Gross yields between 4% and 8%, strong potential in Marseille and Aix: a clear-eyed look at the market, the best locations and the pitfalls to avoid.
Short-term rental in Provence is attracting a growing number of investors drawn by the combination of strong tourist demand, an property market still more accessible than Paris or the Côte d'Azur, and a LMNP tax regime that can significantly reduce tax on rental income. But the market has changed since 2024, and investing without understanding the new rules can prove costly. Here are the figures and strategies needed to build a profitable investment in 2026.
Gross yields by area: what the figures show
The gross yield of a short-term rental in Provence varies considerably depending on location, property type and management quality. In Marseille, the potential is the highest in the region: well-located studios and two-bedroom flats in the 1st, 7th and 8th arrondissements achieve gross yields of 6 to 8%, thanks to an average annual occupancy of 68% and competitive nightly rates. In Aix-en-Provence, gross yields sit between 5% and 7%, with a more seasonal market but higher nightly rates during the July Festival.
Example yields by property type:
- Studio in Marseille (7th arr.): purchase price €180,000, estimated annual revenue €14,000, gross yield 7.8%
- 2-bed flat in Aix-en-Provence (historic centre): purchase price €258,000, estimated annual revenue €22,000, gross yield 8.5%
- 3-bed flat in Marseille (13th arr., near Calanques): purchase price €220,000, estimated revenue €16,000, gross yield 7.3%
- Provençal mas (30 km from Aix, with pool): purchase price €450,000, estimated revenue €36,000, gross yield 8%
The most promising locations in 2026
Not all neighbourhoods or towns are equal. In Marseille, the most in-demand sectors are the Vieux-Port and surroundings (1st arrondissement), Cours Julien and Notre-Dame-du-Mont (6th), Endoume and the Corniche (7th), and the Calanques zone (8th and 9th). In Aix-en-Provence, the historic centre and the Mazarin neighbourhood concentrate the bulk of quality tourist demand. In the Var, Bandol, Sanary and Cassis offer opportunities with more pronounced seasonality but high yields in peak season.
The new legal constraints to factor into the calculation
Since the Loi Le Meur of November 2024, the regulatory framework for short-term rentals has tightened. For primary residences in Marseille and Aix, the annual cap is 90 nights, voted in April 2025. For secondary residences, change of use is subject to a prefectoral authorisation and, in high-pressure communes, a compensation obligation. These constraints reduce the potential for purely speculative investments, but leave a profitable space for owners who manage their properties correctly.
Mistakes to avoid before investing
- Not checking whether the commune is in a high-pressure zone before buying: change of use may be refused
- Underestimating management costs (cleaning, linen, maintenance, concierge) which represent 15 to 30% of gross revenue
- Overlooking the EPC (DPE): since January 2025, G-rated properties are banned from rental; F-rated from 2028; E-rated from 2034
- Relying solely on peak season without a low-season strategy (mobility lease, medium-term rental)
- Ignoring tax: the LMNP real-costs regime with depreciation is often far more advantageous than the micro-BIC flat-rate, but requires an accountant
Net yield: what really matters
Gross yield does not tell the whole story. Once management fees (15-20% if using a concierge), co-ownership charges, property tax, PNO insurance, maintenance and tax are deducted, net yield is often 2 to 4 percentage points below gross. This is the figure you need to model in your business plan before signing.
Elyos
