Buying a new-build flat in Marseille in 2026: areas, prices and schemes

Published on October 03, 2026 · Towns & local market

Panoramic view of new-build apartment blocks in a French city

Marseille continues to attract buyers in 2026: a Mediterranean setting, economic dynamism, major urban projects and a growing supply of new homes. Whether you are a first-time buyer seeking a main residence or an investor looking for a rental property, buying a new apartment in Marseille calls for a good understanding of the neighbourhoods, price levels and available programmes. This guide, written by JL HOME advisers, helps you see things clearly so you can make an informed decision.

Why buy a new apartment in Marseille in 2026?

France's second city combines several advantages for buying new. The regeneration of many districts (notably around Euroméditerranée) is creating a supply of modern homes, well served by transport and designed for new uses (outdoor spaces, energy performance, soft mobility).

Buying new also offers concrete advantages over older property:

Lower notary fees: on new homes they are generally between 2 and 3 % of the price, compared with roughly 7 to 8 % on older property (figures to be confirmed with your adviser).
Recent standards: insulation, thermal and acoustic comfort, and better energy efficiency.
The option to personalise your home when buying under VEFA (Vente en l'État Futur d'Achèvement, off-plan sale).
Support schemes for home ownership, such as the PTZ (interest-free loan) for eligible first-time buyers.

To compare current opportunities, see the regularly updated selection of new programmes in Marseille offered by JL HOME.

The neighbourhoods to target based on your project

Marseille is divided into 16 arrondissements with very different characters. Here are some reference points to guide your search.

For an affordable main residence

The eastern and southern arrondissements (9th, 10th, 11th, 12th) often offer a good balance between controlled prices, green spaces and proximity to schools. These areas suit families and first-time buyers who prefer a calm residential setting while remaining well connected to the centre.

To live at the heart of urban life

The Euroméditerranée zone (the 2nd and 3rd arrondissements, including La Joliette and the Docks) concentrates the most recent projects. It is a business and living district in full transformation, popular with professionals and young households who want to be close to the port, transport and shops.

For a rental investment

Areas close to universities, employment hubs and transport lines (metro, tram) have strong rental demand. The 5th arrondissement (La Timone, university) or the edges of Euroméditerranée are often studied by investors. The aim is to target a location with lasting rental demand, without ever assuming a guaranteed return, since no rental yield can be promised in advance.

What budget to allow for a new apartment in Marseille?

Prices vary considerably by neighbourhood, view, floor and specification. A T2 in a residential eastern neighbourhood does not carry the same budget as a home with a terrace facing the sea in the south. Rather than giving you a fixed figure, which changes with the market, we recommend working with a range and checking up-to-date prices with an adviser, programme by programme.

A few items to include in your financing plan:

The property price (excluding or including parking, depending on the programme).
The reduced notary fees on new homes (roughly 2 to 3 %, to be checked).
Your deposit and borrowing capacity, bearing in mind the maximum debt ratio generally applied, of 35 %.
Any aid: PTZ depending on your area and income, and Action Logement schemes subject to conditions.

Loan rates change constantly: never rely on a figure you read several months ago. Ask your bank or your JL HOME adviser for a recent simulation.

First-time buyers: ways to reduce your effort

If you are buying your first main residence, several schemes can ease your financing.

The PTZ is an interest-free loan that supplements your main mortgage. Its amount depends on your geographic zone, household composition and income, within the ceilings and proportions set by regulation. Marseille is in a tight-market zone, which may be favourable, but each situation must be assessed individually.

In certain urban renewal areas, the reduced VAT rate of 5,5 % may apply, subject to strict conditions (location, type of property, occupancy commitment). It is never automatic: only an assessment of your file can confirm eligibility.

Investors: understanding the tax regimes for new-build property

Investing in new-build property in Marseille can be considered under several frameworks, each with its own rules.

The LMNP (Non-Professional Furnished Landlord) allows, under the micro-BIC regime, a 50 % allowance up to 77 700 € of rental income, as long as you remain below the 23 000 € threshold that distinguishes a non-professional.
Under unfurnished letting, the property deficit allows certain charges to be offset against overall income up to 10 700 € per year, subject to conditions.
The Intermediate Rental Housing (LLI) regulates rents by zone (for example, ceilings of around 14,49 €/m²/month in zone A, to be confirmed under the applicable regulations).
The depreciation scheme known as "Jean-Brun" is based on a framework of bases and rates, to be examined case by case.

These schemes are neither a successor to nor a replacement for the Pinel scheme: they are distinct frameworks with their own conditions. No tax benefit can be promised without an analysis of your personal situation.

How to secure your purchase in VEFA

Buying off-plan is reassuring because of the legal framework around it: a regulated schedule of instalment calls, guarantees (completion, ten-year structural, final completion) and contractual delivery dates. Take the time to check the developer's reputation, the quality of the finishes and whether the scheme fits your living or investment plans.

An independent adviser can compare several schemes for you and point you towards those that genuinely match your criteria and budget.

Take action with JL HOME

Buying a new flat in Marseille in 2026 is above all about preparing your project well: choice of neighbourhood, a realistic budget and a suitable scheme. To go further, book an appointment with a JL HOME adviser or start a personalised simulation: you will receive an estimate of your borrowing capacity and a selection of schemes matching your objectives.

👉 Book your advisory appointment or start your JL HOME simulation to move your Marseille project forward concretely.

Frequently asked questions

What are the notary fees for a new-build flat in Marseille?

On new-build properties, notary fees are generally lower, at around 2 to 3% of the price, compared with approximately 7 to 8% on the resale market. The exact amount depends on the development and must be confirmed with your JL HOME adviser.

Can I benefit from the PTZ to buy a new-build flat in Marseille?

The PTZ is reserved for first-time buyers for their main residence, subject to income conditions and depending on the area. Marseille is in a high-demand zone, which may be favourable, but each application must be assessed individually.

Does the reduced VAT rate of 5,5 % apply automatically?

No. The reduced VAT rate of 5,5 % is never automatic: it applies subject to conditions, notably the location of the scheme and an occupancy commitment. An assessment of your file is required to confirm eligibility.

Which neighbourhood should I choose to invest in Marseille?

Areas close to universities, employment hubs and transport show strong rental demand, such as the surroundings of Euroméditerranée or the 5th arrondissement. However, no yield is guaranteed: the location must be validated according to your project.

What is the average price of a new-build flat in Marseille in 2026?

In 2026, the price of a new-build flat in Marseille averages between 4 500 and 6 500 €/m², depending on the arrondissement, with the southern districts and the Euroméditerranée centre being the most expensive. The eastern sectors (11th, 12th) show more affordable prices.

What are the best neighbourhoods to buy a new-build flat in Marseille?

For an accessible main residence, the 9th, 10th, 11th and 12th arrondissements offer a good balance of price and quality of life. For dynamic investment, the Euroméditerranée area (2nd and 3rd, La Joliette, Les Docks) has the most recent new-build developments.

Is it profitable to invest in a new-build flat in Marseille?

Marseille is classed as a high-demand zone (zone A), which supports rental demand, particularly from students and young professionals. A new-build flat in Marseille combines reduced notary fees (2 to 3%), low vacancy in well-served neighbourhoods and housing built to RE2020 standards, favouring profitability.

What size of new flat can you buy in Marseille with a budget of 200 000 €?

With 200 000 €, you can aim for a T2 of roughly 35 to 45 m² in a new development in the eastern districts of Marseille (11th, 12th), or a studio in more sought-after areas such as the centre or the south.

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