Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the Provence's property market is included in our pack
Wondering what you will actually pay to rent in the Provence in 2026? This article breaks down real rental prices, neighborhood differences, and what landlords can expect across Marseille, Aix-en-Provence, Toulon, and beyond.
We constantly update this blog post with the freshest data available.
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 the Provence.
Insights
- Studio rents in Aix-en-Provence run 40% to 50% higher than in Marseille, making Aix the priciest Provence rental market for small units in 2026.
- The official rent indexation rate (IRL) dropped to around 1% in mid-2025, explaining why Provence rent growth is now calmer than during the 2022 to 2024 inflation surge.
- Furnished apartments in Marseille command roughly 20% to 25% more per square meter than unfurnished ones, according to SeLoger data from December 2025.
- The Arles area has the lowest observed rents in the Provence, with medians around 10 euros per square meter, about 40% below Aix-en-Provence levels.
- Long vacancy in Marseille's private housing stock sits at only 2.7%, suggesting most empty units are in transition rather than abandoned.
- Prime studios in central Aix or Marseille's 7th and 8th arrondissements typically rent within 10 to 25 days, while overpriced units can sit 45 days or longer.
- Late August through October is the busiest rental season in the Provence, driven by university starts and post-summer job relocations.
- Air conditioning and outdoor space are among the top rent boosters in the Provence, where summer heat makes thermal comfort a real priority.
- Landlords should budget 800 to 1,600 euros per year for property tax on a typical apartment, with houses often costing 1,500 to 3,000 euros or more.
- British, Northern European, and American expats cluster in Aix-en-Provence and Marseille's 7th and 8th arrondissements, drawn by international schools and coastal lifestyle.
What are typical rents in the Provence as of 2026?
What's the average monthly rent for a studio in the Provence as of 2026?
As of early 2026, a typical studio in the Provence rents for around 700 to 800 euros per month (roughly 735 to 840 US dollars), though this shifts significantly between smaller inland towns and high-demand cities like Aix-en-Provence.
The realistic range runs from about 550 euros in quieter inland areas up to 1,150 euros in prime Aix-en-Provence (approximately 580 to 1,210 US dollars), with Marseille and Toulon landing between 700 and 950 euros.
Main factors causing variation include location, furnished versus unfurnished status, proximity to universities or transit, and the property's energy performance rating.
What's the average monthly rent for a 1-bedroom in the Provence as of 2026?
As of early 2026, a typical one-bedroom (T2) in the Provence rents for around 800 to 950 euros per month (approximately 840 to 1,000 US dollars), climbing higher in Aix-en-Provence.
The realistic range spans from about 650 euros in mid-sized towns up to 1,350 euros in central Aix (roughly 680 to 1,420 US dollars), with Marseille or Toulon typically at 750 to 1,050 euros.
For the cheapest one-bedroom rents, look toward Arles or inland Vaucluse towns; the highest cluster in Aix's Mazarin and Centre-Ville districts, plus Marseille's 7th and 8th arrondissements.
What's the average monthly rent for a 2-bedroom in the Provence as of 2026?
As of early 2026, a typical two-bedroom (T3) in the Provence rents for around 1,100 to 1,300 euros per month (approximately 1,155 to 1,365 US dollars).
The realistic range runs from about 850 euros in balanced markets up to 1,900 euros in prime Aix-en-Provence (roughly 895 to 2,000 US dollars), with Marseille or Toulon between 1,000 and 1,450 euros.
Most affordable two-bedroom rents are in Arles, Avignon's outer neighborhoods, or Marseille's 9th and 12th arrondissements; priciest are in Aix's Mazarin and La Torse districts, or Marseille's Prado and Endoume areas.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in the Provence.
What's the average rent per square meter in the Provence as of 2026?
As of early 2026, the typical rent per square meter in the Provence falls between 13 and 16 euros (approximately 14 to 17 US dollars), varying widely by city and neighborhood.
The range spans from about 10 euros per square meter in the Arles area up to 18 euros or more in central Aix-en-Provence (roughly 10.50 to 19 US dollars), with Marseille at 13 to 16 euros, Toulon around 15 euros, and Avignon closer to 13 euros.
Compared to Paris (often exceeding 30 euros per square meter), the Provence remains more affordable and sits roughly in line with Lyon or Bordeaux.
Properties pushing above average typically feature air conditioning, terrace or balcony, parking, good energy performance, and renovated interiors in desirable locations.
How much have rents changed year-over-year in the Provence in 2026?
As of early 2026, rents in the Provence have increased by approximately 1% to 3% year-over-year, with the tightest submarkets seeing gains closer to 4%.
Main factors driving this modest growth include a cooler inflation environment (the IRL dropped to around 1% by mid-2025), limited new rental supply due to energy-efficiency regulations, and continued student and professional demand.
This is notably calmer than 2023 and 2024, when inflation-driven indexation pushed annual increases into the 3% to 6% range.
What's the outlook for rent growth in the Provence in 2026?
As of early 2026, projected rent growth for the Provence sits at a modest 1% to 3% for the year, with possibly stronger gains in supply-constrained pockets like central Aix or Marseille's coastal arrondissements.
Key influencing factors include low inflation (Banque de France projects around 1.6% to 1.7% for 2026), stable employment in major hubs, and ongoing pressure from energy-efficiency rules shrinking the rentable property pool.
Neighborhoods expected to see strongest growth include Aix's Centre-Ville and Mazarin, Marseille's 7th and 8th arrondissements, and Toulon's Mourillon district.
Risks include weaker household income growth, sudden supply increases if owners convert short-term rentals back to long-term, or policy changes affecting landlord incentives.
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 rent best in the Provence as of 2026?
Which neighborhoods have the highest rents in the Provence as of 2026?
As of early 2026, the three neighborhoods with highest average rents in the Provence are Aix-en-Provence's Mazarin district (around 18 to 22 euros per square meter), Marseille's 8th arrondissement including Prado and Perier (15 to 18 euros), and Marseille's 7th arrondissement including Endoume and Roucas-Blanc (similar pricing).
These areas command premiums due to walkability, safety, quality schools, coastal or park proximity, and renovated housing stock.
Typical tenants include senior professionals, dual-income couples, expatriate families, and retirees seeking comfort and move-in ready units.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the Provence.
Where do young professionals prefer to rent in the Provence right now?
Top neighborhoods for young professionals in the Provence are Marseille's La Joliette and Euromediterranee area, Marseille's Castellane and Vauban districts, and Aix-en-Provence's Centre-Ville near La Rotonde.
Young professionals typically pay between 700 and 1,100 euros per month for a studio or one-bedroom (roughly 735 to 1,155 US dollars).
Attractions include proximity to tram or metro lines, fiber internet, nearby cafes and restaurants, and a vibrant social scene.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in the Provence.
Where do families prefer to rent in the Provence right now?
Top neighborhoods for families in the Provence are Marseille's 8th arrondissement (Prado and Mazargues edges), Aix-en-Provence's La Torse and Les Milles, and Toulon's Mourillon and Cap Brun.
Families typically pay between 1,100 and 1,600 euros per month for a two or three-bedroom (roughly 1,155 to 1,680 US dollars).
Key attractions include larger floor plans, parks, parking availability, lower traffic, and proximity to well-rated schools.
Top-rated schools nearby include options in Marseille's 8th (like Lycee Perier), international schools in Aix, and well-regarded public schools in Toulon's Mourillon area.
Which areas near transit or universities rent faster in the Provence in 2026?
As of early 2026, the fastest-renting areas near transit or universities in the Provence are Aix-en-Provence's Centre-Ville (near Aix-Marseille Universite), Marseille's Saint-Charles station area, and Marseille's Castellane interchange zone.
Properties in these areas typically stay listed for just 10 to 25 days, compared to 30 to 45 days elsewhere.
The typical rent premium for walking distance to transit or universities runs about 10% to 15% above similar units further away, roughly 70 to 120 euros per month extra (approximately 75 to 125 US dollars).
Which neighborhoods are most popular with expats in the Provence right now?
Top neighborhoods for expats in the Provence are Aix-en-Provence's Mazarin and Centre-Ville, Marseille's 7th arrondissement (Endoume, Bompard), and Marseille's 8th arrondissement around Prado.
Expats typically pay between 1,000 and 1,500 euros per month for a one or two-bedroom (roughly 1,050 to 1,575 US dollars), with furnished units at the higher end.
Attractions include proximity to international schools, English-speaking services, walkable cafes and shops, and a sense of safety.
Most represented nationalities include British, American, Northern European (especially Dutch and German), and remote workers from various countries.
And if you are also an expat, you may want to read our exhaustive guide for expats in the Provence.
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Who rents, and what do tenants want in the Provence right now?
What tenant profiles dominate rentals in the Provence?
The top three tenant profiles in the Provence are students and early-career renters (especially around Aix and Marseille), young professionals and couples seeking transit-friendly locations, and families looking for space and good schools.
Students and early-career renters represent roughly 35% to 40% of demand, young professionals about 30% to 35%, and families around 20% to 25%.
Students focus on studios and small T2s, young professionals prefer T2 or T3 units near transit, and families prioritize T3 or larger with outdoor space and parking.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in the Provence.
Do tenants prefer furnished or unfurnished in the Provence?
In the Provence, roughly 60% to 65% of tenants prefer unfurnished rentals (especially families), while 35% to 40% prefer furnished (primarily students, expats, and short-term renters).
The typical rent premium for furnished apartments runs about 20% to 25% higher per square meter, roughly 100 to 200 euros extra per month (approximately 105 to 210 US dollars) for a one-bedroom.
Furnished rentals appeal most to students, corporate transferees, expats new to France, and seasonal workers wanting move-in ready solutions.
Which amenities increase rent the most in the Provence?
Top five rent-boosting amenities in the Provence are air conditioning, balcony or terrace, dedicated parking, fiber internet, and good energy performance rating (DPE).
Premiums: air conditioning adds roughly 50 to 100 euros per month (approximately 55 to 105 US dollars), terrace or balcony adds 30 to 80 euros, parking adds 50 to 100 euros, and a strong DPE rating can add 30 to 60 euros versus a poor-rated unit.
In our property pack covering the real estate market in the Provence, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in the Provence?
Top five ROI renovations in the Provence are thermal upgrades (insulation, windows, heating/cooling), kitchen modernization, bathroom refresh, layout improvements, and DPE optimization.
Typical costs and rent increases: thermal upgrades (3,000 to 8,000 euros, adding 40 to 80 euros per month), kitchen (2,500 to 6,000 euros, adding 30 to 60 euros), bathroom (2,000 to 5,000 euros, adding 25 to 50 euros), layout fixes (1,500 to 4,000 euros, adding 20 to 40 euros).
Avoid luxury finishes exceeding neighborhood standards, swimming pools in apartment complexes, and overly personalized decor that limits appeal.
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.
How strong is rental demand in the Provence as of 2026?
What's the vacancy rate for rentals in the Provence as of 2026?
As of early 2026, the market vacancy rate for rentals in the Provence is estimated at roughly 3% to 6%, with lowest rates (around 3% to 4%) in prime Aix and central Marseille small units.
Across neighborhoods, vacancy ranges from under 3% in student and professional hotspots to 6% or more in outer suburbs or units with poor energy ratings.
Current vacancy is slightly below the historical decade average, reflecting continued demand pressure combined with tighter supply due to energy regulations.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in the Provence.
How many days do rentals stay listed in the Provence as of 2026?
As of early 2026, the average rental in the Provence stays listed for about 25 to 35 days before being rented.
Range spans from 10 to 25 days for prime studios in Aix Centre-Ville or Marseille's 7th and 8th, to 45 days or longer for overpriced units or poor energy ratings.
Days-on-market has remained stable compared to one year ago, as calmer rent growth means neither a surge in listings nor dramatic shift in tenant urgency.
Which months have peak tenant demand in the Provence?
Peak months for tenant demand in the Provence are late August through October (university starts and post-summer relocations), with a secondary peak from May through July.
Driving factors include the academic calendar, corporate relocation timing, and the region's tourism rhythm affecting landlord decisions between short-term and long-term rentals.
Lowest demand months are typically November through February, when fewer people relocate and holidays slow decision-making.
Buying real estate in the Provence can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will my monthly costs be in the Provence as of 2026?
What property taxes should landlords expect in the Provence as of 2026?
As of early 2026, landlords in the Provence should expect roughly 1,000 to 1,400 euros per year in property tax (taxe fonciere) for a typical apartment (approximately 1,050 to 1,470 US dollars), with houses often 1,500 to 3,000 euros or more.
Range spans from about 800 euros for a small apartment in a lower-rate commune up to 3,000 euros or more for a large house (roughly 840 to 3,150 US dollars).
Property taxes are calculated based on cadastral rental value multiplied by local commune and departement rates, meaning similar properties in different towns can have quite different bills.
Please note that, in our property pack covering the real estate market in the Provence, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in the Provence right now?
A realistic annual maintenance budget in the Provence is around 1,000 to 1,200 euros for an apartment (approximately 1,050 to 1,260 US dollars) and 1,500 to 2,500 euros for a house.
Range spans from about 800 euros for a newer apartment up to 3,000 euros or more for older buildings with aging infrastructure (roughly 840 to 3,150 US dollars).
Landlords typically set aside about 5% to 10% of gross rental income for maintenance, with the lower end for newer properties and higher for older buildings.
What utilities do landlords often pay in the Provence right now?
In the Provence, landlords commonly pay building-level charges (copropriete fees), property insurance, and taxe fonciere, while tenants typically pay electricity, gas, water, and internet directly.
When landlords cover some utilities (common in furnished rentals), typical monthly cost is around 80 to 150 euros (approximately 85 to 160 US dollars) for a package including building charges, water, and sometimes internet.
Standard practice is for tenants to sign their own utility contracts while landlords advance building charges and reconcile annually.
How is rental income taxed in the Provence as of 2026?
As of early 2026, rental income from unfurnished properties in the Provence is taxed as "revenus fonciers" at your marginal income tax rate (0% to 45%) plus social contributions of about 17.2%.
Main deductions include property taxes, loan interest, insurance premiums, management fees, and repair costs under the "regime reel," or landlords with under 15,000 euros annual rent can use "micro-foncier" with a flat 30% deduction.
Common mistakes to avoid include failing to keep proper receipts for deductible expenses and overlooking "deficit foncier" rules allowing rental losses to offset other income.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in the Provence.
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 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 the Provence, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| INSEE (IRL) | France's official statistics agency; the IRL is the legal benchmark for rent indexation. | We used it to anchor normal annual rent growth and cross-check private rent trackers for 2026 estimates. |
| ANIL (IRL table) | National housing information network republishing the IRL in accessible format. | We used it to cross-check latest IRL values and explain rent indexation clearly. |
| Observatoires des Loyers (OLL) | Official rent observatory network backed by the Ministry of Housing. | We used it for observed rents (what tenants actually pay) and compared levels across Provence territories. |
| OLL Marseille | Direct OLL output showing surveyed rents in Marseille's private stock. | We used it to bracket typical rent per square meter in Marseille and triangulate with listing data. |
| OLL Arles | Same official framework for a smaller Provence market. | We used it to set a realistic lower rent floor and avoid over-generalizing from larger cities. |
| ADIL 13 | Public-interest housing body operating the local rent observatory. | We used it for institutional validation and practical tenant/landlord guidance. |
| Metropole Aix-Marseille open data | Official local-government portal hosting the rent observatory dataset. | We used it as transparency check that OLL numbers come from a structured, downloadable dataset. |
| CLAMEUR | Long-running national rent observatory with clear methodology. | We used it as independent cross-check on rent trends and national dynamics. |
| SeLoger Marseille | Major French property platform with large listing coverage. | We used it for advertised rents by unit type, then adjusted toward signed-lease reality using OLL. |
| SeLoger Aix-en-Provence | Same SeLoger barometer for a high-demand Provence city. | We used it to size the Aix premium and derive monthly rent estimates. |
| SeLoger Avignon | Consistent comparable measure for a key Provence market. | We used it as reference for Vaucluse pricing and to ground estimates outside Marseille/Aix. |
| SeLoger Toulon | Stable snapshot of asking rents in a major Var market. | We used it to represent the Var coastal market and build Provence-wide rent ranges. |
| impots.gouv.fr (local taxes) | Official French tax authority for verifiable tax statistics. | We used it to frame landlord cost items as official and translate into budgeting numbers. |
| service-public.fr (rental income) | French government's official citizen guidance site. | We used it to explain rental income taxation and keep the section legally aligned. |
| impots.gouv.fr (revenus fonciers) | Primary-source tax administration guidance. | We used it to cross-check exact logic and terminology for rental income taxation. |
| Banque de France | National central bank with core inflation and growth projections. | We used it to anchor 2026 inflation expectations and make the outlook section evidence-based. |
| ECB projections | Euro area's central bank setting the monetary backdrop. | We used it to cross-check that France's 2026 inflation environment is moderate by recent standards. |
| City of Marseille (vacancy) | Official city document referencing a CEREMA study. | We used it to ground vacancy discussion in local, sourced evidence. |
| INSEE (housing stock) | Official source for housing stock definitions and vacancy measurement. | We used it to clarify what vacant housing means statistically. |
| Observatoire des Territoires | Government-backed portal with territorial indicators. | We used it to triangulate vacancy concepts at territory level. |
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