What rental yield can you expect in Marseille? (2026)

Marseille offers some of the strongest rental yields among France's major cities, making it attractive for property investors in 2026.

This article covers gross and net yields, neighborhood variations, and the real costs that reduce your returns.

We update this blog post regularly with the latest Marseille market data.

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.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Marseille. If you’d like to learn more about us, you can check our presentation page.

What are the rental yields in Marseille as of 2026?

What's the average gross rental yield in Marseille as of 2026?

As of early 2026, average gross rental yield for residential property in Marseille sits around 5.2%, placing it among France's more attractive major cities for buy-to-let investors.

Most residential properties in Marseille fall within a 4.5% to 6.5% gross yield range, depending on neighborhood and unit size.

Marseille's gross yields are notably higher than Paris (around 3%) and Lyon (around 4%), mainly because purchase prices remain more affordable relative to achievable rents.

The key factor influencing Marseille gross yields is the price gap between central and peripheral neighborhoods, where affordable areas like La Joliette or Saint-Charles offer higher yields with strong tenant demand.

What's the average net rental yield in Marseille as of 2026?

As of early 2026, average net rental yield for residential property in Marseille is approximately 3.7%, after accounting for typical landlord expenses.

The typical difference between gross and net yields in Marseille ranges from 1.3 to 1.8 percentage points, reflecting real ownership and management costs.

In Marseille, taxe foncière (property tax) most significantly reduces gross yield to net yield, varying considerably by cadastral value and commune rates.

Most Marseille investment properties deliver net yields between 2.8% and 4.6%, with variation reflecting building charges, management costs, and vacancy time.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Marseille.

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 yield is considered "good" in Marseille in 2026?

In Marseille in 2026, local investors consider a gross yield of 6% or higher to be "good," providing a comfortable buffer above the city average.

The 6% threshold separates average from high-performing properties, with anything above 7% often signaling excellent value or risk factors like building condition that require closer inspection.

How much do yields vary by neighborhood in Marseille as of 2026?

As of early 2026, the spread between Marseille's highest and lowest-yield neighborhoods is roughly 3.5 percentage points, from about 3.5% in premium coastal areas to around 7% in affordable central districts.

Highest-yield neighborhoods include affordable central areas with strong renter demand: Noailles and Belsunce (1er), Saint-Charles and La Belle de Mai (1er/3e), and the regenerating La Joliette and Arenc (2e).

Lowest-yield neighborhoods are high-price lifestyle districts: Prado and Périer (8e), Endoume and Roucas-Blanc (7e), and Pointe Rouge and Bonneveine along the southern coast.

Yields vary because rental prices are relatively consistent across Marseille, but purchase prices swing dramatically based on amenities, coastal proximity, and prestige.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Marseille.

How much do yields vary by property type in Marseille as of 2026?

As of early 2026, gross yields across property types in Marseille range from around 4% for houses and villas to 6.5%+ for studios and small apartments, with family-sized apartments in between.

Studios and small two-bedroom apartments deliver the highest gross yields in Marseille because they command higher rent per square meter and attract more tenants including students and young professionals.

Detached houses and villas deliver the lowest gross yields because high purchase prices in suburban or coastal areas are not offset by proportionally higher rents.

Yields differ because rent per square meter decreases as unit size increases, so investors pay more per euro of rental income when buying larger properties.

By the way, you might want to read the following:

• What rental yields can you expect for an apartment in Marseille?

What's the typical vacancy rate in Marseille as of 2026?

As of early 2026, market vacancy affecting landlord returns in Marseille is around 8%, translating to roughly one month empty per year for a typical rental property.

Across Marseille neighborhoods, vacancy rates range from under 5% in high-demand areas like Castellane or La Timone to 10%+ in less desirable zones or buildings with condition issues.

The main vacancy driver in Marseille is proximity to public transport and employment hubs, with properties near metro stations or major employers experiencing shorter vacancy periods.

Marseille's market vacancy sits roughly in line with other large French cities, though official housing stock vacancy appears higher at around 10% because it captures different types of vacancy.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Marseille.

What's the rent-to-price ratio in Marseille as of 2026?

As of early 2026, the average rent-to-price ratio in Marseille (annual rent divided by purchase price) is approximately 5%, directly corresponding to gross rental yield.

For Marseille buy-to-let investors, a rent-to-price ratio of 5%+ is considered favorable, and since this equals gross yield, achieving 6%+ signals a strong income-generating property.

Marseille's rent-to-price ratio is more attractive than Paris (around 3%) and competitive with Lille or Saint-Étienne, making it one of France's better-yielding large urban markets.

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 neighborhoods and micro-areas in Marseille give the best yields as of 2026?

Where are the highest-yield areas in Marseille as of 2026?

As of early 2026, the top three highest-yield neighborhoods in Marseille are Noailles and Belsunce (1er), Saint-Charles and La Belle de Mai (1er/3e), and La Joliette and Arenc (2e).

In these areas, investors can expect gross yields of 5.5% to 7%, with the higher end achievable in Noailles and La Belle de Mai where entry prices remain most affordable.

These high-yield Marseille areas share affordable purchase prices, strong centrality or transport access, and consistent demand from tenants prioritizing convenience over prestige.

You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Marseille.

Where are the lowest-yield areas in Marseille as of 2026?

As of early 2026, the top three lowest-yield neighborhoods in Marseille are Prado and Périer (8e), Endoume and Roucas-Blanc (7e), and Pointe Rouge and Bonneveine (8e).

In these areas, investors typically see gross yields of 3.5% to 4.5%, positive but well below more affordable central districts.

Yields are compressed because purchase prices are driven up by lifestyle factors like sea views, beach access, and prestigious schools, while rents do not increase proportionally.

Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Marseille.

Which areas have the lowest vacancy in Marseille as of 2026?

As of early 2026, the lowest-vacancy neighborhoods in Marseille are Castellane and Notre-Dame-du-Mont (6e), La Timone (5e), and Cinq-Avenues and Longchamp (4e).

In these areas, landlords typically experience vacancy rates below 5%, with properties staying occupied 11 to 12 months per year.

Vacancy stays low due to excellent transport access, proximity to hospitals and universities, and walkable shops and services that tenants prioritize.

The trade-off: purchase prices tend to be higher, compressing gross yields even though reliable occupancy protects net income over time.

Which areas have the most renter demand in Marseille right now?

The top three neighborhoods with strongest renter demand in Marseille are the 6e around Castellane, Lodi, and Notre-Dame-du-Mont, the 5e around La Timone and Baille, and the 2e around La Joliette and Euroméditerranée.

Demand is driven by young professionals in the city center, healthcare workers and students near hospitals and universities, and families seeking good transport links.

In these high-demand Marseille neighborhoods, well-priced listings typically fill within two to four weeks, with desirable units receiving multiple applications within days during peak season.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Marseille.

Which upcoming projects could boost rents and rental yields in Marseille as of 2026?

As of early 2026, the top projects expected to boost Marseille rents are the Tramway T3 extensions (Gèze to La Gaye, opening early 2026), continued Euroméditerranée maturation, and public realm improvements around La Joliette.

Neighborhoods likely to benefit include Gèze and Saint-Louis in the north, Arenc and La Joliette in the 2e, and Castellane and Sainte-Marguerite along the T3 southern extension.

Investors might realistically expect rent increases of 5% to 10% in directly affected micro-areas once projects complete, depending on how quickly amenities follow infrastructure.

You'll find our latest property market analysis about Marseille here.

What property type should I buy for renting in Marseille as of 2026?

Between studios and larger units in Marseille, which performs best in 2026?

As of early 2026, studios and small two-bedroom apartments perform best for yield and occupancy in Marseille, consistently outperforming larger units on pure return-on-investment.

Studios in Marseille yield 5.5% to 7% (180 to 230 euros per square meter annually, about $195 to $250 USD), while three or four-bedroom units yield 4% to 5.5% (130 to 170 euros per square meter, about $140 to $185 USD).

Smaller units outperform because rent per square meter decreases as unit size increases, so landlords collect more income relative to purchase price with compact properties.

However, larger units can be better if you prioritize tenant stability, particularly in neighborhoods like Saint-Barnabé where families stay for years and vacancy risk drops.

What property types are in most demand in Marseille as of 2026?

As of early 2026, the most in-demand property type in Marseille is the well-located two-bedroom apartment (T2) near transport and services, suiting singles, couples, and roommates.

Top property types by tenant demand are T2 apartments, studios, and compact T3 apartments, with the T2 offering the best balance of affordability and livable space.

Demand is driven by Marseille's growing population of young professionals, students, and healthcare workers needing affordable central housing with good transport access.

Large villas or detached houses in suburban areas are currently underperforming and appeal to a much smaller tenant pool with longer vacancy periods.

What unit size has the best yield per m² in Marseille as of 2026?

As of early 2026, the unit size delivering the best gross yield per square meter in Marseille is 20 to 40 square meters, covering studios and small one-bedroom apartments.

For these optimal-sized units, typical gross rental income is 180 to 220 euros per square meter annually (approximately $195 to $240 USD), translating to 5.5% to 7% yields.

Very small studios face limited tenant pools while larger apartments see rent per square meter drop significantly because tenants won't pay proportionally more for extra space.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in Marseille as of 2026?

What are typical property taxes and recurring local fees in Marseille as of 2026?

As of early 2026, annual taxe foncière for a typical Marseille rental apartment ranges from 800 to 2,000 euros ($870 to $2,170 USD), depending on cadastral value and location.

Other recurring fees include copropriété charges (building maintenance) of 600 to 1,500 euros per year ($650 to $1,630 USD) depending on building age, plus any special assessments.

Combined, these taxes and fees typically represent 10% to 20% of gross rental income, making them the largest cost separating gross from net yield.

By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Marseille.

What insurance, maintenance, and annual repair costs should landlords budget in Marseille right now?

Annual landlord insurance (assurance PNO) for a typical Marseille property costs 150 to 350 euros ($165 to $380 USD), with larger properties at the upper end.

For maintenance and repairs, budget approximately 1% to 2% of property value annually, or 5% to 8% of rental income, covering routine upkeep and repair reserves.

The expense that most catches Marseille landlords off guard is copropriété-related work like facade renovation or elevator maintenance, triggering sudden assessments of several thousand euros.

Total annual budget for insurance, maintenance, and repairs: 1,000 to 2,500 euros ($1,090 to $2,720 USD), with additional buffer for buildings over 30 years old.

Which utilities do landlords typically pay, and what do they cost in Marseille right now?

For unfurnished long-term Marseille rentals, tenants typically pay utilities directly, while landlords cover them mainly for furnished rentals with charges included.

When landlords cover utilities in Marseille, monthly cost is around 80 to 150 euros ($87 to $163 USD) for a one or two-bedroom unit, based on EDF rates and Eaux de Marseille pricing.

What does full-service property management cost, including leasing, in Marseille as of 2026?

As of early 2026, full-service management in Marseille costs 6% to 9% of collected rent (including VAT), meaning roughly 40 to 65 euros monthly ($44 to $71 USD) on 700 euro rent.

Leasing or tenant-placement fees are typically one month's rent or a portion, adding 500 to 900 euros ($545 to $980 USD) each time you find a new tenant.

What's a realistic vacancy buffer in Marseille as of 2026?

As of early 2026, Marseille landlords should set aside approximately 8% of annual rental income as a vacancy buffer for turnover gaps.

This equals roughly 4 to 5 weeks vacancy per year, though high-demand neighborhoods like Castellane may see less while weaker areas may need 10% to 12%.

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 don't throw out numbers at random.

Below we've listed the authoritative sources we used and how we used them.

Source	Why it's authoritative	How we used it
Observatoires des Loyers (OLL) Marseille	Official government-backed rent observatory for France's private rental market.	We used it to anchor Marseille's typical rent per square meter. We translated rent bands into annual rent for gross yield estimates.
ANIL OLL Methodology Note	National housing information body documenting rent observatory data collection.	We used it to justify OLL as a strong baseline for market rent. We referenced it for interpreting medians and quartiles.
DVF Dataset (data.gouv.fr)	France's official transaction database from the tax administration (DGFiP).	We used DVF as ground-truth for sale prices based on transactions. We triangulated with private indices for price-per-square-meter ranges.
Ministry of Economy DVF Explainer	Official government explainer of DVF usage and contents.	We used it to support DVF reliability in plain language. We explained data limits without getting technical.
MeilleursAgents Marseille Prices	Major French real-estate index used by consumers and professionals.	We used it for market price benchmarks as of January 2026. We blended it with DVF to avoid relying on listings alone.
SeLoger Rent Barometer	Major national portal publishing rent barometers from large ad inventory.	We used it as a market rent cross-check against OLL. We used unit-size splits to discuss yield differences.
INSEE Housing Statistics 2022	France's official statistics agency housing stock reference.	We used it to ground vacancy discussion in official definitions. We kept vacancy framing accurate.
Observatoire des Territoires Vacancy Indicator	ANCT observatory republishing official indicators in standardized format.	We used it to explain vacant housing definitions. We converted to landlord-friendly vacancy buffers.
Notaires de France Annual Outlook	Trusted housing market reference aggregating notarized transaction data.	We used it for macro context on market direction. This helps interpret yield drivers.
Ministry of Economy Taxe Foncière Guide	Official government guidance on property tax for owners.	We used it to explain taxe foncière as the main net-yield reducer. We clarified why it varies by property.
Service-public.fr Recoverable Charges	Official French public administration information portal.	We used it to clarify which costs can be recovered from tenants. This matters for gross-to-net calculations.
Ministry of Economy Recoverable Charges	Government explainer for practical household budgeting.	We used it to reinforce landlord vs. tenant cost splits. This simplifies net-yield budgeting.
FNAIM Property Management Guide	Leading national real-estate federation representing professionals.	We used it to define full-service management scope. We converted to realistic fee ranges.
EDF Tarif Bleu Price Grid	Regulated supplier's official electricity price grid.	We used it to anchor electricity costs for landlords covering utilities. We verified third-party summaries.
Eaux de Marseille Water Pricing	Local water operator's official pricing information.	We used it to frame water as a charges line item. We translated to budget expectations.
RTM Tramway T3 Extensions	Marseille's official transit operator publishing project timelines.	We used it for infrastructure changes affecting desirability. We gave neighborhood examples linked to stations.
Euroméditerranée La Joliette	Official regeneration authority for one of Europe's largest urban renewal projects.	We used it to understand regeneration impacts on values and rents. We identified benefiting neighborhoods.
ANIL Landlord Protection Guide	Authoritative guidance on landlord rights and rent guarantees.	We used it for rent guarantee insurance context. We framed insurance costs for budgeting.