The 9th arrondissement of Marseille is the city's largest. With its 75,000 residents spread across nine neighborhoods—Les Baumettes, Le Cabot, Carpiagne, La Panouse, Le Redon, Mazargues, Sainte-Marguerite, Sormiou, and Vaufrèges—it extends from the urban southeast to the first calanques and protected natural massifs.
This arrondissement is home to the Calanques National Park, Europe's first peri-urban national park, featuring maritime and terrestrial landscapes that form the core of its real estate appeal. Buying a new build home in the 9th means choosing a living environment unique in France, right at the boundary of wild nature and the Mediterranean city.
The 9th arrondissement of Marseille is one of the city's most contrasted. Its northern neighborhoods—Mazargues, Sainte-Marguerite—are well-connected residential areas with local shops, high-quality schools, and a direct link to metro line M2.
Its southern neighborhoods—Sormiou, Vaufrèges, Les Goudes—plunge into the hills and the protected coastline, offering a near-countryside lifestyle just 15 kilometers from the Old Port. Between these two worlds, Le Redon and La Panouse offer a residential middle ground highly valued by families seeking space and greenery without moving away from amenities.
The presence of the Calanques National Park at the gateway to the 9th arrondissement represents an exceptional real estate asset. This park, the first in the world to be simultaneously terrestrial, marine, and peri-urban, permanently protects the surrounding landscapes from any future construction.
No real estate development will ever be built in these protected zones, guaranteeing property owners in the 9th arrondissement an unalterable view and access to nature. In a context where the quality of the immediate environment is increasingly valued by buyers, this factor ensures sustainable long-term asset value growth.
The buyer profile in the 9th arrondissement is characteristic of premium residential sectors: families who value school systems and play areas, executives who want a natural living environment close to their workplace, and hiking or sea enthusiasts looking to settle at the doorstep of the calanques.
This diverse profile generates stable, sustained demand across all property types, from studios for the 8,000 students of the integrated university campus to large family villas in the southern neighborhoods.
Our real estate agency in Marseille regularly assists families in their search for new build homes in this privileged arrondissement.
The new build market in the 9th arrondissement features highly heterogeneous prices depending on the exact location. In the northern neighborhoods close to the metro and transport links, new build developments range between €3,800 and €5,200 per square meter.
In highly sought-after sectors such as Vaufrèges, near the calanques, prices reach €4,500 to €6,000 per square meter. The Sainte-Marguerite neighborhood, highly coveted by families for its new build houses with gardens, shows prices between €4,500 and €6,000 per square meter.
Following a two-year correction period, the market for new build developments in the 9th arrondissement has seen a resurgence in interest since the beginning of 2026. The stabilization of mortgage rates, the expansion of the PTZ scheme, and an increased awareness of natural settings as lifestyle benefits have all helped revitalize demand.
Developments currently being handed over or marketed find buyers within shorter timeframes than in 2024, particularly for 2 and 3-bedroom (T3 and T4) layouts with outdoor spaces, which are the most requested in this family-oriented arrondissement.
New build houses with private gardens are the rarest and most coveted property type in the 9th arrondissement. The ZAC Vallon Régny, an urban redevelopment project underway since 2019, regularly generates new residences offering homes with private gardens in a wooded environment.
These properties trade at a significant premium compared to similar apartments, reflecting a specific demand from families who want the benefits of a house with a garden while remaining within the Marseille urban fabric.
The Mazargues neighborhood, in the north of the 9th arrondissement, offers the most favorable balance between transportation links (metro line 2, direct buses to the Old Port), local services (shops, schools, health professionals), and a high-quality residential setting.
New build developments here offer 1 to 4-bedroom apartments in secure residences with parking, at prices ranging between €3,500 and €4,200 per square meter. This sector is particularly well-suited for first-time buyers and investors looking for a solid compromise between rental yield and property quality.
Le Redon and Sainte-Marguerite are two of the most highly sought-after sectors in the 9th arrondissement for families. Well-connected and equipped with all necessary shops and facilities, Sainte-Marguerite generates constant demand for new build 2 and 3-bedroom apartments with outdoor spaces.
The neighborhoods close to the calanques—Vaufrèges, and the edges of Sormiou—constitute the rarest and most distinct segment of the 9th arrondissement. New build developments here are exceptional, often small-scale, and benefit from immediate proximity to the calanques trails, which forms their primary selling point.
Like the rest of Marseille, the 9th arrondissement is classified as Zone A for the PTZ loan scheme. First-time buyers can access the incentive under the most favorable terms: up to 50% of the total cost financed interest-free, with an upward adjustment of income ceilings by 8% to 13% in 2026 depending on the zone.
For investors targeting studios and 1-bedroom apartments aimed at the 8,000 students and researchers of the 9th arrondissement's integrated university campus, the LMNP status (Non-Professional Furnished Landlord) provides the optimal tax leverage. The property's accounting depreciation heavily reduces the taxable base of rental income, while student rental demand ensures a high occupancy rate with rents between €550 and €750 for a well-located studio. To evaluate your current property assets before investing, visit our page on Marseille 9th Valuation.
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
