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's property market in 2026 sits at an interesting crossroads, with prices stabilizing after years of volatility and big differences emerging between neighborhoods.
We will walk you through everything from current housing prices in Marseille to 5-year and 10-year forecasts, and we constantly update this blog post as new data becomes 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
- Marseille property prices are roughly 40% lower per square meter than Paris, yet the city offers Mediterranean coastline and major urban regeneration, making it one of France's most interesting value plays in 2026.
- The gap between apartments (around €3,400/m²) and houses (around €4,850/m²) in Marseille is unusually wide, reflecting the scarcity of standalone homes in this apartment-dominated city.
- Energy-efficient homes in Marseille now sell for up to 10% more than poorly rated properties, a premium that keeps growing as renovation costs rise and regulations tighten.
- The Euroméditerranée regeneration zone in Marseille's 2nd and 3rd arrondissements has attracted over €7 billion in investment, fundamentally reshaping property values in the northern waterfront.
- Mortgage rates in France dropped to around 3.1% in 2025 after peaking above 4%, restoring some buying power for Marseille households after two difficult years.
- Marseille's median household income sits at €20,600 per consumption unit, which acts as a natural ceiling on how high property prices can climb compared to wealthier French cities.
- The Tram T3 extension toward northern Marseille is creating early-stage price momentum in areas like Capitaine Gèze, where accessibility improvements are expected by 2028.
- Over the past five years, Marseille property prices have grown by about 15%, suggesting steady rather than explosive appreciation that could continue through 2031.
What are the current property price trends in Marseille as of 2026?
What is the average house price in Marseille as of 2026?
As of early 2026, a typical apartment in Marseille costs around €190,000 to €220,000 (about $200,000 to $230,000 or £160,000 to £185,000), while a typical house or townhouse ranges from €440,000 to €540,000 (roughly $460,000 to $565,000 or £370,000 to £450,000).
When it comes to price per square meter, Marseille averages around €3,750/m² overall, with apartments closer to €3,400/m² and houses reaching about €4,850/m², which reflects the scarcity of standalone homes in this apartment-heavy city.
If we look at where 80% of property purchases fall in Marseille, you're typically looking at a range from around €120,000 for a small studio in a less central area up to about €600,000 for a well-located family home or large apartment in a sought-after arrondissement like the 7th or 8th.
How much have property prices increased in Marseille over the past 12 months?
Over the past 12 months in Marseille, property prices have declined by about 1%, which means the market has been essentially flat with a slight downward tilt.
That said, the range of price movements varies quite a bit depending on property type and location, with some renovated apartments in prime southern districts holding steady while unrenovated properties with poor energy ratings have dropped by 3% to 5%.
The single most significant factor behind this soft price movement in Marseille has been the lingering effect of high mortgage rates from 2023 and 2024, which reduced buyer purchasing power and slowed transaction volumes across the city.
Which neighborhoods have the fastest rising property prices in Marseille as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Marseille are La Joliette and the Euroméditerranée zone in the 2nd arrondissement, parts of Belle de Mai in the 3rd arrondissement, and the edges of Saint-Charles near Porte d'Aix.
Annual price growth in these areas has ranged from about 3% to 6%, significantly outpacing the citywide average, with La Joliette at the top end thanks to ongoing regeneration projects.
The main demand driver here is urban transformation: massive public investment in infrastructure, public spaces, and new commercial developments is making these formerly overlooked areas much more attractive to buyers who want to be near jobs and transit without paying premium prices.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Marseille.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which property types are increasing faster in value in Marseille as of 2026?
As of early 2026, the ranking of property types by value appreciation in Marseille goes: renovated apartments in prime locations first, followed by houses and townhouses, then family-sized apartments with outdoor space, and finally unrenovated apartments with poor energy ratings at the bottom.
The top-performing property type, which is renovated apartments in strong locations like the 6th, 7th, or near the waterfront regeneration, has appreciated by roughly 2% to 4% over the past year even as the broader market stayed flat.
The main reason these properties outperform is that buyers in Marseille are increasingly willing to pay a premium for homes that need no work and have good energy performance, especially as renovation costs have risen and regulations around energy efficiency have tightened.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much should you pay for a house in Marseille?
- How much should you pay for an apartment in Marseille?
What is driving property prices up or down in Marseille as of 2026?
As of early 2026, the three main factors driving property prices in Marseille are mortgage rate trends, urban regeneration projects, and the growing price gap between energy-efficient and poorly-rated homes.
The single factor with the strongest upward pressure is the easing of mortgage rates, which dropped from over 4% in 2023 to around 3.1% in 2025, restoring some purchasing power for Marseille buyers and supporting transaction volumes.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Marseille here.
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What is the property price forecast for Marseille in 2026?
How much are property prices expected to increase in Marseille in 2026?
As of early 2026, property prices in Marseille are expected to increase by around 1% to 3% over the course of the year, with a central estimate of about 2%.
The range of forecasts from different analysts spans from essentially flat growth at the conservative end to as much as 4% in more optimistic scenarios that assume faster economic recovery and continued rate easing.
The main assumption underlying most forecasts is that mortgage rates will remain stable or decline slightly through 2026, allowing buyer demand to gradually recover without triggering a new affordability squeeze.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Marseille.
Which neighborhoods will see the highest price growth in Marseille in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Marseille are La Joliette and Euroméditerranée in the 2nd arrondissement, the Saint-Charles and Porte d'Aix edges, and parts of the Capitaine Gèze corridor in the northern districts.
Projected price growth in these top neighborhoods ranges from 4% to 7% for 2026, roughly double or triple the citywide average.
The primary catalyst is concentrated public investment: billions of euros flowing into regeneration projects, new tram lines, and improved public spaces are making these areas much more livable and connected.
One emerging neighborhood that could surprise with higher-than-expected growth is La Timone in the 5th arrondissement, which combines good daily-life amenities with metro access and still-accessible prices that attract upgrade buyers.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Marseille.
What property types will appreciate the most in Marseille in 2026?
As of early 2026, the property type expected to appreciate the most in Marseille is renovated apartments with good energy ratings in well-connected locations, particularly family-sized units with outdoor space like a terrace or balcony.
The projected appreciation for these top-performing properties is around 3% to 5%, significantly above the citywide average of roughly 2%.
The main demand trend driving this appreciation is Marseille's lifestyle premium: buyers increasingly prioritize outdoor space, natural light, and energy efficiency, and they're willing to pay extra to avoid renovation headaches.
On the other hand, the property type expected to underperform is unrenovated apartments with poor energy ratings (DPE F or G), which face growing regulatory pressure and buyer reluctance, likely seeing flat or even slightly negative price movement.
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 will interest rates affect property prices in Marseille in 2026?
As of early 2026, current interest rate trends are providing modest support to Marseille property prices, as the easing from 2023 peaks has restored some buyer purchasing power without creating excessive demand pressure.
The current benchmark for new housing loans in France sits around 3.1%, and the ECB's policy stance suggests mortgage rates should remain stable or edge slightly lower through 2026.
A 1% change in interest rates typically shifts monthly mortgage payments by about 10% to 12%, which in Marseille translates to roughly €100 to €150 per month on a typical €200,000 loan, enough to push some households above or below their affordability threshold.
You can also read our latest update about mortgage and interest rates in France.
What are the biggest risks for property prices in Marseille in 2026?
As of early 2026, the three biggest risks for Marseille property prices are a renewed spike in mortgage rates, weaker-than-expected economic growth in France, and the growing cost burden of energy renovations for older apartment buildings.
The risk with the highest probability of materializing is renovation friction in older copropriétés, where building-level disagreements and funding constraints could leave some properties stuck with poor energy ratings and declining values.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Marseille.
Is it a good time to buy a rental property in Marseille in 2026?
As of early 2026, buying a rental property in Marseille can be a reasonable investment if you choose the right location and product type, but it requires more selectivity than in previous years.
The strongest argument in favor of buying now is that prices have stabilized after two years of adjustment, mortgage rates have eased, and regeneration projects continue to create pockets of above-average rental demand near employment and transit hubs.
The strongest argument for waiting is that rental yields in Marseille remain modest compared to some other French cities, and poorly-chosen properties with energy or copropriété issues could become financial burdens rather than assets.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Marseille.
You'll also find a dedicated document about this specific question in our pack about real estate in Marseille.
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.
Where will property prices be in 5 years in Marseille?
What is the 5-year property price forecast for Marseille as of 2026?
As of early 2026, Marseille property prices are expected to grow by around 15% cumulatively over the next five years, bringing average prices from roughly €3,750/m² today to approximately €4,300/m² by January 2031.
The range of 5-year forecasts spans from about 10% growth in a conservative scenario with sluggish economic conditions to around 25% in an optimistic scenario with strong rate cuts and accelerated regeneration spillover.
This works out to a projected average annual appreciation rate of roughly 2.8% per year over the next five years in Marseille, which is steady but not spectacular.
The key assumption that most forecasters rely on is that mortgage rates will remain in a manageable range (below 4%) and that France's economy will grow slowly but steadily without major shocks.
Which areas in Marseille will have the best price growth over the next 5 years?
The top three areas in Marseille expected to have the best price growth over the next five years are the Euroméditerranée and La Joliette waterfront zone in the 2nd and 3rd arrondissements, the northern tram corridor from Capitaine Gèze toward La Castellane, and family-oriented pockets of the 4th, 5th, and 12th arrondissements with good daily amenities.
Projected 5-year cumulative price growth for these top-performing areas ranges from 20% to 35%, compared to the citywide average of around 15%.
This differs from the shorter 1-year forecast because infrastructure projects need time to deliver their full impact: a tram extension announced today won't meaningfully affect prices until stations open and travel times actually improve.
The currently undervalued area with the best potential for outperformance over five years is the Belle de Mai neighborhood in the 3rd arrondissement, where spillover from Euroméditerranée and cultural investments are slowly transforming perceptions, though street-by-street variation remains high.
What property type will give the best return in Marseille over 5 years as of 2026?
As of early 2026, the property type expected to give the best total return over five years in Marseille is a well-located apartment (T2 or T3) in a solid copropriété with good energy performance and proximity to transit or regeneration zones.
The projected 5-year total return for this property type, combining appreciation and rental income, is around 30% to 40%, with appreciation contributing roughly 15% to 25% and net rental income adding another 15% to 20%.
The main structural trend favoring this property type is Marseille's lifestyle shift: more households are prioritizing convenience, outdoor space, and low maintenance costs, which makes move-in-ready apartments in connected locations increasingly valuable.
For buyers seeking the best balance of return and lower risk over five years, family-sized apartments (T3/T4) with outdoor space in established middle-class neighborhoods like parts of the 5th or 12th arrondissements offer steadier appreciation without the volatility of emerging areas.
How will new infrastructure projects affect property prices in Marseille over 5 years?
The top three major infrastructure projects expected to impact Marseille property prices over the next five years are the Tram T3 extension toward the northern districts, continued Euroméditerranée development phases in the waterfront zone, and improvements to the Saint-Charles train station area.
Properties near completed infrastructure projects in Marseille typically see a price premium of 5% to 15% compared to similar homes farther from transit, with the effect strongest for apartments within a 10-minute walk of new stations.
The specific neighborhoods that will benefit most are those along the Tram T3 corridor from Capitaine Gèze toward La Castellane, the Joliette and Arenc areas within Euroméditerranée, and the blocks immediately surrounding Saint-Charles station as public realm improvements continue.
How will population growth and other factors impact property values in Marseille in 5 years?
Marseille's population is projected to grow modestly at around 0.3% to 0.5% per year, which translates to sustained but not overwhelming demand pressure on housing and supports gradual price appreciation rather than sharp spikes.
The demographic shift with the strongest influence on Marseille property demand is the growth of smaller households: more young professionals and retirees living alone or in couples means rising demand for well-located T2 and T3 apartments.
Migration patterns, particularly domestic migration from more expensive cities like Paris and Lyon, are expected to continue supporting Marseille property values as remote work and lifestyle considerations make the Mediterranean coast more attractive.
The property types and areas that will benefit most from these demographic trends are compact, well-connected apartments in central and southern arrondissements, as well as family homes in quieter but accessible neighborhoods like parts of the 9th and 12th.
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 is the 10 year property price outlook in Marseille?
What is the 10-year property price prediction for Marseille as of 2026?
As of early 2026, Marseille property prices are expected to grow by around 35% cumulatively over the next 10 years, which would bring average prices from roughly €3,750/m² today to approximately €5,050/m² by January 2036.
The range of 10-year forecasts spans from about 20% growth in a conservative scenario with prolonged economic stagnation to around 55% in an optimistic scenario with strong regeneration success and favorable financing conditions.
This works out to a projected average annual appreciation rate of roughly 3% per year over the next decade in Marseille, consistent with the city's historical pattern of steady rather than explosive growth.
The biggest uncertainty factor in making 10-year predictions for Marseille is the future direction of European interest rates and inflation, since these will determine how much buying power households actually have over the long run.
What long-term economic factors will shape property prices in Marseille?
The top three long-term economic factors that will shape Marseille property prices over the next decade are the euro-area interest rate regime, the depth and resilience of Marseille's job market, and the ongoing transition toward energy-efficient housing stock.
The single factor with the most positive long-term impact on Marseille property values is the city's structural transformation through regeneration projects like Euroméditerranée, which are creating new employment centers and upgrading entire neighborhoods in ways that attract higher-income residents and investment.
The greatest structural risk to Marseille property values over the long term is the city's lower-than-average household income, which creates a natural ceiling on price growth and means that any economic downturn could hit transaction volumes and prices harder than in wealthier French metros.
You'll also find a much more detailed analysis in our pack about real estate 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 Marseille Dossier | France's official statistics office providing the reference data for Marseille demographics and income. | We used it to ground our analysis in Marseille's real income levels and housing structure. We also used it to explain why demand behaves differently here than in wealthier French cities. |
| SeLoger | One of France's largest housing portals with a long-running methodology and large sample size. | We used it to give reader-friendly price per square meter benchmarks for apartments versus houses. We then cross-checked these levels against DVF-based estimates. |
| PAP | Combines official DVF transaction data with portal listings for reliable price evolutions. | We used it for the cleanest 12-month change estimate and arrondissement-level examples. We cross-checked its price levels against SeLoger and notarial sources. |
| Notaires Immobilier | Notarial data based on recorded transactions, the closest thing to ground truth in France. | We used it to cross-check private indexes and keep prices anchored to actual sales. We also used it as a credibility check when neighborhood claims looked exaggerated. |
| Notaires de France Annual Review | The national notariat's official annual read-out, widely used by policymakers and banks. | We used it for the France-wide cycle call to avoid overfitting to one portal's data. We also used it to frame 2026 as a gradual rather than explosive recovery year. |
| Notaires Energy Value Study | Notarial analysis on how energy labels translate into real price premiums and discounts. | We used it to explain why renovated, energy-efficient homes outperform even when the market is flat. We applied this especially to older Marseille apartments. |
| Banque de France Mortgage Panorama | The central bank's most referenced source for mortgage rate and credit flow trends. | We used it to explain why the market cooled then stabilized as rates peaked then eased. We turned rate charts into practical monthly budget implications for buyers. |
| European Central Bank | The official source of euro-area policy rates that ultimately influence French mortgage pricing. | We used it to explain the macro rate regime entering 2026. We translated this into what banks can realistically offer households. |
| European Commission France Forecast | An official, regularly updated macro forecast used in EU surveillance. | We used it to anchor 2026 assumptions for growth and inflation. We converted those forecasts into plain-language income and confidence implications. |
| OECD Economic Outlook France | A top-tier international forecast institution with transparent methodology. | We used it as a second, independent macro view to triangulate the Commission's numbers. We relied on the overlap between the two for a confident 2026 baseline scenario. |
| IMF World Economic Outlook | The IMF's flagship global forecast, useful for identifying major risk scenarios. | We used it to build the risk section covering what could break the base case. We did not use it for Marseille prices directly, only for macro tailwinds and headwinds. |
| Euroméditerranée | The official public development authority for Marseille's largest inner-city regeneration zone. | We used it to justify why certain micro-markets can outperform city averages. We translated projects into walkability, jobs, and new housing stock effects. |
| Métropole Grand Projects Brochure | A public document tied to official planning and delivery timelines. | We used it to name specific delivered and ongoing projects and keep infrastructure claims concrete. We then mapped those locations to neighborhood price dynamics. |
| Métropole Tram T3 Extension | The transport authority describing an actual funded, staged transit extension. | We used it to identify where accessibility is improving in northern Marseille. We used it as the backbone for the infrastructure uplift part of our 5-year view. |
| Eurostat House Price Index | The EU's official harmonized house-price framework, comparable across countries. | We used it to avoid a Marseille-only echo chamber and show where France sits in the European cycle. We also used it as a cross-check on price direction. |
| Plan Bâtiment Durable Report | A government-linked platform publishing methodology-heavy analysis based on notarial databases. | We used it to reinforce that energy performance measurably impacts resale value. We then translated that into practical renovation ROI takeaways for buyers. |
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If you want to go deeper, you can read the following: