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 is one of the most affordable major cities on the French Mediterranean coast, but prices vary wildly from one street to another.
This guide breaks down what you can actually buy at each budget level in Marseille, from $100k all the way to luxury, with real numbers updated for January 2026.
We also cover closing costs, property taxes, and whether foreigners can realistically get a mortgage in Marseille right now.
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.
What can I realistically buy with $100k in Marseille right now?
Are there any decent properties for $100k in Marseille, or is it all scams?
With $100,000 (around €85,000 at current exchange rates), you can realistically buy a small studio or compact one-bedroom apartment in Marseille, typically between 20 and 35 square meters depending on the neighborhood you choose.
The best value for a $100k budget in Marseille comes from neighborhoods like La Calade, parts of Saint-Louis, and other areas in the northern and eastern arrondissements where prices per square meter hover closer to €2,150 instead of the city average of €3,550.
Buying in popular or upscale areas like Endoume or Roucas-Blanc is technically possible at $100k, but you would be limited to micro-studios of around 12 to 15 square meters, which is barely livable for most people.
The key to avoiding scams at this price point is to never wire money outside the official notary process and to always verify the asking price against actual recorded transactions in the DVF database, which shows what properties really sold for on your target street.
What property types can I afford for $100k in Marseille (studio, land, old house)?
For $100,000 (€85,000) in Marseille, the most realistic property types are studios and small T1 apartments, typically in older buildings from the mid-20th century or earlier that may need some updating.
At this budget, buyers should expect properties that need at least cosmetic renovation like fresh paint, new flooring, or updated kitchens, and you should also be prepared for potential issues with older electrical systems or poor energy performance ratings.
A well-located studio in a solid building with reasonable co-ownership charges tends to offer the best long-term value at the $100k level in Marseille, because compact apartments near public transport and daily amenities attract the widest pool of renters and future buyers.
Houses and buildable land are essentially out of reach at this price point within Marseille proper, since houses average around €4,800 per square meter and vacant plots inside the city are both rare and tightly regulated.
What's a realistic budget to get a comfortable property in Marseille as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Marseille is around €230,000 all-in (approximately $270,000 or €213,000 before closing costs), which would get you a decent 60-square-meter apartment in an average neighborhood.
Most buyers looking for a comfortable standard in Marseille typically need between €250,000 and €350,000 ($295,000 to $410,000), which opens up solid two-bedroom apartments in well-maintained buildings with reasonable locations.
In Marseille, "comfortable" generally means a two-bedroom apartment (T3) of 50 to 70 square meters in good condition, with a functional kitchen and bathroom, decent natural light, and ideally a balcony or access to outdoor space, plus secure parking if you own a car.
The required budget can vary dramatically depending on the neighborhood: a comfortable apartment in the sought-after 7th or 8th arrondissement might cost 40% to 60% more than a similar property in the 4th or 5th arrondissement, so location choices really shape what you can afford.
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What can I get with a $200k budget in Marseille as of 2026?
What "normal" homes become available at $200k in Marseille as of 2026?
As of early 2026, a $200,000 budget (around €170,000, or €158,000 after closing costs) opens up "normal" livable apartments in Marseille, typically a proper two-bedroom (T2) or a compact three-bedroom (T3) depending on the neighborhood you target.
At this budget, buyers can expect around 44 to 45 square meters at the city-average price of €3,550 per square meter, but in more affordable areas with prices closer to €2,150 per square meter, you could find apartments up to 70 or 75 square meters, though these are often older buildings that may need some work.
By the way, we have much more granular data about housing prices in our property pack about Marseille.
What places are the smartest $200k buys in Marseille as of 2026?
As of early 2026, the smartest $200k buys in Marseille are in well-connected, improving neighborhoods like Le Camas (5th arrondissement), La Blancarde (4th/5th edge), Saint-Barnabé (12th arrondissement), and parts of La Joliette in the Euroméditerranée redevelopment zone.
These areas offer smarter value than other $200k options because they combine decent public transport access, everyday amenities, and solid building stock without the premium prices of the southern seaside arrondissements.
The main growth driver in these smart-buy areas is urban renewal and improved infrastructure, especially around Euroméditerranée where ongoing development has been transforming former industrial zones into attractive mixed-use neighborhoods, which tends to support property values over time.
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.
What can I buy with $300k in Marseille in 2026?
What quality upgrade do I get at $300k in Marseille in 2026?
As of early 2026, moving from $200k to $300k (around €255,000, or €237,000 after closing costs) in Marseille means upgrading from a basic livable apartment to a proper family-sized home of around 65 to 70 square meters with noticeably better finishes and location options.
At $300k, buyers can sometimes access newer buildings, especially in redevelopment areas like parts of Euroméditerranée or La Joliette, though "newer" construction often means slightly smaller square footage for the same money compared to older stock.
Specific features that typically become available at this budget include better natural light and exposure, well-maintained co-ownership with lower charges, more pleasant micro-locations, and sometimes a balcony or small terrace, which are highly valued in Marseille's sunny climate.
Can $300k buy a 2-bedroom in Marseille in 2026 in good areas?
As of early 2026, $300,000 can absolutely buy a two-bedroom apartment (T3 in French terminology) in good areas of Marseille, and this budget actually hits the sweet spot for solid family-friendly neighborhoods.
Specific good areas where you can find two-bedroom options at this budget include Vauban, Castellane, the edges of Notre-Dame-du-Mont (6th arrondissement), Sainte-Anne (8th arrondissement), and Mazargues (9th arrondissement), though prices vary street by street so always verify with actual transaction data.
A $300k two-bedroom in Marseille typically offers 55 to 75 square meters depending on the exact location and building age, which is comfortable space for a couple or small family looking to live in a well-regarded part of the city.
Which places become "accessible" at $300k in Marseille as of 2026?
At the $300,000 price point in Marseille, buyers start to access the more desirable southern and central fabric of the city, including parts of the 6th, 7th, and 8th arrondissements that were out of reach at lower budgets.
What makes these newly accessible areas desirable is their proximity to the Mediterranean coastline, the Corniche promenade, better-maintained Haussmann-style buildings, established neighborhood life with quality restaurants and shops, and generally safer, quieter streets compared to some northern districts.
In these newly accessible areas, buyers at $300k can typically expect a well-maintained two-bedroom apartment of 55 to 70 square meters, possibly with a balcony, in a building with a functioning elevator and reasonable co-ownership charges, though the very best sea-view streets remain out of reach.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Marseille.
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What does a $500k budget unlock in Marseille in 2026?
What's the typical size and location for $500k in Marseille in 2026?
As of early 2026, a $500,000 budget (around €426,000, or €396,000 after closing costs) typically buys 100 to 115 square meters in average-priced Marseille neighborhoods, or 70 to 85 square meters in the more sought-after southern arrondissements near the sea.
At $500k, buying a family home with outdoor space becomes realistic in Marseille, particularly if you target the 9th, 10th, 11th, or 12th arrondissements where houses are more common, though keep in mind that houses average around €4,800 per square meter citywide so you would get roughly 80 to 85 square meters at that rate.
The typical configuration at $500k in Marseille is a large three-bedroom (T4) or small four-bedroom (T5) apartment, usually with two bathrooms, and often featuring a terrace, balcony, or access to a private garden, plus a dedicated parking space which is highly valued in this car-dependent city.
Finally, please note that we cover all the housing price data in Marseille here.
Which "premium" neighborhoods open up at $500k in Marseille in 2026?
At the $500,000 price point, Marseille's premium neighborhoods become genuinely accessible, including Roucas-Blanc, Bompard, and Endoume in the 7th arrondissement, as well as Périer, Prado, and the Carré d'Or in the 8th arrondissement.
What makes these neighborhoods premium in Marseille is their combination of sea views or proximity to the Corniche coastline, Belle Époque and Art Deco architecture, tree-lined streets, proximity to quality schools and beaches, lower density compared to central areas, and a strong sense of neighborhood prestige that has held for generations.
For $500k in these premium neighborhoods, buyers can realistically expect a well-appointed two to three-bedroom apartment of 70 to 90 square meters in a quality building, though the very best sea-view penthouses and large family apartments with terraces will require budgets of €700,000 and above.
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 counts as "luxury" in Marseille in 2026?
At what amount does "luxury" start in Marseille right now?
In Marseille, luxury real estate typically starts at around €700,000 to €800,000 ($820,000 to $940,000) for high-end apartments in prime locations, while luxury villas with meaningful sea views and land generally begin at €1.2 million ($1.4 million) and above.
What defines entry-level luxury in Marseille is less about marble lobbies and more about location combined with views, outdoor space like a terrace or garden, secure private parking, and the prestige of certain micro-neighborhoods along the Corniche or in the Carré d'Or, where the best streets command around €9,000 per square meter.
Compared to the French Riviera cities like Nice or Cannes, Marseille's luxury threshold is noticeably lower, often 30% to 50% cheaper for comparable sea views and quality, which is why the city has attracted increasing interest from buyers priced out of the Côte d'Azur.
Mid-tier luxury in Marseille runs from roughly €1 million to €2 million ($1.2 million to $2.4 million), while top-tier luxury properties with panoramic sea views, substantial outdoor space, and prime addresses typically range from €2.5 million to €5 million ($3 million to $6 million) or more for exceptional villas.
Which areas are truly high-end in Marseille right now?
The truly high-end areas in Marseille are concentrated in the 7th arrondissement (Endoume, Roucas-Blanc, Bompard, and the Corniche/Vallon des Auffes area), the 8th arrondissement (Périer, Prado, Carré d'Or, and parts of Sainte-Anne), plus the exclusive coastal pockets of Les Goudes and Callelongue where supply is extremely limited.
What makes these areas truly high-end is their combination of Mediterranean sea views, historic architectural character, proximity to the Calanques National Park, low-density residential streets, private beach access in some cases, and a concentration of the city's best schools, restaurants, and cultural amenities.
The typical buyer profile for Marseille's high-end areas includes successful local professionals and business owners, wealthy families from northern France or Paris seeking vacation homes, international buyers attracted by the value compared to the Côte d'Azur, and increasingly remote workers who want Mediterranean lifestyle without Riviera prices.
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How much does it really cost to buy, beyond the price, in Marseille in 2026?
What are the total closing costs in Marseille in 2026 as a percentage?
As of early 2026, total closing costs for buying an existing (resale) property in Marseille run approximately 7% to 8% of the purchase price, which is standard across France for older residential properties.
The realistic low-to-high range covering most standard transactions in Marseille is 7% for straightforward purchases at lower price points to 8% or slightly above for more complex transactions, while new-build properties benefit from reduced transfer taxes bringing costs down to roughly 2% to 3%.
The specific fee categories that make up this total include transfer taxes (droits de mutation) which account for the largest portion at around 5.8%, the notary's regulated fees (émoluments) which are calculated on a sliding scale, and various administrative disbursements and registration costs.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Marseille.
How much are notary, registration, and legal fees in Marseille in 2026?
As of early 2026, notary, registration, and legal fees for a typical €200,000 property in Marseille total approximately €14,000 to €16,000 ($16,500 to $18,800), while for a €400,000 property these costs run around €28,000 to €32,000 ($33,000 to $37,500).
These fees typically represent 7% to 8% of the property price for resale homes in Marseille, though the percentage effectively decreases slightly for higher-priced properties because some notary fee components are calculated on sliding scales.
Of the three fee types, registration and transfer taxes (droits de mutation) are by far the most expensive component in Marseille, accounting for roughly 5.8% of the purchase price, while the notary's own regulated remuneration and administrative disbursements make up the remaining 1% to 2%.
What annual property taxes should I expect in Marseille in 2026?
As of early 2026, annual property taxes (taxe foncière) for a typical apartment in Marseille range from roughly €500 to €2,500 ($590 to $2,950) depending on the property's size, location, and cadastral rental value, with most mid-sized apartments falling between €800 and €1,500 per year.
Property taxes in Marseille do not follow a simple percentage of market value; instead, they are calculated based on the property's "valeur locative cadastrale" (cadastral rental value) multiplied by local tax rates, which means the effective rate varies significantly from one property to another.
Taxes vary considerably based on location within Marseille, with older buildings in central arrondissements sometimes having lower cadastral values than newer constructions, and the taxe foncière can range from a few hundred euros for a small studio to €3,000 or more for larger family homes or houses.
Some exemptions and reductions are available in Marseille, including temporary exemptions for new constructions (two years), reductions for low-income elderly homeowners, and exemptions for certain energy-efficient renovations, though these require specific applications to the local tax office.
You can find the list of all property taxes, costs and fees when buying in Marseille here.
Is mortgage a viable option for foreigners in Marseille right now?
Obtaining a mortgage as a foreigner in Marseille is possible but more selective than for French residents, with banks requiring stronger financial profiles, more extensive documentation, and often larger down payments from non-resident buyers.
Foreign buyers in Marseille can typically access loan-to-value ratios of 50% to 70% (meaning 30% to 50% down payment required), with interest rates for new mortgages hovering around 3% as of late 2025, though rates and terms vary by bank and individual profile.
Documentation requirements for foreign buyers include proof of income and employment over multiple years, detailed bank statements, proof of funds for the down payment with clear provenance, tax returns from your home country, and sometimes a French bank account; notaries also conduct enhanced checks on international fund transfers as part of anti-money-laundering requirements.
French banks must follow HCSF rules limiting mortgages to a maximum 35% debt-to-income ratio and 25-year terms, which applies to all buyers including foreigners and can significantly affect borrowing capacity.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 should I predict for resale and growth in Marseille in 2026?
What property types resell fastest in Marseille in 2026?
As of early 2026, the property types that resell fastest in Marseille are well-located two and three-bedroom apartments (T2 and T3) near metro stations or major bus routes, particularly those with outdoor space like a balcony or terrace and a dedicated parking spot.
Time on market in Marseille varies widely, but well-priced properties in desirable areas can sell within 30 to 60 days, while overpriced listings or properties with issues (poor energy ratings, high co-ownership charges, difficult locations) may sit for 6 months or longer.
What makes certain properties sell faster in Marseille specifically is the combination of parking availability (the city is very car-dependent despite its metro), acceptable energy performance ratings (DPE sensitivity is rising as national regulations tighten), and being located in neighborhoods with improving reputations rather than stagnant or declining areas.
Properties that tend to be slowest to resell in Marseille include large apartments in less desirable northern arrondissements, ground-floor units without outdoor space, properties with very poor energy ratings (F or G) that face potential rental restrictions, and units in co-ownerships with deferred maintenance or ongoing disputes.
If you're interested, we cover all the best exit strategies in our real estate pack about Marseille.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Marseille, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| MeilleursAgents | Major French housing portal with published methodology and frequent updates. | We used it for January 2026 price-per-square-meter data and neighborhood comparisons. We then converted those figures into "what you can buy" at each budget level. |
| DVF (Etalab/DINUM) | Official French government database of recorded property transactions. | We used it to verify that prices discussed match actual recorded sales. We treated it as our primary reality check against listing portals. |
| European Central Bank | Official EUR/USD reference rate from Europe's central bank. | We used it to convert USD budgets into euros consistently. We used the late January 2026 fixing to keep calculations current. |
| French Ministry of Economy | Official government source explaining mandatory purchase costs. | We used it to define what closing costs include and their percentage ranges. We applied these percentages to calculate all-in budgets. |
| Notaires de France | France's national notary body explaining the legal process. | We used it for foreign-buyer specific requirements and fund transfer rules. We used it to frame legitimate transaction processes versus potential scams. |
| SeLoger | One of France's biggest property platforms with detailed price data. | We used it to cross-check Marseille price levels and identify most/least expensive streets. We avoided relying on any single private dataset. |
| Banque de France | France's central bank publishing official credit market statistics. | We used it to anchor current mortgage interest rate levels. We translated those rates into what foreign buyers can realistically expect. |
| HCSF (via Ministry of Economy) | French authority setting binding rules for mortgage underwriting. | We used it to explain debt-to-income and term limits banks must follow. We mapped these constraints to what foreign buyers can obtain. |
| INSEE | France's official statistics agency with city-level housing data. | We used it to ground our guide in Marseille's housing reality. We used it to contextualize what property types are common at each budget. |
| impots.gouv.fr | Official French tax administration website with local tax datasets. | We used it to establish property tax expectations. We translated the data into practical annual budget ranges for Marseille apartments. |
| Immobilier Notaires | Official notary real estate portal with practical calculators. | We used it to verify our closing cost assumptions for resale properties. We kept cost items aligned with what notaries actually bill. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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