depth. Studios there achieve a 4.9% gross yield and rent in around 10 days, with strong demand from students and office workers drawn by the main transport hub.
- Vaise in Lyon 9 gives beginner investors the lowest entry prices on this list, with studios at around 124,000 euros in 2026, without a significant occupancy or time-to-rent penalty compared to more central neighborhoods.
- Confluence in Lyon 2 looks modern and well-connected, but new-build purchase prices keep gross yields in the 3.4% to 4.0% range, which makes it more of a capital-value play than a yield-led investment.
- The four neighborhoods that consistently appear at the top of the Lyon yield ranking for beginners are Jean Mace, Gerland, Part-Dieu, and Vaise. They share moderate entry prices, broad tenant profiles, strong transport links, and occupancy rates at or near 97%.
- Annual ownership fees in Lyon can reduce the gross yield by roughly 0.9 to 1.5 percentage points to reach the net figure. This cost gap is widest in central heritage districts and narrowest in outer-ring neighborhoods like Vaise and Gerland.
- In Lyon's regulated rental market, choosing the right apartment type matters almost as much as choosing the right neighborhood. A studio in Monplaisir produces a 5.0% gross yield, while a 2-bedroom in the same area only reaches 3.9%, even though both units draw from a strong tenant pool.
Make a profitable investment in Lyon
Better information leads to better decisions. Save time and money. Download our data.
About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Lyon.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data on Lyon's apartment market, we applied a strict source filter. We only used authoritative and verifiable sources, not random listings or unsupported figures. More on that point below.
For each Lyon neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses specific to Lyon apartments.
These expenses vary by neighborhood in Lyon. That is why two areas with similar rents can still produce different net returns.
For example, heritage districts like Vieux Lyon and Croix-Rousse carry higher copropriete and maintenance charges than newer neighborhoods like Gerland or Confluence. In high-turnover areas with a large student base, vacancy and tenant-related costs also add up faster.
We also estimated annual ownership fees by combining the main recurring costs linked to each apartment type in Lyon. This includes copropriete charges borne by the owner, non-recoverable maintenance, insurance, and a local tax allowance.
These estimates were not applied as one flat number across Lyon. They were adjusted by neighborhood and property type to better reflect local ownership conditions.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. 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 Lyon.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Lyon, we rely on verifiable sources and a transparent methodology.
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 reliable | How we used it |
|---|---|---|
| INSEE Lyon local dataset | INSEE is France's official national statistics office, making it the baseline authority for Lyon demographics and housing data. | We used it to anchor Lyon's population, household structure, and housing context. We also used it to understand why small apartments are structurally important in Lyon's rental market. |
| Metropole de Lyon rent control page | This is the official metropolitan authority explaining the current rent control rules that apply to Lyon and Villeurbanne apartments. | We used it to make sure rent estimates stay realistic within Lyon's regulated market. We also used it to explain why some central neighborhoods have weaker net yields than their demand would suggest. |
| Data.gouv Lyon rent control dataset 2025-2026 | This is an official open-data publication covering the current Lyon and Villeurbanne rent control cycle through 2026. | We used it as a policy cross-check on achievable rents across Lyon neighborhoods as of March 2026. We also used it to avoid overestimating rents in high-demand central districts. |
| Observatoire des loyers de Lyon | This is the official French network of local rent observatories, used by policymakers and analysts for rent benchmarking. | We used it to benchmark official median private-sector rents in Lyon. We also used it to keep the neighborhood rent model tied to a transparent statistical base. |
| Urbalyon rent observatory key figures 2024 | Urbalyon is the official urban planning agency for the Lyon area and publishes the most detailed local rent statistics. | We used it to calibrate rent differences by zone and by apartment size across Lyon. We also used it to set the size-based rent premium for studios and smaller flats. |
| Notaires de France Lyon prices | French notaries record every property transaction by law, making this one of the most reliable sources for actual sale prices in Lyon. | We used it as the hard transaction anchor for Lyon apartment values. We also used it to keep portal-based asking-price estimates within a realistic range. |
| Meilleurs Agents Lyon prices | Meilleurs Agents is a major French property data platform with a transparent published methodology for price estimation. | We used it to cross-check Lyon-wide apartment pricing and recent trend direction. We also used it to compare its market signal with notary and portal data. |
| SeLoger Lyon sale prices | SeLoger is one of France's main property portals and publishes consistent neighborhood-level price benchmarks across Lyon. | We used it to build neighborhood sale-price inputs for each arrondissement. We also used it to compare neighborhood pages against the citywide Lyon average. |
| SeLoger Lyon rental prices | SeLoger also covers the rental market with neighborhood rent pages and apartment type splits across Lyon. | We used it to benchmark current asking rents in Lyon by neighborhood. We also used its size splits to translate neighborhood rent per square meter into realistic rents for studios, 1-beds, and 2-beds. |
| Urbalyon vacancy study 2024 | Urbalyon is a recognized public planning body, and this study directly addresses how vacancy is measured in Lyon's housing market. | We used it to avoid naive vacancy assumptions in our occupancy estimates. We also used it to model time-to-rent conservatively in what remains a tight Lyon rental market. |
Thinking of buying real estate in Lyon?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
Related blog posts