The city of Marseille continues to attract more and more real estate investors, and the 13th arrondissement stands out thanks to its dynamism, the diversity of its neighborhoods, and the scale of its urban development projects. By carefully analyzing rental yield, price per square meter, average rents, and rental demand pressure, we identify the areas offering the best investment potential for 2026.
Our expertise in real estate investment in Marseille helps you identify the most promising neighborhoods and optimize your real estate project in this key area of northeastern Marseille.
The 13th arrondissement benefits from a strategic geographic location due to its close proximity to university campuses, hospitals, and major transportation infrastructure. This configuration improves mobility and attracts a diverse population — families, students, and young professionals — directly impacting the profitability of rental investments.
For several years, we have observed a profound transformation in this part of the city: urban renewal, new real estate developments, and environmental improvements. These changes strengthen Marseille’s position as an attractive city for investors looking to secure or diversify their real estate assets.
By 2026, the 13th arrondissement offers competitive price per square meter levels compared to Marseille’s central districts. For older apartments, prices typically range between €2,300 and €2,800 per m² depending on location. In new developments, values sometimes reach €3,100 per m², particularly near major roads or recently renovated areas.
This price level makes the area particularly attractive for first-time investors as well as those looking to diversify their property portfolio. Opportunities here offer strong investment potential thanks to the balance between accessibility and future appreciation prospects.
To succeed in an investment project, it is essential to target strong rental yields, meaning the ratio between acquisition cost and rental income. Properties located close to universities or in well-connected neighborhoods benefit from strong demand, reducing the risk of vacancy.
In 2026, the expected gross yield ranges between 5% and 7% for well-located apartments, particularly around Malpassé and Saint-Jérôme. This result reflects a favorable balance between reasonable purchase prices and steadily increasing average rents.
The success of an investment largely depends on the choice of neighborhood, as not all areas show the same rental demand or price levels per square meter. Several sectors clearly stand out in terms of investment potential, combining dynamism, accessibility, and secure investment opportunities.
Saint-Jérôme hosts several university campuses, making it one of the top areas for student rentals. The supply of new housing meets the growing number of students, while older properties remain attractively priced for a first purchase. Average rents often exceed €15 per m², ensuring strong profitability.
Nearby, Malpassé benefits from sports and educational infrastructure, a diverse housing stock, and easy access to the city center. The neighborhood combines reasonable prices with diverse tenant profiles, ideal for shared housing or family rentals. Gross rental yields can easily exceed 6%, reflecting the strength of the local market.
The La Croix-Rouge area attracts buyers with stable average rents and a quality of life appreciated by families. Schools, shops, and services provide a stable environment for property management, while the arrival of new developments suggests potential future value growth for existing buildings.
expertise in real estate investment in Marseille
Château-Gombert, meanwhile, stands out thanks to its evolving residential environment, energized by the technopole and the arrival of start-ups. This context attracts many young professionals, increasing rental demand in an area that remains relatively affordable.
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