Buying a property in France in 2026 looks very different from the frenzy of 2021–2022. For many international buyers, this is quietly one of the best entry points France has offered in years.
Prices have stabilised, competition has cooled, and rental demand remains strong in the right locations. Add a relatively weak euro and clearer rental rules, and 2026 is shaping up as a selective buyer’s market.
The key question is no longer “Is it a good time?” but rather where should you buy in France in 2026 for lifestyle, value, or income?
This article breaks it down clearly, from big-picture trends to the regions and cities that make sense for expats today.
Table of contents
The French real estate market in 2026
After the sharp correction between 2022 and 2024, the French property market entered a phase of stabilisation during 2024–2025. While price movements still vary significantly by region and property type, the period of rapid decline has largely passed, and activity is becoming more balanced again.
This is not a return to a speculative boom, but it is a more rational, more predictable market for buyers who understand how France actually works.
National trends going into 2026
Across France, several structural forces now define the market:
Prices are stabilising, not surging: National price indices show that declines slowed through 2024 and many areas moved into a flat or slightly positive phase in 2025. Some high-demand cities and coastal zones have begun to recover modestly, while more rural or overbuilt areas remain softer. The market is no longer falling broadly, but it is not overheating either.
Domestic buyers remain cautious: French buyers are still sensitive to mortgage conditions. Although borrowing costs eased from the highs of 2023, financing remains a constraint, particularly for first-time buyers and households stretching their budgets. This keeps price growth contained and prevents bidding wars in most areas.
Housing supply is structurally constrained: New construction has fallen sharply since 2022 due to rising costs, tighter credit, and reduced developer activity. Planning approvals and housing starts remain low. This limits future supply and supports long-term price and rental stability, especially in cities, commuter zones, and coastal regions where demand remains strong.
What this means for foreign buyers
For international buyers, 2026 presents a very different opportunity from the speculative environment of the late 2010s.
Instead of competing in a rising market, buyers are now entering a phase where:
- Sellers are more realistic
- Negotiation is back on the table
- Poorly priced or inefficient properties are discounted
- Well-located, high-quality homes remain resilient
Currency effects can help or hurt depending on your home currency, but the bigger advantage today is reduced domestic competition and a more balanced negotiating environment.
> You might be interested in this article: Buying an investment property in France
Best places to buy in France in 2026
Lifestyle on a budget (rural and small-town France)
If space, calm, and character matter more than resale speed, rural France still delivers exceptional value.
- Dordogne (Lalinde area): Classic countryside appeal, strong second-home demand, and still affordable prices with forecast growth around 4%.
- Loire Valley (Tours, Saumur, Amboise): Period houses, vineyards, and TGV access. Many towns still sit around 2,300 €/m², offering remarkable value for lifestyle buyers.
Best for: retirees, remote workers, and buyers prioritising quality of life over rental yield.
The coast without Riviera prices
You don’t need a Côte d’Azur budget to live near the sea.
- La Rochelle (Charente-Maritime): Relaxed Atlantic lifestyle, ferry access to the UK, and average prices around 4,500 €/m² for La Rochelle and 3,300 €/m² for the Charente-Maritime.
- Occitanie coast (Montpellier, Nîmes, Perpignan): Mediterranean climate, beaches, and growing expat interest. Montpellier averages around 3,550 €/m² with strong recent growth.
Best for: coastal living, long-term appeal, and mixed personal/rental use.
Prime mediterranean lifestyle
If budget allows, southern France still offers unmatched lifestyle security.
- Nice and the Riviera: Prices vary widely (average 5,397 €/m²), but long-term capital preservation remains strong.
- Grasse and inland Riviera towns: Similar climate and access, generally cheaper than seafront hotspots at roughly 3,730 €/m².
Best for: second homes, retirement, and buyers focused on preservation rather than yield.
Big cities offering value (Long-term living and resale)
Several French cities stand out in 2026 for jobs, infrastructure, and long-term demand.
- Lyon: A rising star for expats. Prices around 4,619 €/m², strong economy, and ~22% growth between 2020–2025.
- Toulouse: Aerospace and tech-driven demand. New builds in growth districts sit around 3,657 €/m².
Best for: families, professionals, and buyers planning to live full-time.
High-yield and investment-focused locations
If rental performance matters more than postcard views:
- Montpellier: One of France’s fastest-appreciating cities (≈28% over 5 years), with 4.5–6% yields still achievable.
- Marseille: Often undervalued for a major Mediterranean city. Prices around 3,775 €/m² with potential 5–7% yields in select areas.
Best for: investors who understand neighbourhood-level dynamics.
Best value regions in France in 2026 (€/m² Focus)
For many expats, “best value” means under 2,000–2,500 €/m² with decent access.
Standout value regions
- Nouvelle-Aquitaine (Dordogne, Charente, Haute-Vienne): Houses often 1,400-1,800 €/m², sometimes less. Limoges Airport provides UK links.
- Occitanie (inland departments): Gers, Lot, Aude, Tarn, Tarn-et-Garonne often sit between 1,300-1,700 €/m², with sun and access to Toulouse/Montpellier.
- Creuse and Central France: Among the cheapest in France (often 700–820 €/m²). Suits buyers prioritising space over connectivity.
How to choose where to buy in France in 2026
Use these filters to narrow your shortlist:
- Full-time family life: Lyon, Toulouse, Montpellier, Nantes, La Rochelle
- Retirement or slower pace: Loire Valley, Charente-Maritime (inland), Dordogne
- Rental + personal use: Montpellier, Toulouse tech corridor, Nice (budget permitting)
- Maximum space per euro: Creuse, Haute-Vienne, Ariège, Allier
Final notes: Buying property in France in 2026
France in 2026 rewards clarity of purpose. There is no single “best place”, only places that fit your goals:
- Lifestyle buyers should focus on regions, not headlines
- Value buyers still have remarkable opportunities outside hotspots
- Investors must think city-by-city, street-by-street
With stabilised prices, strong rental fundamentals, and less competition, buying a property in France in 2026 is about positioning, not rushing.
Updated: January 2026
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