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What is happening in Marseille’s real estate market? Are prices on the rise or decline? Is the city still attracting international buyers? How are local government policies shaping real estate dynamics in 2025?
These are the questions we hear every day from industry professionals, potential buyers, and sellers, from the Vieux-Port to the Calanques and beyond. Maybe you’re curious about these trends too.
We understand this because we maintain close connections with local experts and individuals like you, exploring the Marseille real estate scene daily. That’s why we crafted this article: to deliver clear answers, insightful analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed something or could improve, we’d love to hear your feedback. Feel free to message us with your thoughts, and we’ll strive to enhance this content for you.
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1) Foreign buyers will increasingly target Marseille for its rising status as a cultural and economic hub
In recent years, Marseille has become increasingly attractive to foreign buyers, largely due to its growing reputation as a cultural and economic hub. The city has seen a significant rise in property prices, with an increase of over 5% in the past year, indicating strong demand and a robust real estate market. This trend is particularly evident in prestigious neighborhoods like Le Roucas Blanc, which attract wealthy professionals and families.
Moreover, the Euroméditerranée project, Europe's largest urban renovation initiative, has played a crucial role in transforming Marseille into a sustainable Mediterranean town. This project has not only boosted the region's growth and influence but also created 43,500 direct jobs, with a high proportion of these positions being middle management and graduate roles. Such economic development projects have made Marseille a magnet for international businesses and investors.
Additionally, the city has experienced a record increase in Foreign Direct Investment (FDI), with 55% of investments in 2023 coming from outside France. This includes diverse projects from regions such as Africa, Europe, the United States, Asia, and the Middle East, highlighting Marseille's openness to global investment. The presence of major cultural and leisure facilities, along with a strong tourism infrastructure, further enhances the city's appeal to foreign buyers.
Sources: ASEAN UP, The Luxury Playbook, Invest in Provence, INSEE, Invest in Provence
2) Inner-city property prices will steadily rise with improved infrastructure and amenities
In recent years, inner-city neighborhoods in Marseille have been experiencing a steady increase in property prices. This trend is largely due to significant improvements in infrastructure and amenities. For instance, the Métropole Aix-Marseille-Provence, in collaboration with Alstom, has been working on modernizing the metro system with driverless trains and making stations more accessible, which started in 2023 and continued into 2024.
Additionally, the Marseille Tramway Extension project, funded by the European Union, aims to enhance the tram network by extending it by 6.2 km. This project not only improves public transport services but also encourages environmentally friendly travel options. Such infrastructure developments make these neighborhoods more attractive to potential residents and investors.
Moreover, areas with recent infrastructure improvements, like Endoume and the Old Port, have seen rising property values. The average price per square meter in these areas was around €3,500 for apartments and €4,500 for houses in 2024. This increase is driven by the demand for properties in historic districts and those near the sea, which are highly sought after for their charm and proximity to main attractions.
Sources: Green Acres, Alstom, CINEA
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.
3) The Euroméditerranée area will draw more investors as it evolves into a business hub
The Euroméditerranée area has become increasingly attractive to investors due to several key factors. One of the most significant is the rise in Foreign Direct Investment (FDI), with the European Investment Bank playing a crucial role in fostering a favorable investment climate. This has been demonstrated by the substantial loans provided to Mediterranean Partner Countries, highlighting a strong commitment to the region's economic growth.
The real estate market in Marseille, particularly in the Euroméditerranée district, has shown promising growth. This area is drawing in young professionals and families, which is driving up demand for housing and commercial spaces. As a result, cities like Marseille are being recognized as attractive markets for investors, alongside Bordeaux and Nantes.
Infrastructure improvements and urban development projects have also played a vital role in transforming the Euroméditerranée area. The Euroméditerranée Public Development Agency has been actively involved in creating a dynamic economic and residential zone, with developments in public equipment, commercial structures, and transport infrastructure. This comprehensive urban transformation plan aims to establish a sustainable and innovative Mediterranean city.
Marseille's emergence as a tech center is another factor attracting international companies. The city's strategic position and modern developments make it an appealing location for businesses looking to expand. The presence of major companies and a fast-growing startup network further solidifies its reputation as a business hub.
Sources: Invest Hub, European Investment Bank, ASEAN UP, Linkeus
4) City center rental yields will rise with growing demand for short-term rentals
Marseille is drawing in about 5 million tourists each year, thanks to its sunny weather and stunning coastline.
This surge in visitors has led to a boom in short-term rentals. Imagine a typical rental in Marseille being booked for 237 nights annually, with a solid 65% occupancy rate and an average daily rate of €86. These numbers highlight the growing appeal of short-term stays in the city.
Platforms like Airbnb are thriving here, with over 11,638 active listings as of September 2024. This surge in listings mirrors the rising demand for short-term accommodations, which is pushing rental yields higher in the city center.
Travelers love staying in the city center for its convenience and closeness to attractions. This preference means property owners can charge more, leading to higher rental yields in these prime spots.
With the city center being such a hot spot, property owners are seeing a chance to capitalize on the demand. They can set premium rates, knowing that tourists are willing to pay for the location.
As demand for short-term rentals continues to rise, rental yields in the city center are expected to increase, making it a lucrative opportunity for property investors.
Sources: GuestReady, Airbtics, Beyond Pricing
5) Marseille’s property prices will rise moderately as it attracts more international investors
Marseille's property market is on the rise as it draws more international investors.
In neighborhoods like Le Panier and Vieux-Port, luxury housing projects and heritage building renovations are driving up property prices. These areas are becoming hot spots, making them highly desirable and pushing values higher.
Foreign investment is another big player here. In 2024, international buyers made up 3% of the market, with British and American investors particularly keen on urban luxury properties. Marseille is seen as a more affordable option compared to Paris, which is why it's catching the eye of international buyers.
Infrastructure is getting a boost too. The Marseille Tramway Extension project, backed by the European Union, is set to improve public transport. This makes the city more accessible and appealing, likely increasing property demand and values.
Tourism is booming, adding to the mix. With around 5 million tourists visiting annually, the demand for short-term rentals is climbing, especially in areas like Vieux-Port. This trend is nudging property prices upward.
Sources: CINEA, The Independent, Adrian Leeds
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6) Virtual reality tours will become more common, simplifying remote property viewing for international buyers
Virtual reality tours have become a common feature in the real estate industry, especially for international buyers looking to view properties remotely. By 2025, virtual tours and 360-degree imagery have become the industry standard, allowing buyers to explore properties from anywhere in the world. This shift was driven by the fact that more than 50% of adults had already taken a virtual tour by 2023, and 67% of home buyers expressed a desire for virtual tours when considering a property listing.
In Marseille, the demand for real estate has been significant due to its attractive climate and cultural offerings. This has made virtual tours crucial for marketing properties to international buyers who are interested in the region. Real estate listings with virtual tours have been shown to receive 87% more views, and potential buyers spend significantly more time on these listings compared to those without virtual tours.
Advancements in VR technology have made these tours more accessible and affordable. The use of professional-grade cameras and software for capturing 360-degree images has enhanced the virtual tour experience, making it more engaging and informative. Real estate agencies in Marseille, such as LLinares Immobilier and Falbo Properties, have incorporated virtual tours into their marketing strategies, particularly during market transitions.
Sources: adsmarketing.es, housesandapartments.fr, PhotoUp
7) Foreign investment in luxury properties will increase, especially from European buyers
In recent years, particularly in 2023 and 2024, there has been a noticeable increase in foreign property ownership in Marseille. This trend is expected to continue as the French property market is projected to grow moderately in 2025, with national prices climbing by 2.5%. High-demand areas like Marseille are especially attractive to foreign buyers due to their coastal location and quality of life.
The luxury property market in France has shown promising signs of recovery after a challenging period. Lower borrowing costs and a growing sense of optimism among buyers, especially in the prestige sector, have supported high-end sales. This positive trend is anticipated to persist in 2025, drawing more foreign investors to luxury properties in Marseille.
European buyers, in particular, have shown increasing interest in French real estate. Favorable exchange rates and stable lending practices make France an appealing destination for property investments. The stability in mortgage rates, predicted to average between 3.5% and 4.0%, further supports buyer confidence, making luxury properties in Marseille an attractive investment opportunity for European investors.
Media coverage has also played a role in highlighting Marseille as a desirable location for luxury investments. This increased visibility has captured the attention of European investors seeking high-end properties with strong potential for appreciation. Additionally, local real estate firms in Marseille have intensified their marketing efforts to target European investors, using advertising campaigns, property showcases, and networking events to attract foreign buyers.
Sources: Beaux Villages, Varso Invest
8) International schools in the city will attract more foreign families to invest in residential properties
Marseille is rapidly expanding its international school offerings, with plans to increase from 22 to 42 sections by 2024.
This growth in international education is a testament to the city's appeal, drawing families from across the globe. The International School of Marseille (ISM) is a standout, with a student body representing over 40 nationalities, showcasing the city's vibrant, cosmopolitan nature.
For many expatriate families, the availability of quality education is a crucial factor in choosing where to live. In Marseille, international schools are often cited as a key reason for relocation, making the city an attractive option for those seeking a global environment.
Marseille's international schools are not just about education; they are a gateway to a diverse community. Families moving here find that these schools offer a unique blend of cultural experiences, enriching their children's lives and broadening their horizons.
As more international schools open, the city's appeal to foreign families continues to grow. This trend is likely to boost the residential property market, as families seek homes near these educational institutions.
With its expanding educational landscape, Marseille is positioning itself as a top destination for international families, making it a prime spot for property investment.
Sources: Invest in Provence, Expat Exchange
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.
9) Foreign buyers will be drawn to Marseille's coastal properties for vacation homes
Foreign buyers are increasingly attracted to Marseille's coastal properties for vacation homes due to several compelling reasons. First, the rising property prices in other popular coastal areas, like the French Riviera, have made Marseille a more affordable option. The price per square meter in Marseille is significantly lower, offering an attractive investment opportunity for those looking to own a piece of the Mediterranean coast.
Additionally, Marseille's accessibility has improved with more international flights and transport links, making it easier for foreign buyers to travel to and from the city. This ease of access is a major draw for those seeking a vacation home in a Mediterranean city. Furthermore, the city's tourism has been on the rise, with 1.2 million tourists visiting in 2023, many from international markets. This growing interest in the area suggests a strong potential for increased foreign property ownership.
Media coverage has also played a role in highlighting Marseille as an emerging destination for vacation homes. The city's unique blend of cultural and historical attractions, along with its favorable climate of 170 days of sunshine per year, makes it an appealing choice for international buyers. Surveys indicate a growing interest among foreign buyers in French coastal properties, and Marseille's affordability and Mediterranean location make it an attractive option.
Sources: Hospitality Net, INSEE, GuestReady
10) Environmental challenges will affect the long-term investment potential of coastal properties
Coastal properties in Marseille are facing serious environmental challenges that could affect their long-term investment potential.
One major concern is the rising sea levels, which are expected to increase significantly by 2150. This isn't just a future problem; it's already causing issues like frequent flooding and erosion. For instance, the beach huts in Marseille have been completely flooded at times, showing the immediate impact.
The Mediterranean region, including Marseille, is experiencing climate change effects faster than the global average. This has led to higher temperatures, which contribute to beach erosion and a decline in marine biodiversity. These changes not only threaten the natural beauty of the area but also the safety and value of properties there.
Insurance companies have taken note, and the rising sea levels and increased coastal erosion are leading to higher insurance costs. This makes coastal properties less attractive to buyers, as the costs and risks are higher. Historical data shows that past environmental events have already caused significant damage, suggesting this trend could continue.
Sources: Euronews, Statista, WWF, World Economic Forum
11) Updated property tax laws will impact investment strategies, especially for high-value properties
Changes in property tax laws can significantly influence investment strategies, especially for high-value properties. In 2023, France introduced a new single land tax, replacing the housing tax, which requires property owners to declare their occupancy status. This change affects tax liabilities for secondary residences, rental properties, and vacant homes, potentially altering investment decisions.
In Marseille, the housing market has been competitive, with the median sale price of a home rising by 15.6% in 2024. This indicates that any changes in tax laws could have a substantial impact on investment strategies. High-value properties, which are a significant portion of the market, make tax considerations crucial for investors.
Municipal taxes in Marseille vary, with primary residences taxed at an average of 1% and second homes at 3%. This difference in tax rates can influence the attractiveness of high-value properties for investors. Additionally, the reduction in the lifetime estate tax exemption in 2026 could prompt high-net-worth investors to reassess their property holdings and explore strategies to reduce taxable income.
Sources: Ambassade de France au Royaume-Uni, Redfin, JMCo, Chase Buchanan, DoorFeed
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12) Affordable housing rents will rise slightly due to high demand and limited supply
Rental prices in Marseille have surged in 2023 and 2024, driven by high demand and limited supply.
Take Robert, a local painter, for instance. He saw his studio rent nearly double over two years, a clear sign of the pressure on the housing market. This isn't just a random spike; it's part of a broader trend affecting many residents.
Why the increased demand? Well, Marseille is becoming a magnet for both domestic and international migrants. People are flocking here for job opportunities and the city's growing reputation as a cultural hotspot. This influx has significantly boosted the demand for housing.
On the flip side, the supply of new housing isn't keeping pace. Construction has slowed, especially in the most desirable areas. This lag, coupled with a shortage of affordable housing units, is pushing rents higher.
In the most sought-after neighborhoods, the pace of new developments is sluggish. This slowdown, along with the limited availability of affordable options, is a key factor in the rising rental costs.
So, if you're considering a move to Marseille, be prepared for a competitive housing market. The combination of high demand and limited supply means affordable housing rents are likely to inch up.
13) Property values in the 9th arrondissement will rise due to nearby natural parks and better transport links
The 9th arrondissement of Marseille is set to see a rise in property values due to its proximity to natural parks and improved transport links.
In recent years, areas like the 8th and 10th arrondissements have seen property prices climb, hinting that the 9th could be next in line. This area is known for its manicured landscapes and high demand for properties, making it a hot spot for potential buyers. The charm of the 9th is not just in its scenery but also in its strategic location.
Marseille's public transport system has seen significant investments, with the tram network expanding to include new lines and stations. This expansion has made the 9th arrondissement more accessible and appealing to those looking to move. The tram network now covers a substantial percentage of passengers, showing how much people rely on these improved transport links.
Being nestled within the Massif des Calanques, a natural park, the 9th arrondissement offers a unique blend of urban and natural living. This location is a major draw for residents and investors alike, as surveys show a strong preference for living near green spaces. The development of new amenities and services in the area is likely to further boost its attractiveness.
With the ongoing improvements in transport and the allure of nearby natural parks, the 9th arrondissement is becoming a prime spot for property investment. The area's balance between city life and nature is a rare find, making it a desirable place to live. Investors are taking note, and the demand is expected to grow.
As more people discover the benefits of living in the 9th, property values are likely to continue their upward trend. The combination of improved transport links and the natural beauty of the area is a winning formula. It's a place where urban convenience meets natural tranquility, offering the best of both worlds.
Sources: Tranio, Wikipedia, Sustainable Bus
14) The 7th arrondissement will draw more retirees for its scenic views and tranquil lifestyle
The 7th arrondissement in Marseille is becoming a hotspot for retirees, thanks to its stunning views and peaceful lifestyle.
In 2023, there was a noticeable uptick in property sales to older buyers, especially in areas like Corniche Kennedy, famous for its beautiful seafront. This shows that retirees are really drawn to the area's picturesque environment.
What's more, the arrondissement is seeing a rise in senior-friendly amenities. The Bouchard Clinic offers top-notch healthcare, which is a big deal for retirees who want easy access to medical facilities. Plus, the area has lower crime rates compared to other parts of Marseille, adding a layer of security that retirees appreciate.
Retirees living there rave about the lifestyle, often mentioning the scenic views and friendly vibe. Real estate reports back this up, highlighting the area's charm with properties that even offer private sea access.
Sources: Le Figaro Properties, Accor Hotels, Elsan Care, Green Acres
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.
15) Coastal property prices may dip slightly due to rising sea level concerns
In recent years, we've seen a growing concern about the impact of rising sea levels on coastal property prices. This is particularly relevant for areas like Marseille, where the stability of property prices is being challenged by climate change concerns. While the city benefits from urban renewal projects and its strategic location as a major Mediterranean port, these advantages might not fully counterbalance the risks associated with rising sea levels.
Studies have shown that climate change significantly affects real estate values, especially in coastal regions. For example, a study by Traace highlighted that cities such as Le Havre, Bordeaux, Deauville, and Caen are already facing potential losses exceeding 1 billion euros by 2050 due to rising sea levels and increased flooding risks. This trend suggests that similar impacts could be expected in Marseille, leading to decreased property values and higher maintenance costs.
Moreover, insurance companies are likely to increase premiums for properties at risk of flooding, which could further deter buyers from investing in coastal areas. This financial burden, combined with the general trend of buyer hesitancy in coastal areas due to climate change concerns, could contribute to a decline in property prices. Buyers are increasingly prioritizing properties that align with sustainability goals, which might lead to a decrease in demand for traditional coastal properties.
Sources: Traace, World Economic Forum
16) Rental yields in newly developed areas will rise due to modern amenities
Properties in newly developed areas are likely to see an increase in rental yields due to modern amenities for several reasons. First, there's a noticeable demand for modern amenities in Marseille, as the real estate market has more buyers than available properties, showing a strong interest in homes with contemporary features. Renters are particularly drawn to properties near the Mediterranean coast, where they can enjoy both urban convenience and natural beauty.
Additionally, short-term rentals, which often include modern amenities, have grown to make up 10% of the housing market in Marseille, up from 8% in 2023. This increase is largely due to platforms like Airbnb, which have made short-term stays more popular. In other cities like Nantes, the average rental yield has risen to 5% in 2025, suggesting that modern amenities can attract tenants willing to pay more, thus boosting rental yields.
Moreover, there's a growing preference for smaller apartments or compact homes with modern facilities, driven by demographic changes such as more single-person households. Urban redevelopment projects in Marseille are also enhancing the city's appeal, making it more attractive to investors. These projects promise a vibrant future and are likely to increase property values and rental yields.
Sources: Global Property Guide, Trackstone
17) Rental yields for older properties will drop as tenants favor newer, energy-efficient homes
Tenants are now favoring newer, energy-efficient homes over older ones.
In places like Marseille, this shift is clear. Older homes, especially those built before 1948, often lack the energy-saving features of modern buildings. These older structures were made with materials that don't keep heat in as well as today's homes, which have better insulation.
The French government is pushing for energy efficiency with regulations like the *loi climat et résilience*. These rules are tough for older homes to meet because they need major upgrades to catch up with modern standards. This makes them less attractive to tenants who care about cutting energy costs and reducing their environmental footprint.
As energy prices rise, tenants are looking for homes that help them save on utility bills. This means they prefer properties with good energy efficiency. Older homes that don't meet these standards might see a drop in rental income.
In the rental market, newer homes are becoming the go-to choice. They offer the energy efficiency that tenants want, which older homes struggle to provide. This trend is causing a shift in rental yields, with newer properties gaining an edge.
For property buyers, understanding this trend is crucial. Investing in energy-efficient homes could mean better returns, as tenants increasingly prioritize these features in their housing choices.
Sources: Connexion France, CRE Daily, Doorfeed
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.