Acquire · Renovate · Rent
Investment Real Estate in Marseille, Managed End-to-End by our Team
Independent sourcing · Full renovation management · Rental-ready handover
Why does smart capital choose Marseille
for real estate investment
Marseille offers the highest gross rental yields of any major French city, at roughly a third of Paris prices, in a market backed by €7B of committed public infrastructure investment. The data below makes the case.
| Metric | Marseille | Paris | Lyon | Barcelona |
|---|---|---|---|---|
| Apt price/sqm | €3,329 | €9,692 | €4,512 | €4,920 |
| Gross yield | 5 to 5.5% avg, 7 to 8% in 3e | ~3% | ~4.4% | ~5.45% |
| YoY change | +3.5% | Flat | Slight decline | +11.1% |
| Sunshine hrs/yr | 2,858 | 1,725 | 2,003 | 2,510 |
| 60sqm ticket | ~€200K | ~€580K | ~€270K | ~€295K |
Source: MeilleursAgents, INSEE série 010567006, GlobalPropertyGuide. Checked July 2026.
Real estate is not the highest-returning asset class. It is the highest-returning one you can leverage, touch, and optimize for tax. The table below shows how a managed Marseille property investment compares to the most common alternatives on the dimensions that matter to a remote investor.
| Dimension | Marseille property (your route) | Global equity ETF (e.g. MSCI World) | French SCPI (real estate fund) |
|---|---|---|---|
| Expected annual return | 5 to 8% yield + capital appreciation in regeneration zones | 7 to 10% total return (long-term historical average) | 4 to 5% net distribution |
| Leverage available | Yes, French mortgage 50 to 80% LTV depending on residency | No | Limited |
| Control over asset | Full. You own the physical property. | None | None |
| Tangible asset | Yes | No | No |
| Tax optimization (France) | LMNP regime, deficit foncier deduction on renovation costs | PFU 30% flat tax | Partially deductible |
| Liquidity | Low. Weeks to months to sell. | Instant | Medium |
| Management effort | Fully managed by us | None | None |
| Entry point | From ~€150,000 acquisition price | Any amount | €5,000 to €50,000 |
Leverage note
Returns are indicative. Property investment carries risks including vacancy, renovation cost overruns, and market value fluctuations. Not guaranteed returns.
Within Marseille, returns vary sharply by arrondissement, asset type, and stage of regeneration. These are the zones where we focus our sourcing and where the investment thesis is strongest.
Source: MeilleursAgents, SeLoger, INSEE série 010567006, Lokimo/Batinfo. Checked July 2026.
What we deliver at each stage
Six deliverables, produced sequentially. Nothing at the next stage begins until you have reviewed and confirmed the previous one.
Opportunity screening report
Arrondissement analysis, comparable transactions, price-per-sqm benchmarks, and yield modelling for the specific asset. Produced before you commit to viewing.
Area and property shortlist
A curated shortlist of verified assets matching your budget and yield targets, with data per property and confirmed availability.
Renovation scope and budget
Architect-prepared scope of work with itemised budget and timeline, produced before renovation commitment.
Transaction support
We coordinate the offer, the promesse de vente, and the pathway to the acte de vente through our licensed carte T expert and the notaire. Legal and technical diagnostics reviewed at the appropriate stages as required under French law.
Managed renovation to completion
Full project management from contractor selection through to snagging and final inspection. Bi-weekly reports throughout.
Rental-ready handover
The property is furnished (if so desired), photographed, and positioned for the rental market. Handed over ready to generate income.
Who we work with
Not every property investor is a fit for our way of working, and that is intentional. The clients who choose us, and whom we choose back, tend to share the same expectations.
Distant and time-poor
You are not in France. You cannot screen neighbourhoods, vet contractors, or navigate a legal process in French from abroad. You need a team on the ground that handles it.
Data over instinct
You want yield modelling, price benchmarks, and market comparables before you commit. Not a glossy brochure and a sales pitch.
Quality over cost
You want the right asset managed properly, not the cheapest option with no coordination behind it.
Renovation handled, not referred
You want the renovation managed end to end and delivered rental-ready. Not a list of contractor names and best of luck.
Honest, transparent partners
You have no patience for sales theatre. You expect clear answers on fees, risks, timelines, and trade-offs.
As partners, not transactions
You bring professionalism and clear communication. We bring the same. Best outcomes come from real partnership.
What do the numbers look like
at two entry points
Two worked examples at different entry points. All figures based on sourced Marseille rental and transaction data. Fees included in all-in cost.
40sqm furnished apartment, 3e arrondissement
| Acquisition price | €155,000 |
| Renovation budget | €40,000 |
| Advisory and search fee (5% of €155,000, minimum €7,900 applies) | €7,900 |
| Renovation PM fee (13% of €40,000) | €5,200 |
| Retainer (credited against fee on completion) | €2,000 |
| All-in cost | ~€208,600 |
| Estimated monthly rent (€18 to €20/sqm furnished, SeLoger and Hestia, Jan–May 2026) | €720 to €800 |
| Estimated annual income | €8,640 to €9,600 |
| Gross yield on all-in cost | ~4.1 to 4.6% |
| Gross yield on acquisition price | ~5.6 to 6.2% |
The retainer of €2,000 is paid at mandate signature. Of this, €1,500 is credited against the advisory and search fee on completion, so it is not an additional cost. The all-in figure above reflects the net position after the credit.
50sqm furnished apartment, 2e arrondissement
| Acquisition price | €175,000 |
| Renovation budget | €50,000 |
| Advisory and search fee (5% of €175,000) | €8,750 |
| Renovation PM fee (13% of €50,000) | €6,500 |
| Retainer (credited against fee on completion) | €2,000 |
| All-in cost | ~€240,750 |
| Estimated monthly rent (€22 to €24/sqm furnished, Hestia May 2026) | €1,100 to €1,200 |
| Estimated annual income | €13,200 to €14,400 |
| Gross yield on all-in cost | ~5.5 to 5.9% |
| Gross yield on acquisition price | ~7.5 to 8.2% |
The retainer of €2,000 is paid at mandate signature. Of this, €1,500 is credited against the advisory and search fee on completion, so it is not an additional cost. The all-in figure above reflects the net position after the credit.
These are estimates based on current market data. Actual returns depend on final acquisition price, renovation scope, vacancy rates, and rental market conditions at time of letting. These are not guaranteed returns.
What does the full fee structure look like
€200,001 to €400,000: 4.5% of acquisition price
Above €400,000: 4% of acquisition price
Payable at acte de vente only.
You retain 90% of the saving in full.
€30,001 to €80,000: 13%
Above €80,000: 11%
Payable in three instalments: 30% on architect sign-off, 40% at structural completion, 30% at final handover.
€500 is withheld to cover search work performed regardless of outcome.
€1,500 is credited against your fee on completion.
Is investment property the right fit for you
| GOOD FIT FOR | NOT THE RIGHT FIT FOR |
|---|---|
| You want to acquire and hold income-generating real estate in France without managing the process yourself. | You are looking for a guaranteed return. Property investment does not offer one. |
| You are based outside France and need a team on the ground to search, negotiate, and oversee the renovation on your behalf. | ou want a fast transaction with minimal due diligence. |
| You want independent advice on the asset, not a recommendation shaped by agency relationships. | You prefer to work with multiple selling agents. |
| You value a fully managed process over a cheaper, self-directed alternative. | You are purchasing the property for personal use. This route is structured for investment. |
| You are comfortable with a medium to long-term hold and understand that property investment is illiquid. |
Frequently asked questions about investment property
No. We are not an agency and we hold no listings. We start from your brief and search the entire market on your behalf, including off-market properties. Every search is built around your goals, not our inventory.
No. The entire process is designed for clients who are not in France. We visit, verify, negotiate, and oversee on your behalf. You review remotely and make decisions with full information.
We can connect you with a rental management partner in Marseille. This is coordinated as an after-purchase service. Partner details will be confirmed on this page when the relationship is formalised. In the meantime, rental management options are discussed during the initial consultation.
Taxe foncière (annual property tax), building insurance, co-ownership charges if the property is in a copropriété, and income tax on rental income. We provide a full cost model before you commit to any purchase.
Yes. French banks lend to non-residents, typically at 70 to 80% loan-to-value depending on profile and nationality. We can refer you to a specialist mortgage broker who works specifically with international buyers.
Typically 9 to 14 months, depending on how quickly a suitable asset is identified and the scope of the renovation. We provide a realistic project timeline at the start of the engagement.
Non-resident landlords are subject to French income tax on rental income at a minimum rate of 20%, plus social charges. Tax treaty provisions may apply depending on your country of residence. We recommend taking independent tax advice before committing to a purchase.
Yes. French mortgage finance is available to non-resident buyers. We can refer you to a specialist broker. Leveraging the acquisition with a French mortgage can improve the effective yield on your equity. This is discussed during the market briefing stage.
For investment properties held under the LMNP regime, professional fees including chasseur fees are generally deductible from rental income under the régime réel. We recommend confirming this with your tax advisor for your specific situation.
Ready to explore investment property?
Book a free video consultation. We will discuss your target yield, budget, and which arrondissement fits your profile.