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
Buying property in Marseille as a foreigner comes with extra costs that can catch you off guard if you don't plan ahead.
We constantly update this blog post to give you the freshest numbers on taxes, fees, and closing costs in Marseille's real estate market.
This guide breaks down exactly what you'll pay on top of the purchase price, so you can budget with confidence.
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.
Overall, how much extra should I budget on top of the purchase price in Marseille in 2026?
How much are total buyer closing costs in Marseille in 2026?
As of early 2026, total buyer closing costs in Marseille typically range from 7.5% to 8.5% of the purchase price for resale properties, which means a €300,000 apartment would cost you roughly €22,500 to €25,500 extra (about $24,300 to $27,500 USD).
The minimum extra budget possible in Marseille is around 2% to 3% of the purchase price, but this only applies if you buy a new-build property where transfer taxes are much lower, saving you thousands of euros.
The maximum extra budget you should plan for in Marseille is around 9% to 10% of the purchase price for resale homes, and if you're financing your purchase, add another 1% to 2.5% of the loan amount for bank and guarantee-related costs.
The main factors that determine where you fall in this range are whether you're buying new-build versus resale, whether you need a mortgage, and whether you require an interpreter at the notary signing because you don't speak French well.
What's the usual total % of fees and taxes over the purchase price in Marseille?
For resale properties in Marseille in 2026, the usual total percentage of fees and taxes over the purchase price falls between 7.5% and 8.5%, making it one of the higher-cost departments in France.
The realistic low-to-high percentage range is 2% to 3% for new-build purchases and 7% to 10% for resale properties, depending on the specific transaction circumstances and whether you use financing.
Out of that total, roughly 6.3% goes to government taxes (transfer taxes and registration duties) in Marseille, while the remaining 1% to 2% covers the notary's regulated fees and administrative disbursements.
By the way, you will find much more detailed data in our property pack covering the real estate market in Marseille.
What costs are always mandatory when buying in Marseille in 2026?
As of early 2026, the mandatory costs when buying property in Marseille include transfer taxes (the biggest chunk), notary regulated fees and disbursements, and potentially an interpreter fee if you don't understand French well enough to sign legal documents.
Optional but highly recommended costs in Marseille include an independent lawyer review of your purchase (especially useful for foreigners), a tax advisor if you're structuring ownership or planning rentals, and mortgage-related fees like arrangement charges and loan guarantees if you're financing.
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What taxes do I pay when buying a property in Marseille in 2026?
What is the property transfer tax rate in Marseille in 2026?
As of early 2026, the property transfer tax bundle in Marseille reaches approximately 6.3% of the purchase price for resale homes because the Bouches-du-Rhône department applies the maximum allowed rate of 5.00%, plus additional commune and administrative levies.
There are no extra transfer taxes specifically for foreigners buying property in Marseille, as the same transfer tax framework applies to everyone regardless of nationality.
Buyers do not pay VAT on resale residential property purchases in Marseille, but if you buy a new-build from a developer, VAT is typically already included in the advertised price (shown as "TTC"), and your extra closing costs are much lower.
Stamp duty and transfer taxes in Marseille are paid at completion when you sign the final deed at the notary's office, and the notary collects and remits these taxes on your behalf as part of the closing statement.
Are there tax exemptions or reduced rates for first-time buyers in Marseille?
France has specific programs for primary residence purchases that can affect financing and sometimes taxes, but the core transfer tax framework in Marseille usually remains the same for standard purchases, so you should budget using standard rates first and treat any relief as a bonus.
If you buy property through a company instead of as an individual in Marseille, the transfer tax logic can change depending on whether it's an asset deal or share deal, and you may increase your advisory costs for accountants and tax lawyers even if headline taxes don't always drop.
There is a significant tax difference between new-build and resale properties in Marseille: new-builds have much lower transfer taxes (around 2% to 3% total closing costs) with VAT included in the pricing, while resale properties face higher transfer taxes (around 6.3%) but no VAT on the sale price.
To qualify for any exemptions or special programs in Marseille, buyers typically need to provide documentation proving primary residence intent, meet income thresholds, and have their notary confirm eligibility during the transaction process.
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.
Which professional fees will I pay as a buyer in Marseille in 2026?
How much does a notary or conveyancing lawyer cost in Marseille in 2026?
As of early 2026, notary costs in Marseille (which include taxes, regulated fees, and disbursements) total roughly 7.5% to 8.5% of the purchase price for resale properties, meaning a €250,000 home costs around €18,750 to €21,250 (about $20,250 to $22,950 USD) in "frais de notaire."
Notary fees in Marseille are charged as a combination of fixed regulated sliding-scale fees plus a percentage-based tax component, so the actual notary remuneration is only a small portion (around 1% to 2%) while taxes make up the rest.
Translation or interpreter services for foreign buyers in Marseille typically cost €200 to €600 for a straightforward signing session, but can reach €800 to €1,200 (about $860 to $1,300 USD) if the session is long, last-minute, or involves multiple documents.
A tax advisor in Marseille is not mandatory, but foreign buyers planning rentals or complex ownership structures should budget €300 to €1,000 (about $325 to $1,080 USD) for a focused consultation, with higher costs for ongoing compliance work.
We have a whole part dedicated to these topics in our our real estate pack about Marseille.
What's the typical real estate agent fee in Marseille in 2026?
As of early 2026, the typical real estate agent fee in Marseille ranges from 3% to 6% of the property price, which means a €300,000 apartment could come with €9,000 to €18,000 (about $9,720 to $19,440 USD) in agency commission.
In Marseille, the agent fee can be paid by either the buyer or the seller depending on how the listing is structured, and listings marked "FAI" (frais d'agence inclus) already include the commission in the advertised price.
The realistic low-to-high range for agent fees in Marseille is 3% for expensive properties to 6% or more for cheaper ones, with most standard residential transactions falling around 4% to 5%.
How much do legal checks cost (title, liens, permits) in Marseille?
In Marseille, most legal checks including title search, liens verification, and registry searches are embedded in the notary's closing costs and don't require separate payment, though an independent legal review would cost an additional €500 to €2,000 (about $540 to $2,160 USD) depending on scope.
Property valuation fees in Marseille, typically required when taking a mortgage, cost around €200 to €600 (about $215 to $650 USD), with unusual or high-value properties potentially costing more.
The notary-led title and registry checks are the most critical legal safeguards in Marseille and should never be skipped, as they verify the property's legal status, any existing mortgages or liens, and the seller's right to sell.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Marseille.
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What hidden or surprise costs should I watch for in Marseille right now?
What are the most common unexpected fees buyers discover in Marseille?
The most common unexpected fees buyers discover in Marseille include co-ownership special assessments for building works (facades, elevators, energy upgrades in older buildings in areas like Le Panier or Noailles), second-home local taxes if the property isn't your main residence, interpreter fees at signing, and mortgage guarantee costs that weren't clearly explained upfront.
You don't technically inherit the seller's unpaid property taxes as a personal liability in Marseille, but taxe foncière is often prorated between seller and buyer at completion, so you need to verify what has been paid and what's prorated in your closing statement.
Scams in Marseille typically involve being pushed to pay a "reservation fee" or deposit outside the normal notary escrow workflow, so treat any request to pay into a personal account as a major red flag and always work through official channels.
Fees that are usually not disclosed upfront by sellers or agents in Marseille include upcoming co-ownership building works (until you read meeting minutes), second-home tax exposure, full mortgage guarantee costs, and interpreter requirements for non-French speakers.
In our property pack covering the property buying process in Marseille, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Marseille?
Buying a tenanted property in Marseille doesn't add direct extra fees, but you'll face indirect costs like carrying expenses (property taxes, building charges, loan payments) while you wait for the lease to end, which could amount to €400 to €800 per month (about $430 to $865 USD) depending on the property.
When you buy a tenanted property in Marseille, you legally inherit the existing lease terms, the tenant's security deposit, and all the landlord's obligations under French rental law, which strongly protects tenants.
In Marseille, you generally cannot terminate an existing residential lease immediately after purchase unless the lease happens to be ending or you have specific legal grounds (like wanting to live there yourself), and even then you must follow strict notice periods of several months.
A sitting tenant in Marseille typically reduces the property's market value by 10% to 20% or more, which can actually work in your favor as a negotiating point if you're willing to wait for the lease to end or plan to keep it as a rental investment.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out 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 fees are negotiable, and who really pays what in Marseille?
Which closing costs are negotiable in Marseille right now?
The negotiable closing costs in Marseille include the real estate agent commission (sometimes the amount, always who pays it), certain practical items like minor repairs or furniture inclusion, mortgage arrangement fees with your bank, and timing-related concessions.
The closing costs that are fixed by law and cannot be negotiated in Marseille include transfer taxes (set by national and local government), notary regulated fees (established by decree), and mandatory registry and administrative charges.
Typical discounts buyers can realistically achieve on negotiable fees in Marseille include getting the seller to pay agent commission instead of you, reducing mortgage arrangement fees by 0.1% to 0.3% through bank negotiation, or having the seller cover last-minute repairs discovered during inspections.
Can I ask the seller to cover some closing costs in Marseille?
The likelihood that a seller will agree to cover some of your closing costs in Marseille is generally low for taxes and notary fees, but you have a better chance of negotiating a lower purchase price that effectively offsets your costs.
The specific costs sellers in Marseille are most commonly willing to cover include repairs discovered during inspections, furniture or appliances left in the property, and occasionally the real estate agent's commission if it helps close the deal.
Sellers in Marseille are more likely to accept covering some closing costs or reducing the price when the market favors buyers, when the property has been listed for a long time, or when there are issues discovered during due diligence that give you negotiating leverage.
Is price bargaining common in Marseille in 2026?
As of early 2026, price bargaining is common and expected in Marseille, with buyers typically negotiating below the asking price depending on property condition, how long it's been on the market, and micro-location factors.
Buyers in Marseille typically negotiate 3% to 7% below the asking price on standard deals, which on a €300,000 property means potential savings of €9,000 to €21,000 (about $9,720 to $22,680 USD), with more room to negotiate on properties that need work or are overpriced for their neighborhood.
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What monthly, quarterly or annual costs will I pay as an owner in Marseille?
What's the realistic monthly owner budget in Marseille right now?
A realistic monthly owner budget in Marseille (excluding mortgage payments) ranges from €300 to €600 (about $325 to $650 USD) for a typical 60 square meter apartment, covering building charges, utilities, and insurance.
The main recurring expense categories in Marseille include co-ownership building charges (roughly €2.50 to €5.50 per square meter monthly), utilities like electricity and water (€80 to €150 monthly), and home insurance (€20 to €50 monthly).
The realistic low-to-high range for monthly owner costs in Marseille is €200 to €400 (about $215 to $430 USD) for newer apartments with good energy ratings, up to €500 to €800 (about $540 to $865 USD) for older buildings with elevators, concierges, or pending major works.
The monthly cost that tends to vary the most in Marseille is the co-ownership building charge, because older buildings in central areas like Vieux-Port, Belsunce, or Cinq Avenues often face major renovation assessments for facades, roofs, or mandatory energy upgrades.
You can see how this budget affect your gross and rental yields in Marseille here.
What is the annual property tax amount in Marseille in 2026?
As of early 2026, the annual property tax (taxe foncière) in Marseille typically ranges from €1,200 to €2,400 (about $1,300 to $2,590 USD) for standard apartments, with houses having higher taxable bases often paying more.
The realistic low-to-high range for annual property taxes in Marseille is €800 to €1,500 (about $865 to $1,620 USD) for smaller apartments in less expensive areas, up to €2,500 to €4,000 (about $2,700 to $4,320 USD) for larger properties or houses in prime neighborhoods like Roucas-Blanc or Endoume.
Property tax in Marseille is calculated based on cadastral rental value (a theoretical annual rent set by the tax authorities), multiplied by cumulative local tax rates, meaning your bill depends on how the tax office assesses your property's rental potential, not its market value.
Some exemptions or reductions are available in Marseille for certain property owners, including temporary relief for new constructions and possible reductions for low-income elderly homeowners, but most foreign second-home owners pay the full rate plus an additional second-home tax (taxe d'habitation sur les résidences secondaires) of roughly €800 to €2,000 annually.
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.
If I rent it out, what extra taxes and fees apply in Marseille in 2026?
What tax rate applies to rental income in Marseille in 2026?
As of early 2026, rental income from Marseille property is subject to French income tax for all owners, with non-resident foreigners typically taxed at a minimum rate of 20% on net rental income (or 30% above certain thresholds), plus potential social levies depending on your home country's treaty with France.
Landlords in Marseille can deduct expenses from rental income under the "real" tax regime, including repairs, insurance, property management fees, mortgage interest, and depreciation for furnished rentals, while simplified "micro" regimes offer flat allowances instead (30% for unfurnished, 50% for furnished).
The realistic effective tax rate after deductions for typical landlords in Marseille ranges from 10% to 25% of gross rental income depending on which tax regime you choose and how many deductible expenses you have.
Foreign property owners in Marseille don't pay a higher tax rate than residents on rental income, but they may face additional social contributions (prélèvements sociaux at 17.2%) unless their home country has a specific agreement with France, and they must file French tax returns for this income.
Do I pay tax on short-term rentals in Marseille in 2026?
As of early 2026, short-term rental income in Marseille is taxable and you must also collect and remit the city visitor tax (taxe de séjour), which platforms like Airbnb often handle automatically, plus comply with Marseille's registration requirements for tourist rentals.
Short-term rental income in Marseille is generally taxed under the furnished rental regime, which can actually offer more favorable treatment (50% flat allowance under micro-BIC, or full expense deductions under the real regime) compared to the 30% allowance for unfurnished long-term rentals.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Marseille.
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If I sell later, what taxes and fees will I pay in Marseille in 2026?
What's the total cost of selling as a % of price in Marseille in 2026?
As of early 2026, the total cost of selling a property in Marseille typically ranges from 5% to 8% of the sale price, though this can go higher if you face significant capital gains tax.
The realistic low-to-high percentage range for selling costs in Marseille is 3% to 5% for sales with no taxable gain (primary residence or long holding period), up to 8% to 12% or more when capital gains tax applies on a profitable investment property.
The specific cost categories that make up total selling expenses in Marseille include real estate agent commission (typically 3% to 5%), mandatory diagnostic reports (€200 to €500), notary administrative costs, potential early mortgage repayment penalties, and capital gains tax if applicable.
The single largest contributor to selling expenses in Marseille is usually the real estate agent commission, but for foreign owners selling an investment property at a profit, capital gains tax can easily become the biggest expense.
What capital gains tax applies when selling in Marseille in 2026?
As of early 2026, non-resident sellers of Marseille property face a capital gains tax rate of 19% on the taxable gain, plus social levies that can add another 7.5% to 17.2% depending on your home country's tax treaty with France.
Exemptions to capital gains tax in Marseille include selling your primary residence (full exemption), holding the property for more than 22 years (full exemption on the income tax portion), and selling for less than €150,000 (which also eliminates the need for a tax representative for non-EU sellers).
Non-EU/EEA foreigners selling Marseille property for more than €150,000 must appoint a fiscal representative (représentant fiscal) to guarantee the tax payment, which adds an additional cost of roughly 0.5% to 1.0% of the sale price, often with minimum fees of €1,500 to €3,000 (about $1,620 to $3,240 USD).
Capital gain in Marseille is calculated as the sale price minus your original purchase price (including original notary fees), minus the cost of any major improvements you can document, with additional reductions available based on how long you've owned the property.
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 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 |
|---|---|---|
| French Ministry of Economy | It's the official government ministry that publishes consumer guidance on real estate fees. | We used it to separate what's tax versus notary pay versus disbursements. We then built our minimum and maximum buyer budget ranges from those official components. |
| Collectivités Locales (DGFiP) | It's the official platform publishing local tax parameters used in real transactions. | We used it to pin down the Bouches-du-Rhône transfer tax rate for Marseille. We then translated that into realistic percentage estimates inside closing costs. |
| impots.gouv.fr | It's France's official tax administration website for all tax matters. | We used it for capital gains tax rates, rental income rules, and non-resident obligations. We then added practical selling cost items based on their guidance. |
| Service-Public.fr | It's the French government's official public service portal for citizens. | We used it to ground the basic rules on when taxes are due and what's required. We cross-checked definitions before estimating totals for Marseille. |
| ANIL (National Housing Agency) | It's a public-interest housing body referenced by the French state for consumer guidance. | We used their notary fee calculator to sanity-check our percentage ranges. We then generalized results into minimum, typical, and maximum budgets. |
| Notaires de France | It's the national notaries' official information site. | We used it to flag when interpreters can be required for foreign buyers. We then included a realistic budget line item for Marseille closings. |
| BOFiP (Official Tax Doctrine) | It's the binding, published doctrine of the French tax administration. | We used it to confirm the tax representative framework for non-residents. We then treated it as technical backstop for thresholds and exemptions. |
| Banque des Territoires | It's a well-known public sector finance platform that compiles official local tax rates. | We used it to cite Marseille's property tax and second-home tax rate levels. We then translated those into realistic annual budget ranges. |
| data.gouv.fr (French Open Data) | It's France's official open data platform hosting government datasets. | We used it to verify that Marseille property tax data is tracked over time. We then used it as a local cross-check alongside other compilations. |
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