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
If you're thinking about buying an apartment in Marseille in 2026, you're probably wondering what it will actually cost you, not just the sticker price, but the full picture.
We've put together this guide to give you clear, honest numbers based on real transaction data, official sources, and our own analysis of the Marseille property market.
We constantly update this blog post so you always have the freshest data available.
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
- Apartment prices in Marseille can vary by more than 3 times within the same city, with the 7th arrondissement averaging around €4,900 per square meter while the 15th averages just €1,450 per square meter in 2026.
- New-build apartments in Marseille carry a roughly 67% premium over resale properties, meaning a €200,000 resale apartment would cost around €335,000 as a new build.
- Buyer closing costs in Marseille typically add 8% to 12% on top of the purchase price for resale apartments, but only 3% to 5% for new-build properties due to reduced transfer taxes.
- The Euroméditerranée redevelopment zone, covering La Joliette and Arenc in the 2nd arrondissement, is one of Europe's largest urban renewal projects and directly influences local apartment price dynamics.
- Monthly HOA fees in Marseille vary dramatically from around €60 to €300 for a 60 square meter apartment depending on whether the building has an elevator, caretaker, or collective heating.
- French mortgage rules cap your debt-to-income ratio at 35% and loan terms at 25 years, which determines how much you can borrow regardless of the apartment price.
- Property tax in Marseille for apartments typically ranges from €600 to €1,600 per year, but the exact amount depends on cadastral values that can only be confirmed by checking the seller's actual tax bill.
- Building condition matters enormously in Marseille because major works like facade repairs or elevator upgrades can add €10,000 to €30,000 per unit to your costs after purchase.
How much do apartments really cost in Marseille in 2026?
What's the average and median apartment price in Marseille in 2026?
As of January 2026, the average apartment price in Marseille sits around €3,300 to €3,600 per square meter (approximately $3,550 to $3,900 or €3,450 at the midpoint), which translates to roughly €180,000 to €230,000 (around $195,000 to $250,000) for a typical two to three bedroom apartment.
When you look at price per square meter, transaction-based data from official French sources shows around €3,150 per square meter (about $3,400 or €293 per square foot), while market median estimates from property portals suggest closer to €3,570 per square meter (around $3,850 or €332 per square foot).
For most standard apartments in Marseille in 2026, you should expect to pay somewhere between €90,000 and €320,000 (roughly $97,000 to $345,000), with the wide range reflecting the enormous differences between arrondissements and building conditions in this city.
How much is a studio apartment in Marseille in 2026?
As of January 2026, a typical studio apartment in Marseille costs around €94,000 (approximately $101,000), based on median transaction data for one-room apartments in the city.
For entry-level to mid-range studios in Marseille, you should budget between €75,000 and €115,000 (around $81,000 to $124,000), while high-end or well-located studios in desirable arrondissements like the 6th, 7th, or 8th can reach €130,000 to €160,000 (roughly $140,000 to $173,000).
Studio apartments in Marseille typically measure around 25 to 30 square meters (270 to 320 square feet), with the median size sitting at about 27 square meters according to recent transaction records.
How much is a one-bedroom apartment in Marseille in 2026?
As of January 2026, a typical one-bedroom apartment (called a "2-room" or "T2" in France) in Marseille costs around €147,000 (approximately $159,000), based on median recorded transactions.
For entry-level to mid-range one-bedroom apartments in Marseille, expect to pay between €120,000 and €185,000 (around $130,000 to $200,000), while premium one-bedroom apartments in sought-after neighborhoods can range from €200,000 to €280,000 (roughly $216,000 to $302,000).
One-bedroom apartments in Marseille typically measure around 40 to 50 square meters (430 to 540 square feet), with the median size at approximately 43 square meters based on actual sales data.
How much is a two-bedroom apartment in Marseille in 2026?
As of January 2026, a typical two-bedroom apartment (known as a "3-room" or "T3" in France) in Marseille costs around €188,000 (approximately $203,000), according to median transaction data.
For entry-level to mid-range two-bedroom apartments in Marseille, budget between €150,000 and €250,000 (around $162,000 to $270,000), while high-end two-bedroom apartments in premium locations like the 7th or 8th arrondissement can reach €300,000 to €400,000 (roughly $324,000 to $432,000).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Marseille.
How much is a three-bedroom apartment in Marseille in 2026?
As of January 2026, a typical three-bedroom apartment (a "4-room" or "T4" in France) in Marseille costs around €227,000 (approximately $245,000), based on median transaction values.
For entry-level to mid-range three-bedroom apartments in Marseille, expect to pay between €200,000 and €320,000 (around $216,000 to $345,000), while luxury three-bedroom apartments in prestigious areas can range from €350,000 to €550,000 or more (roughly $378,000 to $594,000).
Three-bedroom apartments in Marseille typically measure around 75 to 95 square meters (800 to 1,020 square feet), with the median size at approximately 81 square meters according to recorded sales.
What's the price gap between new and resale apartments in Marseille in 2026?
As of January 2026, new-build apartments in Marseille carry a premium of approximately 67% over resale apartments, which is one of the largest gaps among major French cities.
New-build apartments in Marseille average around €5,700 per square meter (approximately $6,150 or €530 per square foot), reflecting modern construction standards and reduced immediate maintenance needs.
Resale apartments in Marseille average around €3,400 per square meter (approximately $3,670 or €316 per square foot), offering significant savings upfront but potentially requiring renovation or coming with upcoming building works.
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Can I afford to buy in Marseille in 2026?
What's the typical total budget (all-in) to buy an apartment in Marseille in 2026?
As of January 2026, the typical all-in budget to buy a standard resale apartment in Marseille ranges from about €100,000 for a studio to €265,000 for a three-bedroom (approximately $108,000 to $286,000), including all closing costs.
Beyond the purchase price, your all-in budget in Marseille must include transfer taxes (the largest chunk), notary fees, land registry costs, and potentially agency fees plus mortgage setup costs if you're financing the purchase.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Marseille property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Marseille.
What down payment is typical to buy in Marseille in 2026?
As of January 2026, the typical down payment for buying an apartment in Marseille is around 10% to 20% of the purchase price, meaning roughly €15,000 to €45,000 (approximately $16,000 to $49,000) for an average two-bedroom apartment.
Most French banks technically require a minimum of around 10% down payment, but foreign buyers or those with complex income situations often need to bring more to secure financing approval.
To get the most favorable mortgage terms in Marseille, a down payment of 20% or more is recommended, especially since French regulations cap your debt-to-income ratio at 35% and loan terms at 25 years.
You can also read our latest update about mortgage and interest rates in France.
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.
Which neighborhoods are cheapest or priciest in Marseille in 2026?
How much does the price per m² for apartments vary by neighborhood in Marseille in 2026?
As of January 2026, apartment prices in Marseille range from around €1,450 per square meter (approximately $1,570 or €135 per square foot) in the most affordable arrondissements to nearly €4,900 per square meter (around $5,290 or €455 per square foot) in the priciest areas.
The most affordable neighborhoods for apartments in Marseille are the 15th arrondissement at around €1,450 per square meter, the 14th arrondissement at about €1,500 per square meter, and the 3rd arrondissement at roughly €1,850 per square meter (approximately $1,570 to $2,000).
The most expensive neighborhoods for apartments in Marseille are the 7th arrondissement at around €4,900 per square meter, the 8th arrondissement at about €4,300 per square meter, and the 6th arrondissement at roughly €3,750 per square meter (approximately $4,050 to $5,290).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Marseille.
What neighborhoods are best for first-time buyers on a budget in Marseille in 2026?
As of January 2026, the best neighborhoods for first-time buyers on a budget in Marseille include La Timone and Baille in the 5th arrondissement, Les Chutes-Lavie and Longchamp edges in the 4th arrondissement, and pockets of the 10th, 11th, and 12th arrondissements near La Valentine and Saint-Loup.
In these budget-friendly Marseille neighborhoods, typical apartment prices range from €100,000 to €180,000 (approximately $108,000 to $194,000) for a one to two bedroom apartment, which is significantly below the citywide average.
These areas offer advantages like good transit connections, proximity to hospitals and universities (especially around La Timone), and more space for your money compared to central or coastal arrondissements.
The main trade-off when buying in these budget-friendly Marseille neighborhoods is that some areas are car-dependent, building conditions can vary significantly, and you must carefully check for upcoming major works that could add thousands to your costs.
Which neighborhoods have the fastest-rising apartment prices in Marseille in 2026?
As of January 2026, the neighborhoods with the fastest-rising apartment prices in Marseille are La Joliette and Arenc in the 2nd arrondissement, central areas near Vieux-Port and Hôtel de Ville in the 1st and 2nd arrondissements, and selected corridors in the 4th and 5th arrondissements.
These fast-appreciating neighborhoods in Marseille have seen price increases that outpace the citywide average of around 15% over five years, with some pockets showing stronger annual gains due to concentrated investment.
The main driver behind rapid price growth in these Marseille neighborhoods is the Euroméditerranée redevelopment project, one of Europe's largest urban renewal programs, which has brought new offices, mixed-use developments, and infrastructure improvements to the northern waterfront.
You can also read our latest update about property price forecasts in Marseille.
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What extra costs will I pay on top of the apartment price in Marseille in 2026?
What are all the buyer closing costs when you buy an apartment in Marseille?
For a typical €200,000 apartment purchase in Marseille, total buyer closing costs typically range from €16,000 to €24,000 (approximately $17,300 to $26,000), representing 8% to 12% of the purchase price.
The main categories of closing costs for apartment buyers in Marseille include transfer taxes (droits de mutation), notary fees (émoluments), land registry and administrative costs (débours), and potentially agency fees plus mortgage-related expenses if you're financing.
The largest closing cost for buyers in Marseille is the transfer tax (taxe de publicité foncière), which alone accounts for roughly 5% to 6% of the purchase price on resale apartments and forms the bulk of what people call "frais de notaire."
Agency fees are the main negotiable element in Marseille property transactions, as they can sometimes be paid by the seller instead of the buyer, and their percentage varies between agencies and can be discussed before signing.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Marseille?
Buyers in Marseille should typically budget around 8% to 10% of the purchase price for closing costs on a resale apartment, which is the most common scenario for foreign buyers looking at existing properties.
The realistic range for buyer closing costs in Marseille spans from about 8% (when agency fees are paid by the seller and financing is simple) to 12% (when you're paying agency fees, mortgage registration, and want a comfortable buffer for unexpected items).
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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 are the ongoing monthly and yearly costs of an apartment in Marseille in 2026?
What are typical HOA fees in Marseille right now?
HOA fees (called "charges de copropriété" in France) are very common in Marseille apartments, and typical monthly fees range from €60 to €180 (approximately $65 to $195) for a 60 square meter apartment, depending heavily on building services.
For basic Marseille buildings without an elevator or caretaker, expect HOA fees around €1 to €2 per square meter per month, while buildings with elevators, concierge services, or collective heating can run €3 to €5 or more per square meter monthly, pushing fees for larger apartments above €300.
What utilities should I budget monthly in Marseille right now?
The typical total monthly utility cost for an apartment in Marseille runs between €120 and €220 (approximately $130 to $240) for a one to two person household, which is often lower than northern French cities thanks to Marseille's mild winters.
Monthly utility costs in Marseille can range from about €100 for a small, energy-efficient studio to €280 or more for a larger, less efficient apartment with electric heating (roughly $108 to $302).
A typical Marseille utility budget includes electricity (€40 to €150), water and sanitation (€20 to €40), and internet (€25 to €45), with any collective heating costs usually bundled into your HOA fees instead.
Electricity tends to be the most expensive utility for Marseille apartment owners, especially in buildings with electric heating, though the Mediterranean climate keeps heating costs lower than in most other French regions.
How much is property tax on apartments in Marseille?
The typical annual property tax (taxe foncière) for an apartment in Marseille ranges from about €600 to €1,600 (approximately $650 to $1,730), with the national average for apartments sitting around €850 per year.
Property tax in Marseille is calculated by multiplying the cadastral rental value of your property (set by tax authorities, not the market) by local tax rates, which means you cannot accurately estimate your bill from the square meters alone.
Depending on apartment size and location within Marseille, annual property tax can range from €500 for a small studio in a lower-value area to €2,000 or more for a larger apartment in a higher-rated neighborhood (roughly $540 to $2,160).
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 the yearly building maintenance cost in Marseille?
The typical yearly building maintenance cost for apartment owners in Marseille is already included in your monthly HOA fees for routine upkeep, but you should also budget €1,000 to €2,000 per year (approximately $1,080 to $2,160) as a reserve for major works.
Actual yearly maintenance costs in Marseille can range from nearly €0 in well-maintained modern buildings with healthy reserves to €10,000 to €30,000 per unit when major works like facade renovations, roof repairs, or elevator replacements hit older copropriétés.
Building maintenance in Marseille typically covers common area cleaning, minor repairs, elevator servicing, and building insurance, with larger items funded through special assessments or the mandatory works fund (fonds travaux).
Routine maintenance is included in your HOA fees in Marseille, but major capital works are funded separately through the fonds travaux or special levies, which is why checking the building's financial health before purchase is essential.
How much does home insurance cost in Marseille?
The typical annual home insurance cost for an apartment in Marseille ranges from €200 to €450 (approximately $216 to $486) for owner-occupiers, based on average premium data for French households.
Home insurance costs in Marseille can range from about €150 per year for a small apartment with basic coverage to €500 or more for larger properties with comprehensive coverage (roughly $162 to $540), while non-occupant owners (landlords) often pay less at around €120 to €300.
Home insurance (assurance habitation) is effectively mandatory for apartment owners in Marseille since most copropriété rules require it, and your building's collective insurance only covers common areas, not your private spaces or belongings.
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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 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 |
|---|---|---|
| PAP (Particulier à Particulier) | Uses official DVF transaction database for real sale prices. | We used it as our anchor for transaction-based apartment prices by size. We also extracted arrondissement-level price breakdowns. |
| Le Figaro Immobilier / Meilleurs Agents | One of France's largest property pricing products with transparent methodology. | We used it to cross-check price levels against PAP. We also extracted the new-build versus resale price gap. |
| DVF (Demande de valeurs foncières) | Official French government dataset of notarised property sales. | We used DVF as the ground truth concept for sale prices. We gave more weight to sources that build on DVF data. |
| Banque de France | France's central bank reporting observed credit rates and volumes. | We used it to anchor typical mortgage rates around 3% in early 2026. We referenced it when explaining affordability and down payments. |
| HCSF / Ministry of Economy | Regulator-backed rulebook that French banks must follow for mortgages. | We used it to explain the 35% debt-to-income and 25-year term limits. We referenced it to show why down payments matter. |
| Ministry of Economy (closing costs) | Official government explainer of buyer acquisition costs in France. | We used it to structure the closing cost breakdown. We translated it into practical all-in budget estimates. |
| impots.gouv.fr (transfer tax) | French tax authority with official transfer tax rates. | We used it to quantify the largest closing cost component. We explained why new-build costs are lower. |
| Notaires de France | Official professional body for French notaries. | We used it to explain what's inside "frais de notaire." We ensured consistency with how notaries present these costs. |
| DGFiP Statistics (property tax) | Official French tax administration statistical publication. | We used it to anchor typical annual property tax amounts. We translated national averages into Marseille-specific ranges. |
| Ministry of Economy (property tax calculation) | Explains the official mechanism for property tax calculation. | We used it to explain why exact bills vary by commune. We advised buyers to check actual bills rather than estimate from m². |
| CRE (energy regulator) | National energy regulator with official electricity tariff decisions. | We used it to anchor electricity pricing logic in France. We translated it into practical monthly utility budgets. |
| Eaux de Marseille | Local water utility operator for Marseille. | We used it to make utility budgets Marseille-specific. We explained what's included in the water bill. |
| France Assureurs | Main insurance industry federation with aggregate market data. | We used it to anchor home insurance premium estimates. We provided apartment-specific ranges for different coverage levels. |
| Registre des copropriétés | Official French government register tracking building co-ownerships. | We used it to explain the importance of checking building financial health. We pointed buyers to it for due diligence. |
| Euroméditerranée | Official site of Marseille's flagship urban renewal project. | We used it to explain price dynamics in redevelopment zones. We identified La Joliette and Arenc as fast-changing areas. |
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.
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