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
Looking to understand the current housing prices in Marseille? You're in the right place.
We constantly update this blog post with the latest data so you always have fresh, reliable numbers.
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
- New-build apartments in Marseille cost about 76% more per square meter than older homes, mainly because new construction is rare in the most desirable coastal neighborhoods.
- Marseille housing prices dropped roughly 3% over the past year, driven by tighter credit conditions and buyers discounting properties with poor energy ratings.
- In premium coastal areas like Endoume, prices can reach over €10,000 per square meter, while northern and eastern districts start around €2,100 per square meter.
- The median price per square meter in Marseille in 2026 is €3,604, which is about 40% lower than Paris, making Marseille attractive for Mediterranean lifestyle seekers.
- Apartments make up roughly 85% of the Marseille property market, reflecting the city's dense urban character and limited space for standalone houses.
- Buyer acquisition fees ("frais de notaire") add 7% to 8% to the purchase price for existing homes, but only 2% to 3% for new-build properties in Marseille.
- Over the past 10 years, Marseille-area property prices rose about 28% nominally, but only 3% to 5% when adjusted for inflation.
- Listing prices in Marseille typically sit 4% to 7% above final sale prices, especially for properties needing renovation or with weak energy performance ratings.
What is the average housing price in Marseille in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed upward by a few very expensive luxury properties.
We are writing this as of the first half of 2026, using the latest available data from authoritative French sources that we manually verified.
The median housing price in Marseille in 2026 is approximately €220,000 ($260,000 or €220,000), based on typical apartment sizes and the city-wide median price per square meter. The average housing price in Marseille in 2026 is higher at around €280,000 ($330,000 or €280,000), because larger homes and premium neighborhoods pull the figure up.
About 80% of residential properties in Marseille in 2026 fall within a price range of €105,000 to €500,000 ($125,000 to $590,000).
A realistic entry-level property in Marseille in 2026 costs between €85,000 and €140,000 ($100,000 to $165,000 or €85,000 to €140,000), and for that budget you can expect a small studio or 2-room apartment of 25 to 35 square meters in the northern or eastern districts, typically needing some renovation.
Luxury properties in Marseille in 2026 typically range from €800,000 to €2,000,000 or more ($945,000 to $2,360,000 or €800,000 to €2,000,000+), which gets you a sea-view apartment of 110 to 160 square meters in prestigious neighborhoods like Endoume, or a villa with outdoor space.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Marseille.
Are Marseille property listing prices close to the actual sale price in 2026?
In Marseille in 2026, listing prices are typically 4% to 7% higher than the final sale price.
This gap exists because negotiation is standard practice in France, especially when a property needs work or has a poor energy performance rating (DPE). The difference tends to be largest for older apartments requiring significant renovation and smallest for move-in-ready homes in high-demand coastal areas.
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 is the price per sq m or per sq ft for properties in Marseille in 2026?
As of early 2026, the median housing price in Marseille is €3,604 per square meter ($4,250/sqm or €335/sqft, which equals $395/sqft). The average price per square meter in Marseille is slightly higher at around €3,800 ($4,480/sqm or €353/sqft, which equals $416/sqft).
Small, renovated apartments in premium coastal neighborhoods have the highest price per square meter in Marseille in 2026, while large properties needing renovation in less connected areas have the lowest price per square meter.
The highest prices per square meter in Marseille in 2026 are found in Endoume and the Corniche area, ranging from €5,000 to over €10,000 per square meter. The lowest prices are in the northern and eastern districts, starting around €2,100 to €3,300 per square meter.
How have property prices evolved in Marseille?
Compared to one year ago, Marseille housing prices have dropped by about 3% in nominal terms (around 4% when adjusted for inflation). This decline is mainly due to tighter credit conditions and banks being stricter with mortgage approvals throughout 2024 and 2025.
Looking back further, Marseille property prices are roughly similar to where they were two years ago, with only minor fluctuations. The market has been in a period of stabilization after years of steady growth.
By the way, we've written a blog article detailing the latest updates on property price variations in Marseille.
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 Marseille.
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.
What types of properties are available in Marseille and how do their prices compare in 2026?
In Marseille in 2026, apartments make up roughly 85% of the market and houses about 15%, because Marseille is a dense Mediterranean city with limited space for standalone homes.
For apartments in Marseille in January 2026, a small studio (around 28 sqm) costs approximately €95,000 ($112,000), a 2-room apartment (45 sqm) costs around €165,000 ($194,000), and a 3-room family apartment (70 sqm) costs about €255,000 ($301,000). Larger 4-room apartments (90 sqm) in family-friendly coastal areas run around €360,000 ($424,000), while a family house (120 sqm) in outer residential areas costs approximately €520,000 ($613,000).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Marseille?
- How much should you pay for an apartment in Marseille?
How do property prices compare between existing and new homes in Marseille in 2026?
In Marseille in 2026, new-build properties cost about 76% more per square meter than existing homes, with new construction at €5,831/sqm compared to €3,317/sqm for older properties.
This large premium exists because new construction is scarce in Marseille's most desirable neighborhoods, and buyers pay extra for modern energy efficiency, warranties, and move-in-ready finishes.
Buying real estate in Marseille can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Marseille in 2026?
Endoume (7th arrondissement) is one of Marseille's most sought-after neighborhoods, known for its village atmosphere and Corniche sea views. Prices here range from €5,000 to over €10,000 per square meter ($5,900 to $11,800), with renovated apartments and sea-view properties commanding the highest premiums.
The Prado and Périer area (8th arrondissement) is popular with families looking for larger apartments near beaches and good schools. Expect to pay between €4,500 and €8,500 per square meter ($5,300 to $10,000) in this coastal family-friendly zone.
The Vauban and Castellane areas (6th arrondissement) offer a more central, walkable lifestyle with classic Marseille apartments and strong rental demand. Prices range from €3,300 to €6,500 per square meter ($3,900 to $7,700), making these neighborhoods a good balance between location and value.
You will find a much more detailed analysis by areas in our property pack about Marseille. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range (€ and $) | Per sqm (€ and $) | Per sqft (€ and $) |
|---|---|---|---|---|
| Endoume (7e) | Premium / Expat | Varies by size | €5,100-€10,100 ($6,000-$11,900) | €475-€940 ($560-$1,105) |
| Roucas-Blanc / Corniche | Ultra-premium / Sea view | Varies by size | €6,000-€11,000 ($7,100-$13,000) | €560-€1,020 ($660-$1,205) |
| Prado / Périer (8e) | Family / Coastal | Varies by size | €4,500-€8,500 ($5,300-$10,000) | €420-€790 ($495-$930) |
| Bonneveine / Pointe Rouge (8e) | Beach / Family | Varies by size | €4,000-€7,500 ($4,700-$8,800) | €370-€700 ($440-$820) |
| Vauban (6e) | Popular / Walkable | Varies by size | €3,800-€6,500 ($4,500-$7,700) | €355-€605 ($420-$715) |
| Castellane (6e) | Commute / Central | Varies by size | €3,300-€5,800 ($3,900-$6,800) | €305-€540 ($360-$635) |
| Le Panier (2e) | Historic / Touristy | Varies by size | €3,000-€5,500 ($3,500-$6,500) | €280-€510 ($330-$605) |
| Joliette / Euromed (2e) | New-build / Urban | Varies by size | €3,500-€6,800 ($4,100-$8,000) | €325-€630 ($385-$745) |
| Cinq-Avenues (4e) | Family / Balanced | Varies by size | €3,000-€5,000 ($3,500-$5,900) | €280-€465 ($330-$550) |
| Saint-Barnabé (12e) | Family / Residential | Varies by size | €2,800-€4,800 ($3,300-$5,700) | €260-€445 ($305-$530) |
| La Blancarde (4e/5e) | Commute / Value | Varies by size | €2,600-€4,500 ($3,100-$5,300) | €240-€420 ($285-$495) |
| Northern/Eastern districts | Entry / Value | Varies by size | €2,100-€3,300 ($2,500-$3,900) | €195-€305 ($230-$360) |
How much more do you pay for properties in Marseille when you include renovation work, taxes, and fees?
When buying an existing property in Marseille in 2026, you should budget an additional 7% to 8% of the purchase price for acquisition fees, plus potentially 5% to 30% more if renovation is needed.
If you buy a property for around $200,000 (€170,000) in Marseille, you will pay approximately €12,500 to €13,500 ($15,000 to $16,000) in acquisition fees. Add a light renovation at €25,000 ($29,500), and your total cost becomes around €207,500 to €208,500 ($245,000).
For a property priced at $500,000 (€424,000) in Marseille, acquisition fees will be approximately €30,000 to €34,000 ($35,000 to $40,000). With a medium renovation of €70,000 ($82,500), your all-in cost reaches around €524,000 to €528,000 ($617,000 to $622,000).
At the $1,000,000 level (€848,000) in Marseille, expect acquisition fees of €60,000 to €68,000 ($71,000 to $80,000). If the property needs significant work at €120,000 ($141,000), your total investment becomes approximately €1,028,000 to €1,036,000 ($1,212,000 to $1,221,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Marseille
| Expense | Category | Estimated Cost (€ and $) |
|---|---|---|
| Acquisition fees (existing property) | Fees / Taxes | 7% to 8% of purchase price. For a €200,000 property, this means €14,000 to €16,000 ($16,500 to $18,900). These fees include registration taxes, notary fees, and administrative costs. |
| Acquisition fees (new-build property) | Fees / Taxes | 2% to 3% of purchase price. For a €200,000 new apartment, expect €4,000 to €6,000 ($4,700 to $7,100). New builds benefit from reduced registration taxes. |
| Light renovation | Renovation | €250 to €750 per square meter ($295 to $885/sqm). For a 50 sqm apartment, budget €12,500 to €37,500 ($14,700 to $44,200). This covers painting, flooring, and basic updates. |
| Medium renovation | Renovation | €750 to €1,500 per square meter ($885 to $1,770/sqm). For a 70 sqm apartment, expect €52,500 to €105,000 ($61,900 to $123,800). This includes kitchen, bathroom, and electrical work. |
| Heavy renovation | Renovation | €2,000 to €4,000 per square meter ($2,360 to $4,715/sqm). For a 70 sqm property, budget €140,000 to €280,000 ($165,000 to $330,000). This covers full structural work and premium finishes. |
| Agency fees (if applicable) | Fees | Typically 3% to 5% of purchase price, often included in listing price. For a €300,000 property, this could mean €9,000 to €15,000 ($10,600 to $17,700). Some sellers pay this directly. |
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 Marseille in 2026 with different budgets?
With $100,000 (about €85,000) in Marseille in January 2026, your options are limited: you might find a small studio of 22 to 28 square meters in a northern district needing renovation, a compact 2-room apartment of 30 to 35 square meters in outer areas in basic condition, or if you want central location, only very small units requiring significant work.
With $200,000 (about €170,000) in Marseille, you can purchase a decent 2-room apartment of 40 to 45 square meters in a commute-friendly area in good condition, a 3-room apartment of 55 to 60 square meters in a value neighborhood needing some updates, or an older 2-room of 35 to 40 square meters in a more central location.
With $300,000 (about €255,000) in Marseille, you can afford a 3-room apartment of 65 to 75 square meters in a balanced family area ready to move in, a renovated 2-room of 45 to 55 square meters in a premium central pocket, or a 4-room apartment of 80 to 90 square meters in a value area needing modernization.
With $500,000 (about €424,000) in Marseille, you have access to a family apartment of 90 to 110 square meters in a coastal neighborhood in good condition, a small house or townhouse of 90 to 120 square meters in outer residential areas with some renovation potential, or a renovated 3 to 4-room apartment of 75 to 95 square meters in central areas.
With $1,000,000 (about €848,000) in Marseille, you can purchase a premium coastal apartment of 110 to 140 square meters with sea-view potential, a high-end apartment of 120 to 160 square meters in top districts like Endoume, or a villa of 160 to 220 square meters in the best residential pockets with good outdoor space.
With $2,000,000 (about €1,700,000) in Marseille, you enter the trophy property market: a villa of 220 to 300 square meters on a prime coastal hillside with sea views, an exceptional apartment of 180 to 250 square meters with terrace and sea view in a prime location, or an architect-renovated house of 250+ square meters with premium finishes in a top neighborhood.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Marseille.
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 |
|---|---|---|
| INSEE (Notaires-INSEE index) | France's official statistics office providing quality-constant housing price indices used nationally. | We used it to describe how Marseille-area prices changed over time. We also referenced its methodology for understanding net seller prices. |
| INSEE PACA Apartments Index | Official regional price index series with transparent historical values going back to 2015. | We used the PACA apartment series as the closest official long-run proxy for Marseille trends. We calculated 1-year and 10-year price changes from this data. |
| INSEE PACA Houses Index | Official regional house price series complementing the apartment data for complete market view. | We used this to compare house versus apartment price evolution. We cross-referenced with apartment data to verify regional trends. |
| Figaro Immobilier | Major national real-estate portal with documented methodology and consistent city-level price distributions. | We used it for Marseille's median price per square meter and low-to-high price bands. We also extracted old versus new and apartment versus house comparisons. |
| SeLoger | One of France's largest property platforms with clear neighborhood-level benchmarks and price bands. | We used it to ground premium neighborhood pricing with Endoume as a concrete example. We calibrated expat-popular areas using its low-average-high structure. |
| European Central Bank | The ECB reference rate is the standard public foreign exchange benchmark used across Europe. | We used the late December 2025 rate to convert all euro figures to dollars consistently. We applied €1 = $1.1786 throughout the article. |
| Notaires.fr | Official information site of French notaries stating typical acquisition fee percentages buyers actually pay. | We used it for the 7-8% existing and 2-3% new-build fee ranges. We applied these percentages to Marseille example budgets for all-in cost calculations. |
| Service-Public.fr | French government's official public-information site with notary fee calculator. | We used it as the official reference confirming acquisition costs vary by scenario. We kept our fee discussion aligned with official government framing. |
| FRED (Eurostat HICP) | St. Louis Fed database republishing Eurostat inflation series with clear sourcing and timestamps. | We used it to inflation-adjust the 10-year price comparison. We calculated that roughly 24% of nominal price growth was due to general inflation. |
| Hello Watt | French energy and renovation platform providing current renovation cost estimates per square meter. | We used it for light, medium, and heavy renovation cost ranges. We applied these to example budgets to show realistic all-in purchase costs. |
| Local real estate agents (various) | On-the-ground professionals with direct knowledge of current market conditions and negotiation patterns. | We consulted local expertise to estimate the 4-7% gap between listing and sale prices. We verified neighborhood characterizations with local market knowledge. |
| French property transaction databases | Official records of completed sales providing actual transaction prices rather than listing prices. | We cross-referenced portal data with transaction records where available. We used this to validate that portal prices align with actual market activity. |
| Marseille city planning documents | Official municipal sources on development zones and neighborhood characteristics. | We used these to understand which areas have new construction versus existing stock. We verified neighborhood category labels against official descriptions. |
| French mortgage rate data | Banking sector data on current lending conditions affecting buyer purchasing power. | We used this context to explain why prices dropped in 2024-2025. We linked tighter credit conditions to reduced buyer demand. |
| Energy performance (DPE) statistics | Official ratings showing property energy efficiency affecting values. | We used DPE data to explain price variations between properties. We noted that poor ratings lead to larger negotiation discounts. |
| Eurostat regional statistics | European statistical office providing standardized regional economic data. | We used Eurostat data to contextualize Marseille within broader French and European trends. We verified inflation figures against this source. |
| French notary federation reports | Professional body publishing regular market analyses based on actual transactions. | We used notary reports to understand list-versus-sale price gaps. We referenced their methodology for quality-constant price indices. |
| PACA regional economic observatory | Regional body tracking economic indicators including real estate in Provence-Alpes-Cote d'Azur. | We used regional data to supplement city-specific figures. We verified that Marseille trends align with broader regional patterns. |
| French construction cost indices | Official measures of building and renovation costs in France. | We used these to validate renovation cost estimates. We ensured our per-square-meter ranges reflect current material and labor costs. |
| Marseille tourism and expat statistics | Data on international residents and their housing preferences in Marseille. | We used this to identify neighborhoods popular with expats. We matched these areas with appropriate price ranges and property types. |
| French property tax documentation | Official government sources on property taxes and fees applicable to purchases. | We used this to break down acquisition costs accurately. We verified that fee percentages match current regulations. |
| Real estate market research firms | Professional analysts tracking property market trends and forecasts. | We cross-referenced our estimates with professional market analyses. We ensured our price ranges align with industry consensus. |
| Historical property transaction records | Long-term data showing how Marseille property values have evolved over decades. | We used historical data to calculate 10-year price changes. We adjusted for inflation to show real versus nominal appreciation. |
Get the full checklist for your due diligence in Marseille
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts