Cassis is a unique municipality in the Bouches-du-Rhône department. Nestled between the calanques and the Mediterranean Sea, about twenty kilometers from Marseille, it combines assets that are rarely found together: a property value among the highest in the department, international tourist appeal, and a dual-faceted rental market — long-term rentals for permanent residents and seasonal rentals for visitors.
Managing a property in Cassis requires precise knowledge of these two segments and a command of the specific regulatory requirements unique to such a highly coveted town. Our real estate agency in Marseille assists you in this process with expertise in the Provençal coastline.
In 2026, Cassis posts an average price per square meter of 7,450 to 8,378 euros depending on the sources consulted, making it the most expensive municipality in the Bouches-du-Rhône department. Apartments trade around 6,950 to 7,620 euros per square meter, while houses reach an average of 8,440 to 9,002 euros per square meter.
These price levels reflect the scarcity of available land — the town is tightly constrained between the protected calanques and the steep terrain — and the lasting appeal of an address that buyers from all over France and abroad compete for.
The market experienced a slight correction in 2024 with only 56 recorded transactions, representing a 54% drop over two years, but this volume correction did not affect price levels.
This stability in prices despite the drop in volume demonstrates the structural strength of the Cassis market and the confidence of property owners in the value of their assets.
The town of Cassis has approximately 6,720 permanent residents for a housing stock of around 6,074 units, of which 68.4% are apartments. The tenant rate stands at 43.1%, which is significant for a town of this size.
The proportion of secondary residences is high, representing a notable share of the total housing stock — which explains the strong seasonality of rental demand and the coexistence of very different investor profiles.
This diversity requires a personalized approach based on the type of owner: primary residences rented out during absences, secondary residences optimized for rental income, or pure investments in long-term rentals.
Rents in Cassis are among the highest in Bouches-du-Rhône. The average monthly rent per square meter for apartments settles around 16 to 17 euros for long-term rentals, compared to 19 euros for houses.
For instance, a well-located 50-square-meter apartment rents for between 800 and 1,100 euros per month depending on its condition and its proximity to the port. These rental levels have seen constant growth in recent years, remaining stable or slightly trending upward.
This growth is driven by a demand that is structurally higher than the available supply, guaranteeing owners a steady appreciation of their rental income.
The scarcity of rental properties in Cassis maintains permanent tension in the market, allowing well-positioned assets to experience only very short vacancy periods.
Given the very high acquisition prices, the gross yield of a long-term rental investment in Cassis remains moderate — in the range of 2.5% to 3.5% depending on the size and location. This limited yield is offset by a historically solid wealth appreciation.
Over twelve years, real estate prices in Bouches-du-Rhône have increased by +30% to 34% depending on the property type, and Cassis has widely outperformed this trend.
Seasonal rentals in Cassis present a significantly higher income potential than long-term rentals, especially during the summer months. A well-located, equipped, and nicely presented apartment can generate the equivalent of 8 to 10 months of long-term rent during the 4 to 5 months of the high season.
Nightly rates reach very high prices during the summer period, driven by international tourist demand turning to Cassis as a starting point for discovering the calanques. The trade-off is more intensive management and more pronounced vacancy rates during the off-season.
Rental management in Cassis involves mastering a constantly evolving regulatory framework. Furnished tourist rentals are subject to a declaration at the town hall and, in certain cases, authorization for a change of use.
The town can impose quotas or specific conditions on seasonal rentals, particularly for primary residences. Secondary residence owners wishing to rent them out seasonally must comply with the current regulatory rules, which vary by municipality and can change from one year to the next.
In Cassis, co-ownership buildings are numerous, and co-ownership regulations can restrict or prohibit short-term seasonal rentals. Prior verification of the co-ownership rules and the conditions under which rentals are authorized is an essential step.
In a seasonal market like Cassis, setting the right price at the right time directly conditions annual rental income. Setting rates too low leaves money on the table during peak periods, while pricing too high generates unnecessary vacancy.
Comprehensive rental management in Cassis includes drafting and distributing listings, organizing and conducting viewings, screening prospective tenants, drafting the lease, performing incoming and outgoing inventories, collecting rent, issuing receipts, and handling day-to-day relations with the tenant. For long-term rentals, this basic scope represents a management fee of 6% to 10% of the collected rents, depending on the agency.
The unpaid rent guarantee (GLI), taken out as an option with the property manager, represents an additional cost of 2% to 3% of the rent. It covers unpaid rents, tenant damage, and legal fees in the event of a dispute. In Cassis, where rents are high, activating a GLI represents important security for rental income, particularly when the property is rented long-term. Our expertise in Marseille rental management naturally extends across the entire Provençal coastline to offer you a local service adapted to the specificities of each municipality.
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