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 in 2026 offers a real estate market unlike any other major French city, with prices 30% to 40% below Nice and Lyon while delivering stronger rental yields and a coastline lifestyle that draws millions of visitors each year.
The city just opened its T3 tramway extension in January 2026, transforming accessibility from northern districts to the southern hospital zone, while the ongoing Euromediterranee regeneration project continues reshaping entire neighborhoods around the port.
We constantly update this blog post to give you the freshest data and concrete evidence about where to buy, what yields to expect, and which areas to approach with caution.
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's the Current Real Estate Market Situation by Area in Marseille?
Which areas in Marseille have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Marseille are Roucas-Blanc in the 7th arrondissement, Endoume along the coastal strip of the 7th arrondissement, and the Prado/Perier corridor in the 8th arrondissement, where sea views and scarcity push prices well above the city average.
In these premium Marseille neighborhoods, typical property prices range from 5,500 to 9,000 euros per square meter, with exceptional properties featuring unobstructed Mediterranean views occasionally exceeding 10,000 euros per square meter.
What drives these elevated prices is specific to each neighborhood and goes beyond simple "location" arguments:
- Roucas-Blanc (7th): hillside villas with terraced gardens, extremely limited buildable land, and direct Corniche access.
- Endoume (7th): village-like atmosphere with local shops, proximity to Calanques, and a mix of historic houses and renovated apartments.
- Prado/Perier (8th): wide boulevards with large bourgeois apartments, metro connectivity, and immediate access to Borely beaches.
Which areas in Marseille have the most affordable property prices in 2026?
As of early 2026, the most affordable property prices in Marseille are found in Saint-Louis (15th arrondissement), parts of La Castellane area (16th arrondissement), Felix Pyat and Belle de Mai edges (3rd arrondissement), and Air Bel/La Savine (11th and 15th arrondissements), where prices can start as low as 1,700 euros per square meter.
In these affordable Marseille neighborhoods, typical property prices range from 1,700 to 2,700 euros per square meter, representing a discount of 50% or more compared to the city's premium coastal zones.
However, the trade-offs are real and vary by area: in Saint-Louis, limited public transport and fewer walkable amenities make daily life car-dependent; in parts of the 15th and 16th arrondissements, some blocks fall within official "priority neighborhoods" (QPV zones) where tenant solvency, building maintenance challenges, and resale liquidity can complicate an investment; and in Belle de Mai, outcomes are extremely street-by-street, with renovated lofts coexisting next to neglected buildings with unpaid condominium charges.
You can also read our latest analysis regarding housing prices in Marseille.
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.
Which Areas in Marseille Offer the Best Rental Yields?
Which neighborhoods in Marseille have the highest gross rental yields in 2026?
As of early 2026, the highest gross rental yields in Marseille are found in La Blancarde (4th/5th arrondissement) with yields reaching 7% or higher, the 10th arrondissement including La Capelette and Saint-Loup at around 6% to 7%, La Joliette/Euromediterranee (2nd/3rd arrondissement) at approximately 5.5% to 6.5%, and areas near La Timone hospital (5th arrondissement) at roughly 5.5% to 6%.
Across Marseille as a whole, typical gross rental yields for investment properties range from 3% in premium coastal areas up to 7% or more in well-chosen mid-price neighborhoods, with the citywide average sitting around 5% to 5.5%.
Each of these high-yield neighborhoods delivers returns for specific reasons:
- La Blancarde (4th/5th): metro station connectivity plus lower purchase prices create a strong rent-to-price ratio.
- La Capelette/Saint-Loup (10th): working-class family demand keeps occupancy high while entry prices remain moderate.
- La Joliette/Euromediterranee (2nd/3rd): office workers and regeneration spillover support rents while prices lag premium zones.
- La Timone/Baille (5th): hospital and university ecosystem guarantees constant tenant turnover and minimal vacancy.
Finally, please note that we cover the rental yields in Marseille here.
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Which Areas in Marseille Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Marseille perform best on Airbnb in 2026?
As of early 2026, the top-performing Airbnb neighborhoods in Marseille are Le Panier (2nd arrondissement) with occupancy rates around 65% to 70% and average nightly rates of 90 to 120 euros, Saint-Victor (7th arrondissement) commanding 100 to 140 euros per night, the Vieux-Port/Opera edges (1st/6th arrondissement) at 80 to 110 euros nightly, and Notre-Dame-du-Mont/Cours Julien (6th arrondissement) attracting younger travelers at 70 to 100 euros per night.
In these high-performing Marseille Airbnb neighborhoods, typical monthly revenues for a well-managed one-bedroom apartment range from 1,500 to 2,500 euros, though the new 90-day cap on primary residence rentals (effective January 2026) significantly limits full-year income potential for non-professional hosts.
What makes each neighborhood outperform others for short-term rentals:
- Le Panier (2nd): postcard-perfect streets, walking distance to MuCEM, and strong weekend demand year-round.
- Saint-Victor (7th): quieter but authentic "local feel" with waterfront access and proximity to the Corniche.
- Vieux-Port/Opera (1st/6th): immediate access to restaurants, ferry departures to Calanques, and business traveler spillover.
- Notre-Dame-du-Mont/Cours Julien (6th): nightlife, street art, and cafes attract weekend visitors and digital nomads.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Marseille.
Which tourist areas in Marseille are becoming oversaturated with short-term rentals?
The three most oversaturated tourist areas for short-term rentals in Marseille are the 1st arrondissement core (around Noailles and the Canebiere), the 2nd arrondissement tourism belt (Le Panier and Vieux-Port edges), and parts of the 7th arrondissement postcard zone (Saint-Victor to Endoume access corridors).
According to Cerema data, the 1st arrondissement alone has approximately 1,860 tourist rentals representing 8.9% of its total housing stock, while the 1st, 2nd, and 7th arrondissements all exceed 5% concentration compared to the citywide average of 2.5%, with over 12,000 short-term rentals identified across the entire city.
The clearest sign of oversaturation is that new 90-day limits on primary residence rentals took effect in January 2026 specifically because of complaints about "neighborhood emptying," and more than 10% of former Airbnb properties in Marseille are now being listed for sale rather than converted to long-term rentals, indicating that operators have concluded the numbers no longer work in saturated zones.
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 Areas in Marseille Are Best for Long-Term Rentals?
Which neighborhoods in Marseille have the strongest demand for long-term tenants?
The strongest demand for long-term tenants in Marseille comes from La Timone/Baille in the 5th arrondissement, Saint-Charles/Reformes-Canebiere at the 1st/5th arrondissement border, Castellane in the 6th arrondissement, and La Joliette/Euromediterranee in the 2nd/3rd arrondissement.
In these high-demand Marseille rental neighborhoods, well-priced properties in good condition typically find tenants within two to four weeks, with vacancy rates remaining below the citywide average thanks to the constant churn of students, healthcare workers, and young professionals.
The tenant profiles driving demand are specific to each neighborhood:
- La Timone/Baille (5th): medical students, hospital residents, and healthcare staff needing proximity to Timone hospital.
- Saint-Charles/Reformes (1st/5th): students from nearby universities and young workers valuing train station access.
- Castellane (6th): mid-career professionals and families drawn to metro connectivity and school quality.
- La Joliette/Euromediterranee (2nd/3rd): office workers in the regenerated business district and port-related employees.
What these neighborhoods share is excellent public transport access, either via metro, the new T3 tramway extension, or major bus hubs, which reduces car dependency and attracts tenants who prioritize commute time over apartment size.
Finally, please note that we provide a very granular rental analysis in our property pack about Marseille.
What are the average long-term monthly rents by neighborhood in Marseille in 2026?
As of early 2026, average long-term monthly rents in Marseille vary significantly by neighborhood: premium coastal areas like Roucas-Blanc and Endoume command 15 to 20 euros per square meter per month, central high-demand zones like Castellane and Cours Julien range from 13 to 17 euros per square meter, while northern and eastern affordable districts start at 10 to 13 euros per square meter.
For entry-level apartments in Marseille's most affordable neighborhoods such as parts of the 15th arrondissement or Belle de Mai, a 40-square-meter apartment typically rents for 400 to 520 euros per month, making these areas accessible to students and entry-level workers, though landlords should budget for higher vacancy and management costs.
In mid-range Marseille neighborhoods like La Blancarde, La Capelette, or the Cinq Avenues, a typical 50-square-meter two-bedroom apartment rents for 650 to 850 euros per month, offering a balance between tenant quality and affordability that many investors find optimal for stable returns.
In premium Marseille neighborhoods such as the Prado axis, Saint-Victor, or renovated units in the 6th arrondissement, rents for a quality 60-square-meter apartment reach 900 to 1,200 euros per month, attracting professional tenants who value location and building quality over price.
You may want to check our latest analysis about the rents in Marseille here.
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Which Are the Up-and-Coming Areas to Invest in Marseille?
Which neighborhoods in Marseille are gentrifying and attracting new investors in 2026?
As of early 2026, the Marseille neighborhoods most clearly gentrifying and attracting new investors are La Joliette and the broader Euromediterranee perimeter (2nd/3rd arrondissement), the Chapitre/Reformes-Canebiere corridor (1st arrondissement), Belle de Mai's renovated pockets (3rd arrondissement), and Saint-Charles station approaches where public realm improvements are underway.
These gentrifying Marseille neighborhoods have seen price appreciation of approximately 5% to 8% annually over the past two to three years, outpacing the citywide average of 2% to 3%, though gains remain highly street-by-street and dependent on building condition and condominium health.
Which areas in Marseille have major infrastructure projects planned that will boost prices?
The Marseille areas with major infrastructure projects expected to boost property prices are the T3 tramway corridor from Capitaine Geze to La Gaye (opened January 2026), the Euromediterranee regeneration zone particularly around Saint-Charles and northern port approaches, and future extensions of the T3 toward La Castellane (planned for 2029-2030).
The T3 tramway extension that opened in January 2026 added 6.2 kilometers and 12 new stations connecting Capitaine Geze in the north to La Gaye in the south, with the 350 million euro project funded jointly by the Bouches-du-Rhone department, Aix-Marseille Metropole, and the "Marseille en Grand" national plan; meanwhile, the Euromediterranee program continues delivering public space improvements and office/residential developments through 2026.
Historically, Marseille neighborhoods that received major transport upgrades have seen price premiums of 10% to 20% within five years of station openings, with the strongest effects visible within a 500-meter walking radius of new stops, though gains depend heavily on accompanying improvements in streetscape and local amenities.
You'll find our latest property market analysis about Marseille here.
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 Areas in Marseille Should I Avoid as a Property Investor?
Which neighborhoods in Marseille with lots of problems I should avoid and why?
Foreign investors should generally avoid large housing estate sectors within officially designated QPV (priority neighborhood) zones in Marseille's 15th and 16th arrondissements, certain blocks in Belle de Mai (3rd arrondissement) with documented condominium distress, and any micro-areas where your investment thesis depends entirely on unrestricted short-term rental income.
The specific problems vary by neighborhood:
- La Castellane area (16th): official QPV zone with lower tenant solvency, higher turnover, and limited resale buyer pool.
- Air Bel/La Savine (11th/15th): large estate dynamics make individual unit management challenging and exit liquidity thin.
- Felix Pyat blocks (3rd): fragile condominiums with unpaid charges and deferred maintenance complicate ownership.
- Tourist-saturated 1st/2nd arrondissement micro-pockets: 90-day rental caps and 8.9% STR concentration make Airbnb-dependent models risky.
For any of these neighborhoods to become viable investment options, you would need to see sustained public investment in building rehabilitation (not just streetscape), resolution of condominium debt issues, measurable improvements in local service provision, and ideally, evidence that owner-occupiers are starting to buy alongside investors.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Marseille.
Which areas in Marseille have stagnant or declining property prices as of 2026?
As of early 2026, the Marseille areas showing the weakest price performance are parts of the far northern 15th and 16th arrondissements away from the new T3 tramway corridor, isolated blocks in the 3rd arrondissement dominated by problematic condominiums, and specific micro-areas in the 14th and 11th arrondissements that lack both transport connectivity and local amenity improvement.
While citywide Marseille prices rose approximately 25% since 2020, these underperforming zones have seen flat or single-digit growth, effectively declining in real (inflation-adjusted) terms, with some distressed condominium blocks recording transaction prices below 2019 levels.
The underlying causes differ by area:
- Far northern 15th/16th (away from tram): narrow buyer pool due to car dependency and limited amenity upgrades.
- Distressed 3rd arrondissement blocks: unpaid condominium charges and deferred maintenance scare both buyers and lenders.
- Parts of 14th arrondissement: perceived safety concerns and lack of visible public investment dampen demand.
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Which Areas in Marseille Have the Best Long-Term Appreciation Potential?
Which areas in Marseille have historically appreciated the most recently?
The Marseille areas that have historically appreciated the most over the past five to ten years are the Vieux-Port/Euromediterranee regeneration zone (1st/2nd arrondissement), the coastal premium belt including Roucas-Blanc and Endoume (7th arrondissement), the Prado/Saint-Giniez corridor (8th arrondissement), and emerging inner-city pockets like Notre-Dame-du-Mont (6th arrondissement).
The approximate appreciation rates for these top-performing Marseille areas:
- Vieux-Port/Euromediterranee (1st/2nd): roughly 8% annual growth in 2024, driven by ongoing regeneration and tourism.
- Roucas-Blanc/Endoume (7th): approximately 5% to 6% annually, supported by scarcity and lifestyle demand.
- Prado/Saint-Giniez (8th): around 4% to 5% annually, benefiting from family buyer demand and beach proximity.
- Notre-Dame-du-Mont/Cours Julien (6th): approximately 6% to 7% annually as cafe culture and young professional influx accelerate.
The main driver across these areas is not just "location" but the combination of constrained supply (coastal scarcity, historic building limits), visible public and private investment, and a broadening buyer pool that now includes domestic relocations from Paris and international purchasers seeking Mediterranean lifestyle at prices below Nice or Barcelona.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Marseille.
Which neighborhoods in Marseille are expected to see price growth in coming years?
The Marseille neighborhoods expected to see the strongest price growth in coming years are the T3 tramway corridor walk-sheds (particularly around new stations like Parc du 26e Centenaire and Sainte-Marguerite Dromel), the northern Euromediterranee expansion zone around Capitaine Geze, areas along the planned T3 extension toward La Castellane (2029-2030), and Saint-Charles station approaches benefiting from ongoing public realm improvements.
Projected annual price growth for these high-potential Marseille neighborhoods:
- T3 corridor south (9th arrondissement): approximately 5% to 7% annually as the new tramway normalizes commute patterns.
- Euromediterranee north around Geze (2nd/3rd): roughly 4% to 6% as office and residential delivery continues.
- Saint-Charles approaches (1st/3rd): around 4% to 5% as station area regeneration progresses.
- Future T3 extension zone toward La Castellane: speculative potential of 3% to 5% annually, but with higher execution risk.
The single most important catalyst for future price growth in these neighborhoods is the confirmed infrastructure delivery: the T3 extension is already operational (January 2026), the northern extension to La Castellane has completed preliminary design studies, and Euromediterranee continues under a legally binding national interest framework with committed public funding through 2030.
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 Do Locals and Expats Really Think About Different Areas in Marseille?
Which areas in Marseille do local residents consider the most desirable to live?
Local Marseille residents consistently rank Endoume, Roucas-Blanc, and Bompard (7th arrondissement) as the most desirable neighborhoods, followed by Prado/Perier/Saint-Giniez (8th arrondissement) and the beach-adjacent Pointe-Rouge area (8th arrondissement).
What makes these areas desirable to Marseille locals:
- Endoume (7th): village atmosphere with local bakeries and cafes, calm streets, and walking access to the Corniche.
- Roucas-Blanc (7th): hillside privacy, terraced gardens, sea views, and proximity to Calanques hiking trails.
- Prado/Perier (8th): wide boulevards, quality schools, large apartments, and direct access to Borely park and beaches.
- Pointe-Rouge (8th): beach lifestyle with sailing clubs, seafood restaurants, and a year-round holiday feel.
These locally-preferred Marseille neighborhoods attract upper-middle-class families, established professionals, and retirees who prioritize quality of life over investment returns, and are willing to pay premium prices for space, safety, and coastal access.
Local preferences largely align with what foreign investors target for lifestyle purchases, but diverge for yield-focused investment: locals rarely consider high-yield neighborhoods like La Blancarde or the 10th arrondissement "desirable" for owner-occupation, even though these areas can deliver superior rental returns.
Which neighborhoods in Marseille have the best reputation among expat communities?
Expat communities in Marseille consistently favor Saint-Victor (7th arrondissement), Le Panier with careful street selection (2nd arrondissement), Notre-Dame-du-Mont/Cours Julien (6th arrondissement), and Prado-axis pockets (6th/8th arrondissement border) for their combination of walkability, perceived safety, and "authentic Marseille" character.
What draws expats to these Marseille neighborhoods:
- Saint-Victor (7th): quiet residential streets, harbor views, walkable to Vieux-Port, and strong "safe-feeling" perception.
- Le Panier (2nd): historic charm, proximity to MuCEM, but requires careful building and street selection.
- Cours Julien/Notre-Dame-du-Mont (6th): cafe culture, nightlife, international restaurants, and younger creative vibe.
- Prado-axis (6th/8th): calmer "big city" feel, good schools, and easy access to beaches without full coastal prices.
The typical expat profile varies by neighborhood: Saint-Victor and Prado attract families and professionals on corporate assignments, Le Panier draws artists and remote workers seeking photogenic surroundings, while Cours Julien appeals to younger digital nomads and creative industry workers.
Which areas in Marseille do locals say are overhyped by foreign buyers?
Locals commonly say the three most overhyped areas for foreign buyers in Marseille are ultra-touristy micro-pockets around the Vieux-Port and Le Panier, any property where the investment case assumes unrestricted Airbnb income, and certain renovated "loft-style" units in Belle de Mai marketed as "up-and-coming" without disclosure of condominium issues.
Why locals consider these areas overvalued:
- Vieux-Port/Le Panier tourist core: building quality and condominium health vary wildly; foreign buyers pay premium prices for "postcard" addresses without checking structural issues or unpaid charges.
- Airbnb-dependent investments: locals understand that the 90-day cap (January 2026) and 8.9% concentration in the 1st arrondissement make pure short-term rental plays increasingly risky.
- Belle de Mai "loft" conversions: marketed as emerging artist quarter, but specific blocks have serious condominium dysfunction that marketing materials omit.
Foreign buyers are often attracted to the Instagram-friendly aesthetics of these areas, the narrative of "hidden Mediterranean gem," and the promise of vacation rental income, while locals know that successful Marseille ownership requires checking condominium documents, understanding building-by-building variation, and having realistic expectations about regulatory constraints.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Marseille.
Which areas in Marseille are considered boring or undesirable by residents?
Marseille residents commonly consider the car-dependent outer zones of the 11th, 12th, 13th, and 14th arrondissements "boring" due to limited walkable amenities, while QPV-designated areas in the 15th and 16th arrondissements are often labeled "undesirable" due to concentrated disadvantage and safety perception issues.
Why residents find these areas less appealing:
- Outer 11th/12th/13th/14th arrondissements: suburban character, few cafes or restaurants within walking distance, and daily life requires a car.
- QPV zones in 15th/16th: not because residents are "bad," but because markets price in management difficulty, safety perception, and limited buyer demand.
- Industrial-adjacent areas in 15th/16th: proximity to logistics zones and port infrastructure creates noise and aesthetic concerns.
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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 |
|---|---|---|
| Notaires de France (Immobilier.notaires.fr) | Official notary portal based on recorded property transactions. | We used it to anchor Marseille-wide transaction prices. We cross-checked private indexes against it to keep neighborhood estimates grounded in reality. |
| DVF Etalab (DINUM) | Official government interface to explore tax authority transaction data. | We used it to verify street-level sales before trusting neighborhood averages. We also used it to identify micro-location price variations. |
| SeLoger | Major French property portal with transparent price barometer. | We used it to establish January 2026 citywide baselines for apartments and houses. We used its street-level examples to identify high and low price extremes. |
| Meilleurs Agents | Widely used French valuation index with neighborhood granularity. | We used it for quartier-level price and rent estimates. We converted these into gross yield calculations for each area. |
| Observatoire des Loyers (OLL) | Ministry-backed rent observatory for reliable private rent measurement. | We used it to anchor realistic private rent levels across Marseille zones. We used those medians to keep long-term rent estimates conservative. |
| Banque de France | Central bank publishing official mortgage rate and credit data. | We used it to frame early 2026 affordability conditions. We used that macro context to explain why some districts recover faster when credit loosens. |
| INSEE | France's national statistics institute for demographics and housing stock. | We used it to ground demand drivers like population and housing structure. We kept claims about tenant profiles tied to measurable data. |
| RTM (Regie des Transports Metropolitains) | Official transit operator describing infrastructure delivery timelines. | We used it to identify corridors with real connectivity upgrades in January 2026. We flagged infrastructure uplift areas beyond typical postcard neighborhoods. |
| Euromediterranee/Metropole Aix-Marseille-Provence | Official planning document for major urban renewal program. | We used it to pinpoint where public investment concentrates. We connected specific sub-areas to plausible price pressure. |
| Cerema | Public expert body for urban and housing analysis. | We used it to quantify short-term rental concentration by arrondissement. We identified oversaturation risk with real counts, not anecdotes. |
| AirDNA | Widely cited short-term rental analytics provider. | We used it to anchor city-level Airbnb occupancy and daily rates. We layered regulatory constraints and saturation data on top. |
| SIG Ville (ANCT) | Official government platform for priority neighborhood mapping. | We used it to avoid vague "bad area" labels. We framed risk screening with official QPV boundaries. |
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