Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the South of France's property market is included in our pack
The South of France remains one of the most sought-after regions for property buyers in Europe, combining Mediterranean lifestyle, strong rental demand, and diverse investment opportunities across its coastal cities and hinterland.
This guide covers the real estate landscape in early 2026 across Alpes-Maritimes (Nice, Cannes, Antibes), Bouches-du-Rhône (Marseille), Var (Toulon), and Hérault (Montpellier), with actual price data, rental yields, and neighborhood-level analysis.
We constantly update this blog post to reflect the latest market conditions and regulatory changes.
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 South of France.
What's the Current Real Estate Market Situation by Area in the South of France?
Which areas in the South of France have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in the South of France are Saint-Jean-Cap-Ferrat (averaging around 18,000 euros per square meter), the Croisette seafront strip in Cannes (around 11,000 to 12,000 euros per square meter), and Nice's Mont Boron neighborhood (averaging around 8,700 euros per square meter).
In these premium South of France neighborhoods, prices typically range from 8,000 euros to over 20,000 euros per square meter depending on the exact location, property condition, and sea views, with trophy villas in Saint-Jean-Cap-Ferrat occasionally exceeding these figures significantly.
Each of these areas commands high prices for distinct reasons that go beyond simple "location" appeal:
- Saint-Jean-Cap-Ferrat: extreme scarcity of land on a protected peninsula with historic Belgian royal heritage and no new construction permitted
- Cannes Croisette: global brand recognition from the Film Festival combined with strict building height limits preserving sea views
- Nice Mont Boron: elevated hillside position offering panoramic Mediterranean views with proximity to the city center in just 10 minutes
Which areas in the South of France have the most affordable property prices in 2026?
As of early 2026, the most affordable areas for property investment in the South of France include Nice's L'Ariane neighborhood (around 2,300 euros per square meter), Toulon city center (around 3,300 euros per square meter), and certain districts of Marseille's 2nd arrondissement outside the prime regeneration zones (around 3,700 euros per square meter).
In these more affordable South of France neighborhoods, buyers can expect to pay between 1,500 and 4,000 euros per square meter, making entry-level investment possible with budgets starting around 80,000 to 150,000 euros for small apartments.
The main trade-offs vary by area: in Nice's L'Ariane, distance from the sea and city center limits rental appeal; in Toulon, the local economy is heavily dependent on the naval base, creating tenant concentration risk; and in Marseille's outer 2nd arrondissement, street-by-street quality variations require careful due diligence on building condition and neighborhood safety.
You can also read our latest analysis regarding housing prices in the South of France.
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 the South of France Offer the Best Rental Yields?
Which neighborhoods in the South of France have the highest gross rental yields in 2026?
As of early 2026, the South of France neighborhoods with the highest gross rental yields are Marseille's La Joliette and Euroméditerranée fringe areas (around 5.5% to 6.5% gross), Toulon's Mourillon inner sector (around 5% to 5.5% gross), and Montpellier's Port Marianne district (around 4.7% to 5.2% gross).
Across the South of France as a whole, typical gross rental yields range from 3.5% in prime Côte d'Azur seafront locations to around 5.5% in secondary cities with strong tenant demand, with the regional average sitting around 4.5% gross.
These top-yielding neighborhoods in the South of France deliver higher returns for specific reasons:
- Marseille La Joliette: ongoing Euroméditerranée regeneration creates office jobs while prices remain far below prime 7th and 8th arrondissements
- Toulon Mourillon: stable navy and military hospital employment base provides consistent tenant demand without Côte d'Azur pricing
- Montpellier Port Marianne: newer building stock attracts young professionals from the tech and medical sectors with strong income stability
Finally, please note that we cover the rental yields in the South of France here.
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Which Areas in the South of France Are Best for Short-Term Vacation Rentals?
Which neighborhoods in the South of France perform best on Airbnb in 2026?
As of early 2026, the best-performing Airbnb neighborhoods in the South of France are Nice's Vieux-Nice and Promenade-adjacent areas (with occupancy rates around 75% and average nightly rates around 110 euros), Cannes' Croisette and Palais des Festivals vicinity (with occupancy around 50% but nightly rates averaging 200 euros during events), and Marseille's Vieux-Port and Le Panier district (with occupancy around 71% and nightly rates around 100 euros).
Top-performing Airbnb properties in these South of France neighborhoods typically generate between 2,000 and 3,000 euros monthly on average, with premium listings in Cannes reaching 5,000 euros or more during the Film Festival and summer peak seasons.
Each neighborhood outperforms others for short-term rentals due to specific factors:
- Nice Vieux-Nice: walkable historic center with beach access, restaurants, and year-round tourism including the Carnival and Jazz Festival
- Cannes Croisette area: high-value congress and festival calendar (Film Festival, MIPIM, Lions) drives premium rates despite lower off-season occupancy
- Marseille Vieux-Port: rapidly growing city-break tourism with lower entry prices creating better yield potential than Riviera alternatives
- Antibes Vieil Antibes: charming old town atmosphere combined with yacht marina proximity attracts summer leisure travelers
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in the South of France.
Which tourist areas in the South of France are becoming oversaturated with short-term rentals?
The three tourist areas in the South of France showing the clearest signs of short-term rental oversaturation are central Nice (Vieux-Nice and Carré d'Or), central Cannes (La Croisette and the "Banane" core), and Marseille's Vieux-Port and Le Panier historic district.
In these oversaturated South of France areas, Airbnb listing density has reached significant levels: Nice has over 9,000 active listings citywide, Cannes has around 10,000 listings, and Marseille has nearly 10,000 listings concentrated heavily in the historic center, representing some of the highest STR-to-resident ratios in France outside Paris.
The clearest indicator of oversaturation in these South of France areas is the combination of tightening municipal regulations (such as Marseille's new 90-night limit for primary residences starting January 2026) and declining median occupancy rates for average listings, while only top-tier properties maintain strong performance.
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 the South of France Are Best for Long-Term Rentals?
Which neighborhoods in the South of France have the strongest demand for long-term tenants?
The South of France neighborhoods with the strongest demand for long-term tenants are Montpellier's Port Marianne district, Marseille's La Joliette and Euroméditerranée fringe, Nice's Libération and Borriglione areas, and Toulon's Mourillon sector.
In these high-demand South of France neighborhoods, well-priced properties typically rent within 2 to 4 weeks, with vacancy rates staying below 5% for quality apartments in good condition.
Each neighborhood attracts a distinct tenant profile:
- Montpellier Port Marianne: young professionals and couples working in the tech, biotech, and medical sectors
- Marseille La Joliette: office workers from the Euroméditerranée business district and CMA CGM headquarters area
- Nice Libération: local families and service workers seeking affordable urban living with good tram connections
- Toulon Mourillon: navy personnel, hospital staff, and families attracted by beach proximity and local schools
What makes these South of France neighborhoods especially attractive to long-term tenants is the combination of reliable public transport (tram and bus networks), proximity to employment centers, and access to everyday amenities like supermarkets, schools, and healthcare facilities.
Finally, please note that we provide a very granular rental analysis in our property pack about the South of France.
What are the average long-term monthly rents by neighborhood in the South of France in 2026?
As of early 2026, average long-term monthly rents in the South of France range from around 10 to 12 euros per square meter in affordable neighborhoods like Nice L'Ariane or Marseille's outer districts, to 18 to 22 euros per square meter in prime coastal areas like Nice's Carré d'Or or Cannes center.
For entry-level apartments in the most affordable South of France neighborhoods, typical monthly rents for a 30-square-meter studio range from 350 to 450 euros, making these areas accessible to students and entry-level workers.
In mid-range South of France neighborhoods like Montpellier's Port Marianne or Marseille's La Joliette, a two-bedroom apartment of around 50 to 60 square meters typically rents for 700 to 900 euros per month.
In the most expensive South of France neighborhoods like Nice's Promenade des Anglais frontline or Cannes' La Californie, two-bedroom apartments commonly rent for 1,500 to 2,500 euros per month, reflecting the premium for sea views and prestigious addresses.
You may want to check our latest analysis about the rents in the South of France here.
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Which Are the Up-and-Coming Areas to Invest in the South of France?
Which neighborhoods in the South of France are gentrifying and attracting new investors in 2026?
As of early 2026, the South of France neighborhoods showing the clearest gentrification patterns and attracting new investors are Marseille's La Joliette and northern Euroméditerranée fringe (13002), the western Montpellier corridors along the newly opened Tram Line 5 (including areas toward Lavérune and Clapiers), and Saint-Laurent-du-Var in anticipation of Nice's Tram Line 4 extension.
These gentrifying South of France neighborhoods have experienced annual price appreciation of around 3% to 6% over the past two to three years, outperforming more established areas where prices have largely stabilized after the 2022-2024 correction.
Which areas in the South of France have major infrastructure projects planned that will boost prices?
The South of France areas with major infrastructure projects expected to boost property prices are the corridors along Montpellier's Tram Line 5 (which opened in December 2025), the Saint-Laurent-du-Var and Cagnes-sur-Mer axis served by Nice's upcoming Tram Line 4, and communes along the LNPCA rail project aimed at improving train reliability between Marseille, Toulon, and Nice.
Montpellier's Tram Line 5, a 16-kilometer line with 27 stations connecting Clapiers to Lavérune, opened on December 20, 2025, at a cost of 440 million euros, and is expected to carry 80,000 passengers daily; Nice's Tram Line 4 will extend 7.1 kilometers to Saint-Laurent-du-Var and Cagnes-sur-Mer with preparatory works beginning in 2026 and service expected by 2028-2030; and the LNPCA project aims to reduce congestion on the main coastal rail corridor.
Historically in the South of France, areas that have received new tram or rail infrastructure have seen price increases of 5% to 15% within three to five years of opening, though gains are typically strongest for properties within 500 meters of new stations.
You'll find our latest property market analysis about the South of France 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 the South of France Should I Avoid as a Property Investor?
Which neighborhoods in the South of France with lots of problems I should avoid and why?
The South of France neighborhoods that investors should generally approach with extra caution include certain blocks in Marseille's northern arrondissements (13th, 14th, 15th, and 16th), Nice's L'Ariane outer edges, and older copropriété buildings in any city center where major renovation works are pending.
Each of these areas presents specific challenges:
- Marseille northern arrondissements (13th-16th): higher vacancy rates, building condition issues, and street-by-street safety variations requiring deep local knowledge
- Nice L'Ariane outer sections: distance from employment and transit hubs limits tenant pool despite low prices
- Old copropriétés in STR-heavy cores: pending façade, roof, and energy upgrades can eat years of rental income and face tightening Airbnb restrictions
For these South of France neighborhoods to become viable investment options, they would need sustained public investment in infrastructure and services, completion of building renovation programs, and stabilization of tenant demand through local economic development.
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 the South of France.
Which areas in the South of France have stagnant or declining property prices as of 2026?
As of early 2026, the South of France areas showing stagnant or slightly declining property prices are primarily non-prime, car-dependent outer sectors including parts of the Var hinterland, some inland communes north of Montpellier without tram access, and older apartment blocks with poor energy ratings (DPE G or F) that can no longer be legally rented.
These stagnating South of France areas have experienced flat prices or declines of 2% to 5% over the past two years, underperforming the regional average which has stabilized and begun to recover after the 2022-2024 correction.
The underlying causes of stagnation vary:
- Var hinterland communes: limited employment opportunities and car-dependent lifestyle reduce appeal for younger buyers and tenants
- Inland Montpellier communes without tram: new Tram Line 5 has shifted demand toward served areas, leaving non-connected zones behind
- DPE G-rated properties across all cities: January 2025 rental ban on G-rated properties has created a two-tier market where non-compliant stock struggles to sell
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Which Areas in the South of France Have the Best Long-Term Appreciation Potential?
Which areas in the South of France have historically appreciated the most recently?
The South of France areas that have shown the strongest appreciation over the past five to ten years are the ultra-premium cap towns like Saint-Jean-Cap-Ferrat, the regenerating Euroméditerranée zone in Marseille, Nice's Mont Boron and Cimiez hillside neighborhoods, and Montpellier's Port Marianne district.
Here are the approximate appreciation figures for these top-performing South of France areas:
- Saint-Jean-Cap-Ferrat: around 40% to 60% total appreciation over the past decade, driven by extreme scarcity and international demand
- Marseille Euroméditerranée: around 30% to 45% total appreciation as regeneration transformed the area from industrial to mixed-use
- Nice Mont Boron: around 25% to 35% total appreciation, outperforming the city average due to view premiums
- Montpellier Port Marianne: around 20% to 30% total appreciation, benefiting from new construction and employment growth
The main driver of above-average appreciation in these South of France areas has been the combination of genuine supply constraints (geographic or regulatory), sustained demand from both domestic and international buyers, and either lifestyle appeal or employment growth.
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 the South of France.
Which neighborhoods in the South of France are expected to see price growth in coming years?
The South of France neighborhoods expected to see the strongest price growth in the coming years are the communes along Montpellier's Tram Line 5 (especially Lavérune and Clapiers), the Saint-Laurent-du-Var and Cagnes-sur-Mer corridor ahead of Nice's Tram Line 4, Marseille's northern Euroméditerranée expansion zone, and Toulon's Mourillon waterfront as the city attracts more attention from Côte d'Azur-priced-out buyers.
Projected annual price growth for these high-potential South of France neighborhoods:
- Montpellier Tram Line 5 corridor: around 5% to 7% annual growth as accessibility improvements take effect
- Saint-Laurent-du-Var and Cagnes-sur-Mer: around 4% to 6% annual growth as Tram Line 4 construction progresses
- Marseille Euroméditerranée expansion: around 3% to 5% annual growth as regeneration continues northward
- Toulon Mourillon: around 3% to 4% annual growth driven by relative affordability compared to the Riviera
The single most important catalyst expected to drive future price growth in these South of France neighborhoods is improved public transport connectivity, which expands the commuter catchment and makes previously peripheral areas feel central.
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 the South of France?
Which areas in the South of France do local residents consider the most desirable to live?
The South of France areas that local residents consider most desirable to live are Nice's Cimiez and Fabron neighborhoods, Cannes' Le Cannet adjacent hills, Montpellier's Aiguelongue and Les Arceaux districts, and Marseille's Endoume and Roucas Blanc quartiers.
Each of these areas appeals to locals for specific qualities:
- Nice Cimiez: quiet residential atmosphere with parks, good schools, and proximity to the city center without the tourist crowds
- Cannes Le Cannet: more affordable than the Croisette while offering hillside views and family-friendly infrastructure
- Montpellier Les Arceaux: charming historic architecture, Saturday market, and walkable access to the Écusson old town
- Marseille Endoume: village-like feel with seafront calanques access, tight-knit community, and views over the Mediterranean
These locally-preferred South of France areas tend to attract established families, professionals, and retirees who prioritize daily quality of life, good schools, and a sense of community over proximity to tourist attractions.
Local preferences in the South of France often differ from what foreign investors typically target, as locals prioritize year-round livability and school quality while foreigners often focus on sea views, proximity to beaches, and short-term rental potential.
Which neighborhoods in the South of France have the best reputation among expat communities?
The South of France neighborhoods with the best reputation among expat communities are Nice's central and sea-adjacent areas (Carré d'Or, Promenade des Anglais frontline), Cannes' core and La Californie, Antibes' Cap d'Antibes and Vieil Antibes, and Mougins in the hills behind Cannes.
Expats prefer these South of France neighborhoods for specific reasons:
- Nice Carré d'Or: international airport accessibility, established English-speaking services, and walkable urban lifestyle
- Cannes La Californie: prestige address, international schools within reach, and strong resale market to other expats
- Antibes Cap d'Antibes: yacht culture, beach club lifestyle, and proximity to the Sophia Antipolis tech hub
- Mougins: Provençal village charm with golf courses, international school access, and a strong British and Northern European community
The expat profile in these popular South of France neighborhoods skews toward retirees from Northern Europe (especially British, Scandinavian, and German), affluent remote workers, and executives with regional business interests.
Which areas in the South of France do locals say are overhyped by foreign buyers?
The South of France areas that locals commonly say are overhyped by foreign buyers are the ultra-touristy historic cores of Nice's Vieux-Nice, central Cannes around the Croisette, and Saint-Tropez village center.
Locals believe these areas are overvalued for the following reasons:
- Nice Vieux-Nice: constant tourist noise, Airbnb churn in neighboring units, and limited parking make daily life challenging
- Cannes Croisette: prices reflect Film Festival prestige rather than year-round livability, with many buildings feeling empty off-season
- Saint-Tropez center: extreme seasonal price swings and summer congestion create a "two-week destination" rather than a real home
Foreign buyers in these South of France areas typically value the postcard appeal, rental income potential, and international brand recognition, whereas locals prioritize practical factors like parking, noise levels, and year-round services.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in the South of France.
Which areas in the South of France are considered boring or undesirable by residents?
The South of France areas that residents commonly consider boring or undesirable are car-dependent suburban zones far from transit, monofunctional residential developments without local shops or cafés, and some industrial-adjacent communes in the Var and Bouches-du-Rhône hinterland.
Residents find these areas lacking for specific reasons:
- Car-dependent outer suburbs: long commutes, no walkable services, and a "dormitory" feel with little community life
- Newer monofunctional developments: housing estates without nearby restaurants, markets, or cultural activities feel isolated
- Industrial-adjacent zones: proximity to commercial or logistics areas detracts from the Provençal lifestyle appeal
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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 the South of France, 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 |
|---|---|---|
| INSEE | France's official statistics office producing the baseline price indices. | We used it to frame where the South of France sits in the national cycle as of early 2026. We treat INSEE data as the macro guardrail for all neighborhood-level claims. |
| Notaires de France | Notaries aggregate actual signed transaction deeds, not listings. | We used it to triangulate price direction and transaction volumes across regions. We treat notary data as the anchor versus portal listing prices. |
| DVF (Etalab) | France's tax authority database listing individual transactions. | We used DVF as ground truth for actual sale prices at commune level. We spot-check neighborhood claims against DVF records to avoid over-trusting portals. |
| Observatoires des Loyers | Official network producing methodologically consistent rent measures. | We used it as the primary reference for long-term rent levels by sector and typology. We paired rent data with price data to calculate yield estimates. |
| Meilleurs Agents | Major French property index publisher with published methodology. | We used it to get granular neighborhood price levels as of early 2026. We triangulate against Notaires and DVF to avoid portal listing bias. |
| SeLoger | One of France's largest listing portals with structured price data. | We used it to capture market temperature and intra-city price dispersion. We treat it as complementary to deed-based sources, not a substitute. |
| Inside Airbnb | Most transparent public dataset for Airbnb listing counts by area. | We used it to measure short-term rental saturation risk and listing density. We paired it with local rules to identify easier versus riskier STR zones. |
| AirDNA | Widely used commercial benchmark for STR occupancy and revenue. | We used it to translate listing counts into actual performance metrics like ADR and occupancy. We treat it as performance context, not legal guidance. |
| Légifrance | Official publication source for French law and regulations. | We used it to frame short-term rental regulatory risk from the November 2024 law. We translate legal text into practical compliance guidance for investors. |
| impots.gouv.fr | French tax authority explaining rules for non-resident property owners. | We used it to flag recurring tax touchpoints like property tax and rental income rules. We keep this investor-relevant but accessible. |
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