Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of Marseille's property market is included in our pack
Marseille is France's second-largest city and a major Mediterranean destination, which makes it a compelling market for short-term rental investors in 2026.
However, the city has tightened regulations significantly, especially for secondary homes, so understanding the rules before buying is essential.
This article covers current Airbnb earnings, legal requirements, competition levels, and what property types perform best in Marseille right now.
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 Marseille.
Insights
- Marseille's 90-night annual cap for primary residence Airbnbs is 25% stricter than the French standard of 120 nights, directly limiting revenue potential for hosts who live in their property.
- Secondary home Airbnbs in Marseille require change-of-use authorization and compensation from day one, making the legal pathway significantly more complex than in most French cities.
- The average nightly rate for Marseille Airbnb listings in January 2026 is around 110 euros, but premium waterfront neighborhoods like Endoume and Roucas-Blanc can command 140 to 220 euros per night.
- One-bedroom apartments dominate Marseille's short-term rental market at roughly 65% of all listings, reflecting the city's strong appeal to couples and solo travelers.
- Top-performing Marseille hosts achieve occupancy rates of 70 to 78%, compared to the market average of 60 to 62%, largely due to better photos, fast response times, and air conditioning.
- Marseille has approximately 14,500 active short-term rental listings as of early 2026, making it one of the most competitive Airbnb markets in southern France.
- The busiest Airbnb neighborhoods in Marseille are Vieux-Port, Le Panier, and Cours Julien, where supply is highest but so is tourist demand for walkable, historic locations.
- High season in Marseille (June to August) can generate 2,300 to 3,600 euros per month for entire-home listings, while low season (November to February) typically brings 900 to 1,400 euros.
Can I legally run an Airbnb in Marseille in 2026?
Is short-term renting allowed in Marseille in 2026?
As of the first half of 2026, short-term renting (known locally as "meublé de tourisme") is legal in Marseille, but it comes with strict regulations that hosts must follow carefully.
The main legal framework governing Marseille Airbnb rentals is a combination of the French Tourism Code, the Housing Code, and local municipal rules that the city adopted in 2025 to tighten control over short-term rentals.
The single most important restriction is that if your property is not your primary residence, you need a "changement d'usage" (change-of-use) authorization from the city, which also requires providing compensation housing.
Hosts who operate an illegal short-term rental in Marseille face civil fines that can reach up to 50,000 euros, and the city actively enforces these penalties.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in France.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in France.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Marseille as of 2026?
As of the first half of 2026, Marseille enforces a 90-night annual cap for renting your primary residence as a short-term rental, which is stricter than the national default of 120 nights, while there is no mandatory citywide minimum-stay rule (though most hosts set 2 to 3 night minimums).
These rules differ based on residency status: if the property is your primary residence, you can rent up to 90 nights without special authorization, but if it's a secondary home or investment property, the rules require change-of-use authorization regardless of how many nights you rent.
Hosts in Marseille track their rental nights through the platforms (Airbnb automatically reports to French authorities) and must also declare their activity through the city's tele-service portal to obtain a registration number.
If a host exceeds the 90-night cap for a primary residence in Marseille, they face civil fines and potential legal action, as the city has the authority to request rental data directly from platforms.
Do I have to live there, or can I Airbnb a secondary home in Marseille right now?
There is no strict residency requirement to operate an Airbnb in Marseille, meaning you do not have to live in the property yourself, but the rules for secondary homes are much more demanding than for primary residences.
Owners of secondary homes or investment properties can legally operate short-term rentals in Marseille, but they must obtain a change-of-use authorization from the city before listing their property, even for a single night.
For non-primary residence short-term rentals in Marseille, the main additional condition is "compensation," which typically means converting commercial space into equivalent residential housing within defined city perimeters to offset the loss of housing stock.
The key difference is straightforward: a primary residence can be rented up to 90 nights per year with just a declaration, while a secondary home requires full authorization with compensation from day one, making it significantly more complex and costly.
Don't buy the wrong property, in the wrong area of Marseille
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Marseille right now?
Legally, you can operate multiple Airbnb listings under one name in Marseille, but the city's compensation requirement applies to every single secondary home, making it practically difficult and expensive to scale.
There is no explicit maximum number of properties one person or entity can list for short-term rental in Marseille, but each non-primary residence unit triggers its own change-of-use authorization and compensation obligation.
Hosts with multiple listings in Marseille must complete the declaration and registration process for each property separately, obtain individual registration numbers, and ensure each unit meets the city's compliance requirements.
The regulatory logic behind these rules is to protect Marseille's housing stock from being converted wholesale into tourist accommodation, which is why the city requires compensation housing from the very first secondary home listing.
Do I need a short-term rental license or a business registration to host in Marseille as of 2026?
As of the first half of 2026, all Marseille Airbnb hosts must complete a mandatory declaration to the city and obtain a registration number to display on their listing, and secondary home owners also need change-of-use authorization.
The typical process involves submitting your declaration through Marseille's online tele-service portal, receiving your registration number, and then displaying that number on all your listings, which usually takes a few weeks.
Documents typically required include proof of property ownership or authorization from the owner, identification, and details about the property's address and characteristics.
The declaration itself is free, but hosts must also register with the tax authorities for tourist tax collection, and if change-of-use authorization is needed, the compensation process involves significant additional costs that vary by situation.
Are there neighborhood bans or restricted zones for Airbnb in Marseille as of 2026?
As of the first half of 2026, Marseille does not have outright neighborhood bans where Airbnb is completely prohibited, but the city's compensation rules create effective restrictions because compensation housing must be sourced within defined geographic perimeters.
The areas affected most are the central and high-demand districts like Vieux-Port, Le Panier, and Cours Julien, where the compensation requirements can be hardest to satisfy because available conversion opportunities are limited.
The main reason for these restrictions is that Marseille wants to prevent housing shortages in its most popular neighborhoods by ensuring that any residential space converted to tourist use is offset by new housing created elsewhere in the city.
Additionally, individual copropriété (condominium) buildings in Marseille may have their own rules prohibiting short-term rentals, which acts like a building-by-building micro-restriction that hosts must verify before purchasing or listing.
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.
How much can an Airbnb earn in Marseille in 2026?
What's the average and median nightly price on Airbnb in Marseille in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Marseille is approximately 110 euros (about 130 US dollars), while the median nightly price is closer to 95 euros (around 110 US dollars) because high-end villas and sea-view properties pull the average upward.
The typical nightly price range that covers roughly 80% of Marseille Airbnb listings falls between 70 and 170 euros (about 80 to 200 US dollars), with most standard apartments in central neighborhoods clustering in the 85 to 130 euro range.
The single factor with the biggest impact on nightly pricing in Marseille is location relative to the sea and the Vieux-Port area, as guests consistently pay premiums for walkable access to the waterfront, Calanques views, or the historic center.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Marseille.
How much do nightly prices vary by neighborhood in Marseille in 2026?
As of the first half of 2026, nightly prices for Marseille Airbnb listings vary dramatically, ranging from about 70 euros (80 US dollars) in northern and interior neighborhoods to over 200 euros (235 US dollars) in premium waterfront areas like Endoume, Roucas-Blanc, and Les Catalans.
The three neighborhoods with the highest average nightly prices in Marseille are Endoume and Bompard (around 160 to 220 euros or 185 to 260 US dollars), Roucas-Blanc and the 7th arrondissement coast (150 to 200 euros or 175 to 235 US dollars), and the Prado beach area (140 to 180 euros or 165 to 210 US dollars).
The three neighborhoods with the lowest average nightly prices are parts of the 13th, 14th, and 15th arrondissements in northern Marseille (around 70 to 100 euros or 80 to 115 US dollars), though these areas still attract guests looking for budget stays, parking availability, or proximity to specific venues like the Orange Vélodrome.
What's the typical occupancy rate in Marseille in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Marseille is approximately 60 to 62%, which reflects strong tourism demand but also significant competition from the city's large supply of short-term rentals.
The realistic occupancy rate range that covers most Marseille listings falls between 50% and 70%, with well-optimized listings in prime locations consistently hitting the higher end of that range.
Marseille's Airbnb occupancy rates are roughly in line with other major French Mediterranean destinations, though slightly below Paris (which benefits from year-round business travel) and similar to Nice and Montpellier.
The single biggest factor for achieving above-average occupancy in Marseille is having excellent reviews (4.8 stars or higher) combined with air conditioning, as summer guests heavily prioritize comfort and reliability when booking.
Don't sign a document you don't understand in Marseille
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What's the average monthly revenue per listing in Marseille in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Marseille is approximately 1,000 euros (about 1,170 US dollars), though this figure includes part-time hosts and private rooms, which brings down the overall average.
The realistic monthly revenue range that covers roughly 80% of Marseille listings falls between 600 and 2,000 euros (700 to 2,340 US dollars), with the wide spread reflecting differences in availability, property quality, and location.
Top-performing entire-home Airbnb listings in Marseille with high availability and strong reviews can achieve 2,000 to 3,000 euros (2,340 to 3,500 US dollars) per month on average across the year. That works out to roughly 24,000 to 36,000 euros annually before expenses for the best properties.
Finally, note that we give here all the information you need to buy and rent out a property in Marseille.
What's the typical low-season vs high-season monthly revenue in Marseille in 2026?
As of the first half of 2026, typical monthly revenue for a Marseille Airbnb during low season (November to February) ranges from 900 to 1,400 euros (1,050 to 1,640 US dollars), while high season (June to August) can generate 2,300 to 3,600 euros (2,690 to 4,210 US dollars) for well-positioned entire-home listings.
Low season in Marseille runs from November through February (excluding the Christmas and New Year holiday weeks), while high season peaks from June through August, with shoulder seasons in March to May and September to October offering moderate but solid bookings.
What's a realistic Airbnb monthly expense range in Marseille in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Marseille range from 450 to 900 euros (525 to 1,050 US dollars) for self-managed properties and 900 to 1,700 euros (1,050 to 2,000 US dollars) if you use a professional property management service.
The single expense category that typically represents the largest share of monthly costs in Marseille is cleaning and turnover services, which can run 50 to 80 euros per turnover (60 to 95 US dollars), adding up quickly during busy periods with frequent guest changes.
Hosts in Marseille should typically expect to spend 40% to 55% of gross revenue on operating expenses if self-managing, or 55% to 70% if using full property management, leaving net margins that depend heavily on occupancy and pricing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Marseille.
What's realistic monthly net profit and profit per available night for Airbnb in Marseille in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Marseille Airbnb listing ranges from 250 to 550 euros (290 to 645 US dollars), while investor-grade entire-home properties with high availability can net 500 to 1,200 euros (585 to 1,400 US dollars) per month, translating to roughly 8 to 40 euros (9 to 47 US dollars) profit per available night.
The realistic monthly net profit range that covers most Marseille listings falls between 200 and 1,000 euros (235 to 1,170 US dollars), with part-time hosts and poorly optimized listings at the lower end and well-run, well-located properties at the higher end.
Hosts in Marseille typically achieve net profit margins of 25% to 45% of gross revenue, depending on whether they self-manage and how efficiently they control turnover costs.
The break-even occupancy rate for a typical Marseille Airbnb listing is roughly 35% to 45%, meaning you need to fill about 11 to 14 nights per month just to cover your operating expenses before generating any profit.
In our property pack covering the real estate market in Marseille, we explain the best strategies to improve your cashflows.
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 competitive is Airbnb in Marseille as of 2026?
How many active Airbnb listings are in Marseille as of 2026?
As of the first half of 2026, there are approximately 14,500 active short-term rental listings in Marseille across Airbnb and Vrbo combined, making it one of the most competitive vacation rental markets in southern France.
This number has grown steadily over recent years, though the pace of growth has slowed somewhat due to Marseille's tighter regulations and the compensation requirements that make adding new secondary-home listings more difficult.
Which neighborhoods are most saturated in Marseille as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Marseille are Vieux-Port, Le Panier, Cours Julien, La Plaine, and Notre-Dame-du-Mont, where the concentration of listings is highest and competition for bookings is most intense.
These neighborhoods have become saturated because they combine the ingredients tourists want most: walkability to major attractions, vibrant restaurant and nightlife scenes, historic character, and easy access to the waterfront, which has attracted hosts over many years.
Relatively undersaturated neighborhoods that may offer better opportunities for new hosts include parts of the 8th arrondissement near Prado beaches (still desirable but less dense with listings), Euroméditerranée (newer inventory, business travel appeal), and well-connected pockets of the 9th and 10th arrondissements that offer value and parking.
What local events spike demand in Marseille in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Marseille include Olympique de Marseille football matches at Orange Vélodrome, major festivals like Delta Festival and Jazz des Cinq Continents, business congresses at Parc Chanot and Palais des Congrès, and the summer beach season along the Prado coast and near Calanques access points.
During these peak events, Marseille hosts typically see booking rates increase by 20% to 40% compared to normal periods, and nightly rates can be raised by 30% to 60% without significantly hurting occupancy.
Smart hosts in Marseille should adjust their pricing and availability at least 4 to 6 weeks before major events, with even earlier preparation for predictable dates like big football fixtures or the peak July-August summer season.
What occupancy differences exist between top and average hosts in Marseille in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Marseille achieve occupancy rates of 70% to 78%, significantly outperforming the market average.
By comparison, the average host in Marseille sees occupancy around 60% to 62%, meaning top performers fill their calendars roughly 10 to 18 percentage points better, which translates to substantially higher annual revenue.
For a new host in Marseille, reaching top-performer occupancy levels typically takes 6 to 12 months of consistent hosting, during which you build up reviews, refine your listing photos and description, and learn optimal pricing strategies for the local market.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Marseille.
Which price points are most crowded, and where's the "white space" for new hosts in Marseille right now?
The nightly price range with the highest concentration of listings in Marseille is 70 to 120 euros (about 80 to 140 US dollars), where budget to mid-range studios and one-bedroom apartments compete intensely for bookings in central and semi-central areas.
The white space opportunities for new hosts in Marseille exist at the 140 to 200 euro range (165 to 235 US dollars) for genuinely "summer-ready" apartments with reliable air conditioning, quiet bedrooms, and outdoor space, as well as in the family-friendly two-bedroom segment near parks and good transport links.
To successfully compete in these underserved segments, new hosts should focus on properties with a terrace or balcony, modern and well-functioning AC, blackout options for bedrooms, and clear, professional photography that showcases these differentiators, as these features are harder to replicate in Marseille's older building stock.
Get fresh and reliable information about the market in Marseille
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property works best for Airbnb demand in Marseille right now?
What bedroom count gets the most bookings in Marseille as of 2026?
As of the first half of 2026, one-bedroom apartments get the most bookings in Marseille, dominating the short-term rental market with approximately 65% of all listings.
The breakdown by bedroom count in Marseille shows one-bedrooms at about 65%, two-bedrooms at 23%, three-bedrooms at 8%, four-bedrooms at 3%, and five-plus bedrooms at just 1%, reflecting the city's appeal primarily to couples, solo travelers, and small groups.
One-bedrooms perform best in Marseille because the city's tourism mix is heavily weighted toward weekend city breaks, romantic getaways, and short business trips, where a compact, well-located apartment is exactly what guests want.
What property type performs best in Marseille in 2026?
As of the first half of 2026, well-located apartments (particularly studios, one-bedrooms, and two-bedrooms) are the best-performing property type for Airbnb in Marseille, offering the most consistent occupancy and the best balance of income versus operating complexity.
Occupancy rates across property types in Marseille show apartments in central locations achieving 60% to 70%, while villas and houses near the coast can see 50% to 65% due to higher seasonality, and unique stays vary widely based on their specific appeal.
Apartments outperform in Marseille because the city's dense, walkable core is where most tourists want to stay, and apartments in copropriété buildings dominate this geography, while villas and houses are more exposed to summer-only demand and higher maintenance needs.
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 Marseille, 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 |
|---|---|---|
| Ville de Marseille - Change of Use Rules | It's the city's own official page describing the rules it enforces and the fines it applies to short-term rentals. | We used it as the primary reference for Marseille-specific caps (90 days), when change-of-use is required, and how compensation works. We also used its links to the official legal texts and local deliberations. |
| Ville de Marseille - Tourist Tax | It's the official municipal guidance on tourist tax obligations for hosts in Marseille. | We used it to explain the tourist tax principle and that hosts must declare their meublé de tourisme. We used it to frame compliance costs and administrative steps for hosts. |
| Marseille Tele-service Portal | It's the official operational portal used for Marseille's tourist-tax process and registration details. | We used it to confirm Marseille's practical workflow for registration and tourist-tax handling. We used it to ground the "what you actually do next" steps for a host. |
| Légifrance - Le Meur Law (Nov 2024) | It's the official publication of French law in the Journal officiel, the authoritative source for national legislation. | We used it to explain the national rule changes that empower cities like Marseille. We used it to separate France-wide baseline rules from Marseille-specific rules. |
| Service-Public.fr - Secondary Home Rentals | It's the French government's plain-language guidance for residents on meublé de tourisme rules. | We used it to clarify what's generally allowed for second homes in France and what declarations are typically required. We used it to keep the article practical for non-professionals. |
| Justice.fr - Declaration Process | It's an official public-service site explaining the declaration process and registration logic for tourist rentals. | We used it to explain the declare, obtain a number, display it on listing sequence. We also used it to highlight timelines for registration processes. |
| Légifrance - Code du Tourisme | It's the consolidated, official legal code for tourism rules in France. | We used it to define what a meublé de tourisme is in legal terms and what powers municipalities have. We used it as the legal backbone beneath Marseille's local page. |
| Légifrance - Code de la Construction | It's the official housing code that governs change-of-use in large French cities. | We used it to explain why a secondary home often triggers an authorization requirement. We used it to clarify the residential vs commercial use concept behind compensation rules. |
| AirDNA MarketMinder - Marseille | It's a widely used STR data provider with a clear methodology and consistent market definitions. | We used it for Marseille-level demand metrics (occupancy, ADR, RevPAR), listing counts, bedroom mix, amenities prevalence, and minimum-stay distribution. We converted USD figures into EUR using ECB rates. |
| European Central Bank - EUR/USD Rate | It's the official euro FX reference-rate publisher, ensuring accurate currency conversions. | We used it to convert AirDNA's USD-denominated Marseille metrics into EUR for a January 2026 reader. We used the January 2026 reference rate so conversions match the article's date. |
| INSEE - Tourism Attendance in France | It's France's official statistics agency reporting tourism demand trends with rigorous methodology. | We used it to ground the macro-demand backdrop that supports Marseille STR performance. We used it to avoid relying only on platform data for demand context. |
| INSEE - PACA Regional Tourism | It's an official regional tourism summary built from INSEE tourism surveys. | We used it to triangulate that the wider Provence-Alpes-Côte d'Azur region has strong tourism dynamics. We used it to frame seasonality and visitor mix at the regional level. |
| Marseille Tourist Office - Key Figures 2024 | It's produced by the destination's official tourism office and compiles local demand indicators. | We used it to anchor Marseille-specific tourism scale (overnight stays, business events) and major demand drivers. We used it to explain what is uniquely Marseille about seasonality and event spikes. |
| Banque de France - Housing Loans | It's France's central bank reporting official mortgage-rate and lending conditions. | We used it to set realistic financing assumptions that affect profitability calculations. We used it to keep the financial model aligned with official credit conditions. |
| Notaires de France - Market Trends | It's the notaries' official real-estate dataset and commentary with stated methodology. | We used it to anchor France-wide residential price context and avoid cherry-picking private estimates. We used it as a cross-check on whether the market is rising or falling. |
| Immonot - Marseille Prices | It's a notary-network portal drawing from notarial transaction data and tools. | We used it as a Marseille-specific sanity check on price levels and variability within the city. We used it to keep our purchase-price assumptions realistic for Marseille neighborhoods. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts