Rental Yield Overview

France's apartment market posted a 4.2% average gross rental yield in July 2026, with a median purchase price of €256,800 and a median monthly rent of €730. Among the selected city markets, yields range from 3.3% in Rennes to 6.0% in Marseille, while apartment bedroom bands in Paris, Lyon, Marseille and Nice show notable variation across unit sizes.

Gross Rental Yield Table

The apartment yield breakdown combines median purchase price, median monthly rent and annual gross rental yield across bedroom bands. In Paris, Lyon, Marseille and Nice, smaller apartments generally show stronger yields than larger ones, with Marseille's 1-bedroom apartment at 7.7% and Paris's 1-bedroom apartment at 5.4%, while 4+ bedroom apartments are lower in each city.

Read each market block by area and apartment segment, then compare median purchase price, median monthly rent, and Yield (p.a.).

France - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
France - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All France
	Studio apartment	€158,450	€620	4.7%
	1-bedroom apartment	€139,900	€560	4.8%
	2-bedroom apartment	€199,000	€720	4.3%
	3-bedroom apartment	€271,000	€900	4%
	4+ bedroom apartment	€398,000	€980	3%
	Median	€256,800	€730	4.2%
Paris - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Paris - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Paris
	1-bedroom apartment	€266,790	€1,210	5.4%
	2-bedroom apartment	€445,000	€1,850	5%
	3-bedroom apartment	€698,000	€2,700	4.6%
	4+ bedroom apartment	€1,350,000	€4,100	3.6%
	Median	€620,000	€1,880	4.7%

	1-bedroom apartment	€299,500	€1,300	5.2%
	2-bedroom apartment	€560,000	€1,960	4.2%
	3-bedroom apartment	€899,000	€3,300	4.4%
	4+ bedroom apartment	€1,590,000	€4,590	3.5%
	Median	€1,075,000	€2,400	4.2%

	1-bedroom apartment	€265,000	€1,270	5.7%
	2-bedroom apartment	€418,000	€1,700	4.9%
	3-bedroom apartment	€630,000	€2,270	4.3%
	4+ bedroom apartment	€1,020,000	€2,690	3.2%
	Median	€575,000	€1,760	4.6%

	1-bedroom apartment	€210,000	€1,060	6%
	2-bedroom apartment	€354,000	€1,500	5.1%
	3-bedroom apartment	€515,000	€1,990	4.6%
	4+ bedroom apartment	€899,000	€2,100	2.8%
	Median	€410,000	€1,390	5.2%
Lyon - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Lyon - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Lyon
	1-bedroom apartment	€135,000	€700	6.2%
	2-bedroom apartment	€233,380	€980	5%
	3-bedroom apartment	€338,810	€1,260	4.5%
	4+ bedroom apartment	€510,000	€840	2%
	Median	€320,000	€950	4.6%

	1-bedroom apartment	€115,000	€670	7%
	2-bedroom apartment	€238,000	€900	4.5%
	3-bedroom apartment	€350,000	€1,150	3.9%
	4+ bedroom apartment	€499,500	€650	1.6%
	Median	€326,000	€820	4.6%

	1-bedroom apartment	€128,000	€700	6.6%
	2-bedroom apartment	€219,000	€990	5.4%
	3-bedroom apartment	€335,000	€1,220	4.4%
	4+ bedroom apartment	€499,450	€730	1.7%
	Median	€315,000	€890	4.9%

	1-bedroom apartment	€129,000	€690	6.4%
	2-bedroom apartment	€189,000	€860	5.4%
	3-bedroom apartment	€279,000	€1,050	4.5%
	4+ bedroom apartment	€380,500	€550	1.7%
	Median	€260,000	€690	3.7%
Marseille - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Marseille
	Studio apartment	€275,000	€720	3.1%
	1-bedroom apartment	€100,000	€640	7.7%
	2-bedroom apartment	€172,340	€840	5.8%
	3-bedroom apartment	€249,000	€1,100	5.3%
	4+ bedroom apartment	€369,000	€1,200	3.9%
	Median	€237,000	€850	6%

	1-bedroom apartment	€142,000	€710	6%
	2-bedroom apartment	€233,000	€1,000	5.1%
	3-bedroom apartment	€415,500	€1,400	4%
	4+ bedroom apartment	€695,000	€2,230	3.8%
	Median	€441,000	€1,100	5%

	1-bedroom apartment	€136,500	€600	5.3%
	2-bedroom apartment	€230,000	€870	4.5%
	3-bedroom apartment	€275,000	€1,140	5%
	4+ bedroom apartment	€349,000	€1,100	3.8%
	Median	€270,000	€900	4.6%

	1-bedroom apartment	€88,500	€630	8.5%
	2-bedroom apartment	€148,750	€830	6.7%
	3-bedroom apartment	€198,000	€1,040	6.3%
	4+ bedroom apartment	€250,000	€960	4.6%
	Median	€189,250	€830	6.7%
Nice - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Nice - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Nice
	1-bedroom apartment	€165,000	€800	5.8%
	2-bedroom apartment	€260,000	€1,100	5.1%
	3-bedroom apartment	€400,000	€1,500	4.5%
	4+ bedroom apartment	€637,000	€2,070	3.9%
	Median	€355,000	€1,150	5.1%

	Median	€487,830	€1,300	4.7%

	Median	€448,500	€840	3.4%

	Median	€449,500	€1,250	4.8%
Bordeaux - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Bordeaux
	1-bedroom apartment	€138,000	€680	5.9%
	2-bedroom apartment	€217,650	€860	4.7%
	3-bedroom apartment	€315,000	€1,150	4.4%
	4+ bedroom apartment	€446,000	€1,110	3%
	Median	€267,000	€810	4.9%

	1-bedroom apartment	€149,800	€750	6%
	2-bedroom apartment	€246,950	€910	4.4%
	3-bedroom apartment	€395,000	€1,270	3.8%
	4+ bedroom apartment	€635,000	€1,790	3.4%
	Median	€350,000	€920	4.7%

	1-bedroom apartment	€129,900	€650	6%
	2-bedroom apartment	€209,000	€850	4.9%
	3-bedroom apartment	€311,100	€1,020	3.9%
	4+ bedroom apartment	€405,180	€1,250	3.7%
	Median	€245,000	€800	4.8%

	1-bedroom apartment	€174,750	€680	4.7%
	2-bedroom apartment	€204,000	€850	5%
	3-bedroom apartment	€287,000	€1,090	4.6%
	4+ bedroom apartment	€387,000	€600	1.9%
	Median	€269,000	€770	4.6%
Toulouse - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Toulouse
	Studio apartment	€285,000	€710	3%
	1-bedroom apartment	€127,750	€600	5.6%
	2-bedroom apartment	€179,900	€750	5%
	3-bedroom apartment	€235,000	€890	4.5%
	4+ bedroom apartment	€384,500	€690	2.2%
	Median	€219,000	€740	4.6%

	2-bedroom apartment	€129,000	€650	6.1%
	3-bedroom apartment	€171,000	€820	5.8%
	4+ bedroom apartment	€246,000	€1,020	5%
	Median	€169,000	€750	6%

	1-bedroom apartment	€138,450	€550	4.8%
	2-bedroom apartment	€169,000	€720	5.1%
	3-bedroom apartment	€228,370	€900	4.7%
	4+ bedroom apartment	€295,000	€520	2.1%
	Median	€205,000	€730	4.5%

	1-bedroom apartment	€145,420	€660	5.4%
	2-bedroom apartment	€219,000	€900	4.9%
	3-bedroom apartment	€352,000	€1,270	4.3%
	4+ bedroom apartment	€650,000	€1,700	3.1%
	Median	€289,000	€860	4.6%
Nantes - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Nantes - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Nantes
	1-bedroom apartment	€119,000	€570	5.8%
	2-bedroom apartment	€166,660	€750	5.4%
	3-bedroom apartment	€232,740	€980	5%
	4+ bedroom apartment	€368,900	€1,300	4.2%
	Median	€212,630	€740	5.4%

	1-bedroom apartment	€109,000	€590	6.5%
	2-bedroom apartment	€169,500	€770	5.5%
	3-bedroom apartment	€269,000	€980	4.4%
	4+ bedroom apartment	€498,500	€1,620	3.9%
	Median	€263,750	€810	5.4%

	1-bedroom apartment	€151,000	€590	4.7%
	2-bedroom apartment	€173,000	€800	5.5%
	3-bedroom apartment	€236,000	€990	5%
	4+ bedroom apartment	€413,000	€1,250	3.6%
	Median	€192,500	€680	4.7%

	2-bedroom apartment	€161,000	€740	5.5%
	3-bedroom apartment	€224,190	€930	5%
	Median	€174,450	€730	5.9%
Lille - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Lille - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Lille
	1-bedroom apartment	€114,700	€590	6.2%
	2-bedroom apartment	€187,000	€800	5.1%
	3-bedroom apartment	€270,000	€1,040	4.6%
	4+ bedroom apartment	€388,000	€990	3.1%
	Median	€220,000	€700	5.4%

	1-bedroom apartment	€129,000	€660	6.1%
	2-bedroom apartment	€204,340	€840	4.9%
	3-bedroom apartment	€298,500	€1,120	4.5%
	4+ bedroom apartment	€465,000	€1,290	3.3%
	Median	€249,000	€730	5.6%

	1-bedroom apartment	€112,500	€570	6%
	2-bedroom apartment	€174,900	€780	5.4%
	3-bedroom apartment	€273,250	€920	4%
	4+ bedroom apartment	€349,000	€620	2.1%
	Median	€194,800	€660	5.2%

	1-bedroom apartment	€130,000	€730	6.7%
	2-bedroom apartment	€215,000	€890	5%
	3-bedroom apartment	€335,000	€1,140	4.1%
	4+ bedroom apartment	€500,000	€1,940	4.7%
	Median	€259,940	€950	5.1%
Montpellier - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Montpellier
	1-bedroom apartment	€111,360	€590	6.4%
	2-bedroom apartment	€180,000	€770	5.2%
	3-bedroom apartment	€260,000	€960	4.4%
	4+ bedroom apartment	€400,000	€860	2.6%
	Median	€230,500	€700	5.1%

	1-bedroom apartment	€125,600	€600	5.7%
	2-bedroom apartment	€226,000	€790	4.2%
	Median	€349,000	€780	4.6%

	1-bedroom apartment	€105,000	€580	6.6%
	Median	€180,000	€590	5.9%

	1-bedroom apartment	€130,000	€600	5.5%
	2-bedroom apartment	€179,500	€810	5.4%
	3-bedroom apartment	€298,000	€1,110	4.4%
	4+ bedroom apartment	€459,600	€1,290	3.4%
	Median	€242,000	€720	5%
Strasbourg - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Strasbourg
	1-bedroom apartment	€132,400	€620	5.6%
	2-bedroom apartment	€185,000	€860	5.6%
	3-bedroom apartment	€270,000	€1,090	4.8%
	4+ bedroom apartment	€399,000	€1,500	4.5%
	Median	€253,500	€850	5.2%

	Median	€280,000	€780	4.5%

	3-bedroom apartment	€343,000	€1,240	4.3%
	Median	€379,000	€1,010	4.5%

	1-bedroom apartment	€137,040	€570	5%
	2-bedroom apartment	€189,500	€830	5.2%
	Median	€179,000	€840	4.9%
Cannes - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Cannes - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Cannes
	1-bedroom apartment	€215,000	€800	4.5%
	2-bedroom apartment	€347,000	€1,070	3.7%
	3-bedroom apartment	€665,000	€1,730	3.1%
	4+ bedroom apartment	€1,345,000	€4,250	3.8%
	Median	€575,000	€1,090	4%

	Median	€1,260,000	€1,390	4%

	Median	€1,192,500	€1,710	3.4%

	Median	€685,000	€1,250	4.8%
Rennes - Apartments Location Area / scope Property segment		COST (€)		Yield (p.a.) Yield (p.a.)
Rennes - Apartments Location Area / scope Property segment		TO BUY Median Purchase Price	MONTHLY RENT MONTHLY RENT	Yield (p.a.) Yield (p.a.)
All Rennes
	1-bedroom apartment	€142,000	€500	4.3%
	2-bedroom apartment	€201,000	€690	4.1%
	3-bedroom apartment	€279,000	€900	3.9%
	4+ bedroom apartment	€345,000	€480	1.7%
	Median	€221,000	€540	3.3%

	Median	€185,000	€570	4.1%

	1-bedroom apartment	€170,000	€540	3.8%
	2-bedroom apartment	€223,250	€790	4.2%
	3-bedroom apartment	€287,500	€1,080	4.5%
	4+ bedroom apartment	€488,250	€1,400	3.4%
	Median	€275,500	€700	4%

	Median	€238,000	€590	3.9%
Source: BestYieldFinder analysis of apartment median asking rent and apartment median listing price inputs. Yields are gross before taxes, repairs, management fees, vacancy, financing, and other ownership costs.

Historical Rental Yields in France

The 1-year apartment series from August 2025 to July 2026 started at 4.3% and ended at 4.2%. Yields were 4.3% through November 2025, reached 4.4% in December 2025 and January 2026, then settled at 4.2% in April, May, June and July 2026.

Aug 2025 to Jul 2026: Jul 2026 4.2% (0% vs. Jun 2026).

Average Yields by Market

Average apartment gross rental yields span from 3.3% in Rennes and 4.0% in Cannes to 6.0% in Marseille. Paris stands at 4.7%, Lyon and Toulouse at 4.6%, and several markets, including Nice, Bordeaux, Nantes, Lille, Montpellier and Strasbourg, sit in the 4.9% to 5.4% range.

Selected public markets are compared by average gross rental yield.

Cities and Areas Compared

For city-level comparison, the report covers Paris, Lyon, Marseille, Nice, Bordeaux, Toulouse, Nantes, Lille, Montpellier, Strasbourg, Cannes and Rennes. These markets provide a mixed view of apartment yield levels, from lower-yielding, higher-priced cities to areas with stronger gross rental returns.

Continue Researching France

Continue from the France yield table into public BestYieldFinder city markets and related country reports.

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Methodology

This report uses BestYieldFinder monthly country, city, region, and selected district report data for France, with apartments as the only comparison segment.

Apartment median monthly rent and apartment median purchase price are used to calculate gross rental yield.

Values are based on asking rent and listing price inputs. Net yields may be lower after taxes, repairs, management, vacancy, financing, and other ownership costs.

(Median Monthly Rent x 12) / Median Purchase Price x 100

Y_gross=12xR_medP_medx100

Gross Rental Yield

Y_gross

Annual rent divided by purchase price, shown as a percentage.

Median Rent

R_med

Typical monthly asking rent in the selected market and segment.

Median Purchase Price

P_med

Typical asking sale price in the selected market and segment.

R_med is monthly rent and P_med is purchase price. The result is gross yield before costs.NoteCity values are a weighted average of segment yields.