Yes, the analysis of Marseille's property market is included in our pack
The question of 'the best neighborhood to buy a property in Marseille' does not have a one-size-fits-all answer.
Some of you are buying to live there, while others want to make the best investment possible. Individual preferences and circumstances matter.
That’s why the article below is covering every intent.
At Investropa, when we write a blog post or when we update our our property pack for France, we want to bring solutions and cover different aims in a clear and organized way.
Enjoy the read, and please remember that we are not financial or investment experts. This article is for informational purposes only.
To improve the readability and user-friendliness of this article, we will categorize neighborhoods in Marseille into various groups, including budget-friendly options, emerging hotspots, and areas with high rental demand, among others. Consequently, some neighborhoods may appear in multiple categories and be mentioned several times throughout the article.
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How is the real estate market in Marseille?
The real estate market in Marseille is notably dynamic and vibrant, attracting a diverse range of buyers, including foreigners.
This interest stems from several unique aspects of the city.
Firstly, Marseille's strengths are truly distinctive. It is the only major French city that offers a compelling blend of urban life and natural beauty. The Calanques National Park, a stunning series of limestone cliffs and azure coves, is a treasure you won't find in any other major urban area in France.
This proximity to nature, combined with the vibrant cultural scene and historical richness of the city, including the iconic Vieux Port and the Notre-Dame de la Garde basilica, makes Marseille a unique place to live.
The types of people looking to buy property in Marseille are varied.
There are young professionals attracted by the city's growing business opportunities, particularly in the tech and maritime industries.
Families are drawn to the city for its cultural diversity and outdoor lifestyle. Retirees find the Mediterranean climate and relaxed pace of life appealing.
Additionally, Marseille's cosmopolitan atmosphere is a significant draw for foreigners, who are often captivated by the city's blend of French and Mediterranean cultures, its culinary scene, and its relatively affordable real estate compared to other major European cities.
One data point illustrating the dynamism of Marseille's real estate market is the steady increase in property prices. For example, certain areas have seen property prices rise by over 5% in the past year alone, indicating strong demand and a robust market.
A unique and positive aspect specific to properties in Marseille is their architectural diversity. From traditional Haussmannian buildings to modern waterfront developments, the city offers a wide range of styles.
Moreover, many properties, especially in the older quarters, feature unique Provençal and North African influences, reflecting the city's rich cultural tapestry.
Looking to the future, there are several reasons why properties in Marseille are expected to continue gaining value.
The city is undergoing significant development, including new public transportation and urban renewal projects, enhancing its appeal.
The ongoing transformation of the Euroméditerranée district into a modern business hub is attracting new residents and investors.
Additionally, Marseille's growing reputation as a cultural and tourist destination, bolstered by events like Manifesta, the European biennial of contemporary art, is also boosting its profile.
Top neighborhoods in Marseille to consider for living
Areas in Marseille that are budget-friendly
If you're looking to buy property in Marseille on a budget, there are a few neighborhoods you might want to consider.
Here is a summary table. Below, we will give more details.
| Neighborhood | Average Price per sqm | Property Types | Resident Demographics | Strengths | Weaknesses |
|---|---|---|---|---|---|
| La Belle de Mai | €2,500 | Apartments | Young families, artists | Cultural vibrancy, close to city center | Limited green spaces, urban blight |
| Les Aygalades | €2,200 | Houses, some apartments | Mix of long-time residents, newcomers | Local markets, community events | Fewer central amenities |
| Le Canet | €2,300 | Apartments | Young professionals, families | Authenticity, local culture | Developing infrastructure, image improvement |
La Belle de Mai
In Marseille, one of the more affordable neighborhoods is La Belle de Mai.
Known for its working-class roots, this area is cheaper due to historical perceptions and a lack of upscale amenities compared to more central districts. However, its close proximity to the city center and ongoing urban renewal projects suggest potential property value increases.
The neighborhood primarily offers apartments in La Belle de Mai, with average prices around €2,500 per square meter. It's home to a diverse community, including young families and artists, attracted by its cultural vibrancy and affordability.
While it boasts a strong sense of community and cultural richness, including the famous Friche la Belle de Mai cultural complex, it still struggles with issues like limited green spaces and some urban blight.
Les Aygalades
Another budget-friendly area in Marseille is Les Aygalades.
This neighborhood is more affordable due to its industrial past and distance from the city center, which has historically led to lower property values. However, with city expansion and improvements in public transportation, property values are likely to rise.
Les Aygalades primarily features houses and some apartments in Les Aygalades, with average prices hovering around €2,200 per square meter. The area attracts a mix of long-time residents and newcomers seeking more space at lower costs.
The neighborhood is characterized by its local markets and community events but lacks some of the amenities found in more central areas.
Le Canet
Finally, consider Le Canet, a neighborhood in the northern part of Marseille.
It's more affordable due to its industrial background and some social challenges, but as Marseille expands, these areas are seeing renewed interest. Le Canet is undergoing urban regeneration, hinting at future property value increases.
The area is mainly of apartments, with average prices around €2,300 per square meter. It's popular among young professionals and families looking for affordable housing options.
Le Canet is appreciated for its authenticity and local culture, but it is still working on improving its image and infrastructure to match the more developed parts of the city.
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Areas in Marseille that are popular and upscale
When looking to buy property in Marseille, three neighborhoods stand out as upscale and popular choices. These neighborhoods each have their unique character and draw different types of residents.
| Neighborhood | Average Price/sqm | Resident Profile | Strengths | Weaknesses |
|---|---|---|---|---|
| Le Roucas Blanc | High | Wealthy professionals, families | Sea views, tranquility | High cost of living |
| Le Panier | Medium-High | Artists, young professionals | Cultural vibrancy, central location | Crowded, touristy |
| La Corniche | Very High | Affluent individuals | Coastal scenery, upscale lifestyle | Limited public transport |
Le Roucas Blanc
Le Roucas Blanc is one of Marseille's most prestigious neighborhoods, attracting the affluent with its stunning sea views and proximity to the city center.
The area is known for its luxury villas and high-end apartments. The average price per square meter in Le Roucas Blanc is quite steep, reflecting the exclusivity and desirability of the neighborhood.
Residents are typically wealthy professionals and families who enjoy the tranquility and the panoramic views of the Mediterranean. While the area boasts excellent amenities and a serene environment, its high cost of living and lack of affordable housing are notable drawbacks.
The neighborhood's popularity and prices are expected to remain stable, as its unique charm and prestigious status continue to attract high-end buyers.
Le Panier
Le Panier, located in the heart of Marseille, is a historic and culturally rich area.
This neighborhood has undergone significant gentrification, turning it into a trendy spot for affluent buyers. The properties in Le Panier are a mix of charming old buildings and modern renovations.
The average price per square meter in Le Panier reflects its central location and historical significance. The area is popular among artists, young professionals, and tourists, contributing to its vibrant atmosphere.
Le Panier's strengths include its cultural vibrancy and central location, but it can be crowded and touristy, which might not appeal to everyone. The neighborhood is expected to maintain its hype due to its unique cultural appeal and ongoing urban renewal projects.
La Corniche
La Corniche offers some of the most spectacular seafront properties in Marseille.
Known for its luxurious apartments and villas, this neighborhood is sought after for its breathtaking views and upscale lifestyle. The property prices in La Corniche are among the highest in the city, with the average price per square meter reflecting the area's exclusivity.
The residents are predominantly affluent individuals and families who value the scenic beauty and peaceful environment. La Corniche's major strengths include its stunning coastal scenery and high quality of life, but the high property prices and limited public transport options are downsides.
The neighborhood's desirability is likely to remain high, ensuring its status as one of the top locations in Marseille.
Make sure you understand the real estate market in Marseille
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Areas in Marseille that emerge as new hotspots
Let's explore these emerging neighborhoods in Marseille that, according to our local partners and our customers, are getting quite a bit of buzz lately.
| Neighborhood | Initial Status | Current Evolution | Resident Profile | Strengths | Weaknesses |
|---|---|---|---|---|---|
| La Belle de Mai | Working-class | Cultural hotspot | Young creatives, families | Affordable, vibrant culture | Urban renewal challenges |
| Les Cinq Avenues | Quiet residential | Charming, accessible | Families, young professionals | Green spaces, community feel | Limited nightlife |
| Le Camas | Overlooked | Bohemian, diverse | Students, young professionals | Dynamic, cultural diversity | Noisy, busy streets |
La Belle de Mai
La Belle de Mai was traditionally a working-class neighborhood, but it's quickly becoming a hotspot for property buyers looking for affordable yet promising investments.
Known for its vibrant street art and cultural spaces like La Friche, the area has seen a rise in popularity among young creatives and families. The properties in La Belle de Mai are generally more affordable compared to the upscale areas, mainly consisting of older buildings with character.
This affordability, combined with the neighborhood's evolving cultural scene, makes it an attractive option. While the area still faces challenges like urban renewal, its growing popularity suggests a potential increase in property values over the coming years.
The mix of cultural diversity and creative energy is a major draw, but some may find the ongoing development and gentrification efforts a bit disruptive.
Les Cinq Avenues
Les Cinq Avenues, once a quiet residential area, is gaining traction for its charming atmosphere and relative affordability.
It has evolved into a desirable location for those seeking a blend of city life and quieter residential vibes. The neighborhood offers a variety of properties, from traditional apartments to modern developments.
Prices are more accessible in Les Cinq Avenues, making it a great option for middle-income buyers. The presence of parks like Palais Longchamp and good local amenities adds to its appeal. It attracts a mix of families, young professionals, and retirees.
The area's strengths include its green spaces and community feel, but limited nightlife options could be a downside for some. The neighborhood is expected to continue growing in popularity, with a steady increase in property values predicted.
Le Camas
Le Camas is an up-and-coming neighborhood known for its bohemian vibe and diverse community.
It was once overlooked but has recently seen an influx of students and young professionals attracted to its affordable housing and vibrant street life. The area features a mix of traditional Marseille buildings and newer apartments, with prices still lower than in the more established areas.
Le Camas is popular for its lively bars, eclectic shops, and proximity to the city center. The neighborhood is expected to continue its upward trend in popularity, especially among younger buyers and investors.
Its strengths include a dynamic community and cultural diversity, while the weaknesses could be seen in the sometimes noisy and busy streets. Property prices in Le Camas are likely to rise as the neighborhood continues to develop and attract more attention.
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Top neighborhoods in Marseille to invest in property
Areas in Marseille with a strong rental demand
If you're considering buying real estate in Marseille for renting it out, these neighborhoods with high demand for rentals should be considered.
| Neighborhood | Tenant Profile | Property Type | Average Rent | Rental Yield | Tips | Weaknesses |
|---|---|---|---|---|---|---|
| Vieux-Port | Tourists, Professionals | Apartments with views | €1,200 - €1,500/mo | 3-4% | Properties with unique features | Seasonal demand, maintenance costs |
| La Joliette | Young professionals, Students | Modern, compact apartments | €900 - €1,100/mo | 3-5% | Newly built or renovated properties | Construction noise |
| Le Panier | Artists, Young couples, Tourists | Quirky, artistic apartments | €800 - €1,000/mo | 3-4% | Unique artistic touches | Limited parking, narrow streets |
Vieux-Port (Old Port)
In Vieux-Port, the heart of Marseille, rental demand is high due to its historic charm and proximity to cultural landmarks.
In Vieux-Port, you'll find tenants mostly being tourists and professionals seeking short-term stays, attracted by the vibrant nightlife and picturesque scenery. Properties in demand are typically well-maintained apartments with views of the port or quaint streets.
Expect to charge around €1,200 to €1,500 per month for a one-bedroom apartment in Vieux-Port. The rental yield here averages around 3-4%, boosted by the area's ongoing popularity.
To optimize rental income, focus on properties with unique features like balconies or sea views. However, the downside includes seasonal fluctuations in demand and higher maintenance costs due to older buildings.
La Joliette
La Joliette, a rapidly modernizing district, is increasingly popular among young professionals and students.
Its proximity to the Euroméditerranée business district makes it attractive for long-term rentals. Typical tenants seek modern, compact apartments close to amenities like shops and transport links.
Rental rates for a one-bedroom apartment in La Joliette range from €900 to €1,100 monthly, with a rental yield of approximately 3-5%. Investing in newly built or recently renovated properties can lead to lower vacancy rates and attract higher-income tenants.
However, be aware of the ongoing construction in the area, which can be a short-term nuisance.
Le Panier
Le Panier, with its bohemian vibe, appeals to a diverse tenant base, including artists, young couples, and tourists.
It's known for its colorful streets and artistic community. In Le Panier, smaller, quirky apartments are in demand, often with features like exposed beams or artistic interiors. Monthly rents for such properties in Le Panier can range from €800 to €1,000.
The area offers a rental yield of around 3-4%. To maximize rental income, look for properties with unique artistic touches or historical features.
However, the narrow streets and limited parking can be a challenge for some tenants.
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Areas in Marseille where property prices might increase in the future
In these areas in in Marseille you can still find properties at a reasonable price, with room for appreciation as the neighborhoods develop.
| Neighborhood | Tenant Profile | Property Type | Average Price/Night | Tips | Weaknesses |
|---|---|---|---|---|---|
| Vieux-Port | Tourists, Business Travelers | Modern apartments | €70 - €100 | Properties with views, modern amenities | Crowded, noise issues |
| La Corniche | Tourists, Locals | Properties with sea views | €80 - €120 | Unique features, proximity to beaches | Seasonal demand fluctuations |
| Le Roucas Blanc | Families, Older Tourists | Family-friendly homes | €90 - €130 | Properties with pools, outdoor space | Less amenities, farther from attractions |
Vieux-Port (Old Port)
Vieux-Port is a magnet for short-term renters, primarily tourists and business travelers, due to its central location and iconic views.
They prefer well-furnished, modern apartments in Vieux-Port with amenities like Wi-Fi and proximity to tourist attractions. The average price per night in Vieux-Port can range from €70 to €100.
For better rental income, focus on properties with balconies or sea views and modern comforts.
However, this area can be crowded, and noise could be an issue for some tenants.
La Corniche
La Corniche, known for its stunning sea views, attracts tourists and locals seeking short-term beach getaways.
Ideal properties are those with direct sea views, terraces, or easy beach access. Nightly rates in La Corniche can vary from €80 to €120.
To increase your rental income, consider properties that offer unique features like a rooftop terrace or proximity to popular beaches.
The potential drawback is the seasonal nature of demand, with peak interest in summer and quieter winters.
Le Roucas Blanc
Le Roucas Blanc, a quieter, upscale area, is favored by families and older tourists looking for a more relaxed stay.
They often seek spacious, family-friendly homes with gardens or pool access. Average nightly rates in Le Roucas Blanc are around €90 to €130.
Properties with added features like a pool or large outdoor space can command higher rates.
However, the area's residential nature means fewer amenities and longer distances to major tourist attractions.
Make sure you understand the real estate market in Marseille
Don't rush into buying the wrong property in France. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.