The 8th arrondissement of Marseille is one of the most coveted addresses in the Phocaean city for purchasing a new build property. Located in the south of the city, it brings together within a single territory the Vélodrome stadium, Borély Park, the Prado beaches, Le Corbusier's Cité Radieuse, and several kilometers of Mediterranean coastline.
Its 78,000 residents distributed across nine neighborhoods—from Saint-Giniez to Montredon, including Sainte-Anne, Bonneveine, and Les Goudes—enjoy one of the highest-quality living environments in Marseille. Acquiring a new build apartment in the 8th means entering the premium segment of the Marseille market, with prices to match and demand structurally outstripping supply.
The 8th arrondissement offers a quality of life that few Marseille districts can equal. The Prado beaches, accessible on foot from most residences, Borély Park with its gardens, chateau, and golf course, and the immediate proximity to the Old Port and the city center via Boulevard Michelet make this sector a premium address across the entire metropolitan area.
Two metro stations—Rond-Point du Prado and Perrier—on the M2 line, alongside numerous bus routes, ensure convenient connectivity for residents who prefer not to depend on a car.
The 8th arrondissement generates rental demand fueled by corporate executives based in the district and surrounding areas, young professionals drawn to the lifestyle, and families wishing to move into a quality school district. New build developments post some of the highest rents in Marseille, with 1-bedroom (T2) apartments renting between €1,000 and €1,400 depending on surface area and view.
This rental market pressure, combined with a scarcity of new build supply, creates a favorable environment for investors who prioritize quality and capital safety over maximum immediate yield.
The 8th arrondissement is one of the most liquid real estate markets in Marseille. Properties—both pre-owned and new builds—change hands within short timeframes when correctly priced, and values resist market corrections better than in more working-class arrondissements.
For a buyer anticipating a medium-term resale, purchasing in the 8th is a secure asset choice: the scarcity of building land and the density of demand structurally support property values.
Our real estate agency in Marseille assists its clients in identifying the finest investment opportunities in the area.
The new build real estate market in the 8th arrondissement features prices ranging between €4,500 and over €7,000 per square meter depending on precise location, view, and premium specifications. Developments located in the immediate vicinity of the Prado beaches with a sea view regularly exceed €6,000 per square meter.
Residences set further back, in the neighborhoods of Sainte-Anne, Saint-Giniez, or Perrier, are positioned between €4,500 and €5,550 per square meter. The Carré d'Or—the most highly prized area of the 8th between Cinq-Avenues and the Prado—posts the highest values, with exceptional apartments exceeding €5,000 per square meter and sometimes double that for the rarest properties.
New build developments marketed in the 8th arrondissement in 2025-2026 illustrate the diversity of the available supply. The Calypso residence, located 800 meters from the beaches, offers apartments for sale Marseille 8th Périer ranging from 1 to 3 bedrooms (2 to 4 rooms) starting at €288,400, with handovers scheduled for the second quarter of 2026.
The Esprit Sainte-Anne residence, in the neighborhood of the same name, features intimate contemporary architecture with apartments opening onto extended terraces. Prestige duplex villas with private gardens and views over Borély Park exceed one million euros for surface areas of 200 square meters.
Following sustained growth between 2020 and 2023, the 8th arrondissement market recorded a slight correction of -4% year-on-year in 2024. In 2026, the market has stabilized and is resuming a moderate upward trend for the highest-quality properties.
This stabilization phase is favorable for buyers who possess a solid budget and wish to position themselves before structural demand from executives and families puts renewed upward pressure on a market where new build supply remains highly constrained.
The Sainte-Anne and Vieille Chapelle neighborhoods, in the western portion of the 8th arrondissement, concentrate several attractive new build developments that benefit from a dual proximity: the Prado and Pointe Rouge beaches on one side, and access to the Rond-Point du Prado metro and major roadways on the other.
Prices there range between €4,500 and €5,500 per square meter for high-standard apartments with outdoor living spaces. This sector primarily attracts families and young professionals who want to combine a seaside quality of life with urban practicality.
The Sainte-Anne and Vieille Chapelle neighborhoods, in the western portion of the 8th arrondissement, concentrate several attractive new build developments that benefit from a dual proximity: the Prado and Pointe Rouge beaches on one side, and access to the Rond-Point du Prado metro and major roadways on the other.
The surroundings of Borély Park and the Perrier neighborhood constitute the most established sectors of the 8th arrondissement for premium residential real estate. The rare new build developments that emerge there—often small, intimate residences of fewer than 50 units—show prices between €5,000 and €6,500 per square meter and find buyers quickly.
The Marseille Carré d'Or, located in the heart of the 8th arrondissement between the Corniche and the Prado, is the most exclusive segment of the Marseille new build market. Developments launching here are rare, typically comprised of a limited number of exceptional lots—such as 60-square-meter terraces, panoramic views over the Mediterranean, and high-end finishes—and display prices regularly exceeding €6,000 to €7,000 per square meter.
The 8th arrondissement is located in Zone A, which allows first-time buyers to access the PTZ interest-free loan scheme under the most favorable conditions. The PTZ can finance up to 50% of the total cost of a new primary residence in this sector, subject to respecting current income ceilings. For a family purchasing a 2-bedroom (T3) apartment at €450,000 in the 8th, the PTZ can potentially cover a significant portion of the project, lowering the primary mortgage amount and associated monthly payments accordingly.
For buy-to-let investors, the LMNP status (Non-Professional Furnished Landlord) via furnished rentals allows for the accounting depreciation of the apartment and furniture, neutralizing a large portion of taxable rental income. In a sector where rents are high and co-ownership charges can be significant, tax optimization via LMNP is an indispensable lever for maintaining an acceptable net yield despite purchase prices being among the highest in Marseille.
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