Discover France’s cities with the highest rental yield in 2025. Learn where savvy investors are buying property for strong rental returns, and find expert tips for maximizing your investment in the French real estate market.

France’s Cities with the Highest Rental Yield in 2025: Where Investors Should Look

France has long been a favorite destination for property buyers and real estate investors. While world-famous destinations like Paris, Nice, and Bordeaux attract international attention, savvy investors know that higher rental yields are often found beyond the most iconic cities’ borders. In 2025, several French cities are offering excellent opportunities for investors seeking strong rental returns. If you’re considering investing in French real estate, it pays to know France’s cities with the highest rental yields.

What Is Rental Yield and Why Does It Matter?

Rental yield represents the annual rental income as a percentage of the property’s price. Properties with high rental yields typically deliver better cash flow and help investors recoup costs more quickly. By focusing on cities in France with top rental yields, you can make more informed investment decisions and maximize returns.

Top 5 French Cities with the Highest Rental Yield

1. Saint-Étienne

Saint-Étienne consistently tops rankings for the highest rental yield in France. With relatively low property prices and a stable tenant base—composed of students, young professionals, and families—this city is ideal for buy-to-let investors.

• Average Rental Yield: 7–8%
• Why Invest: Affordable entry point, strong student demand, ongoing urban renewal projects.

2. Mulhouse

Located in the Grand Est region near the Swiss border, Mulhouse offers some of the best yields in the country. The city is popular among cross-border workers and students.

• Average Rental Yield: 7–7.5%
• Investment Hotspot: Attractive for both local and international renters.

3. Le Havre

Le Havre, a busy port city in Normandy, is known for solid rental demand due to its position as a commercial and logistics hub.

• Average Rental Yield: 6–7%
• Key Neighborhoods: Downtown, university areas, and districts near the port.

4. Limoges

Limoges boasts relatively low property prices and growing demand due to universities and a vibrant arts scene.

• Average Rental Yield: 6–6.8%
• Investor Appeal: Good prospects for both long-term and student rentals.

5. Perpignan

Situated near the Spanish border, Perpignan is a favorite for investors seeking South of France appeal with better affordability than the Riviera.

• Average Rental Yield: 6–7%
• Why Choose Perpignan: Popular with both locals and expats, tourist demand, affordable homes.

Other Notable High-Yield French Cities

• Clermont-Ferrand: Large student population, yields around 5.5–6.5%.
• Le Mans: Affordable and fast connection to Paris, yields up to 6%.
• Roubaix: Part of the Lille metropolitan area, with rental yields close to 6.5%.

What Drives High Rental Yields in French Cities?

• Affordable Property Prices: Cities that haven’t experienced price booms offer better entry points for investors.
• University Presence: Student cities see steady demand for rentals.
• Economic Hubs: Regional centers with strong job markets attract long-term tenants.
• Urban Regeneration: Infrastructure and cultural investments spur rental demand and property appreciation.

Tips for Maximizing Rental Yield in France

1. Research Neighborhoods Thoroughly: High yields can vary even within the same city.
2. Target Student or Professional Tenants: These groups offer steady demand and reliable occupancy.
3. Keep Properties Well-Maintained: Modern, furnished homes command higher rents.
4. Comply with French Rental Laws: Understand tenant protections and owner obligations.
5. Consider Professional Management: Especially if you’re investing from abroad, a local agency is key.

Frequently Asked Questions

Which French city has the highest rental yield in 2025?
Saint-Étienne leads the rankings with average rental yields of 7–8%.

Is Paris a high rental yield city?
Paris offers strong capital appreciation, but its rental yields are typically lower (3–4%) due to high entry prices.

What type of property sees the best returns in France?
Small apartments and studios in university cities or business hubs usually deliver the highest yields.

Can foreigners invest in French property?
Absolutely. France welcomes international investors and the legal process is straightforward, though it’s wise to use reputable legal and real estate experts.

Where to Find the Best Rental Yields in France

While the glamour of Paris and the French Riviera draws worldwide admiration, the real value for property investors often lies elsewhere. Saint-Étienne, Mulhouse, Le Havre, Limoges, and Perpignan top the list of France’s cities with the highest rental yield in 2025. By carefully selecting your city, researching neighborhoods, and managing your property well, you can enjoy strong rental returns and build a solid foundation for long-term investment success in the French property market.