Moving to France: Housing options & real estate market for emigrants

Finding the perfect apartment is often the first major hurdle for newcomers when moving to France. The French real estate market is tight in metropolitan areas – the supply of rental apartments is shrinking while prices continue to rise. The housing market crisis is worsening: supply and demand drifted further apart in 2025, while the government increased property tax (IFI) and made construction more expensive. This guide provides you with a comprehensive overview of the various housing options, the most important legal framework of the French rental market, as well as a current rental price overview of the main cities, to help you make your decision.

In France, the legislator clearly distinguishes between unfurnished (location vide) and furnished (location meublée) apartments. For unfurnished apartments, the minimum lease term is generally three years, and the deposit is limited to one month's rent. Furnished apartments, on the other hand, are rented for one year (nine months for students), and the deposit is two months' rent. Unlike in Germany, the individual regions of France do not have completely independent tenancy laws – however, rent control (encadrement des loyers) applies only in so‑called "tense zones" (zones tendues). These include Paris, the metropolises of Lyon, Lille, Bordeaux, Montpellier, Toulouse and some other cities, where a reference rent (loyer de référence) is set and an excess of a maximum of 20 percent is permitted.

When searching for accommodation, you should check the energy efficiency (Diagnostic de Performance Énergétique – DPE). Since 2025, apartments in energy classes F and G have been excluded from the rental market, which further exacerbates the already tight situation. Rental prices vary extremely between regions: in Paris and the Île‑de‑France, the market is particularly tight (supply fell by 13% in 2025, while demand rose by 11%), while rural regions such as the Périgord, Brittany or the Auvergne offer significantly more affordable housing. The average rent per square metre in 2026 is around €15.10, with strong regional variations between under €9 and over €38 per square metre..

In addition to classic rental apartments, the following alternatives in Belgium can make the start easier:

 

– FURNISHED APARTMENTS: Particularly for a short‑term start, furnished apartments are a time‑saving solution. The lease term is more flexible (one year, nine months for students), and the apartment must have a statutorily defined inventory (bed, stove, refrigerator, dishes, lamps, etc.). Furnished apartments are usually 10 to 20 percent more expensive than unfurnished ones.

 

– SERVICED APARTMENTS: In major cities such as Paris, there are providers offering apartments with flexible lease terms as well as additional services such as cleaning and laundry service – ideal for expats with company support.

 

– SHARED FLATS (COLOCATION): A popular and budget‑friendly option, especially among young professionals and students. In Paris, a private room in a shared flat costs between €600 and €1,000 per month.

 

– BUYING A HOME: For those staying in France permanently, buying a property can be an attractive option. German citizens enjoy no restrictions on property acquisition.

Rental prices in France vary greatly by region. In Paris , the most expensive city, a studio (20–25 m²) costs on average €950, a two‑room apartment (T2, 40–45 m²) about €1,200, and a three‑room apartment (T3, 60–70 m²) around €1,600 – the price per square metre is €38, the average monthly rent exceeds €1,681 (+5.2% compared to 2025). Lyon follows with a studio for €580, a T2 for €850 and a T3 for €1,100 at €17.20/m². Bordeaux records €560 (studio), €790 (T2) and €1,020 (T3) at €15.80/m², while Marseille is cheaper with €480, €720 and €920 respectively at €13.60/m². In Lille , the price per square metre is about €15, in Nantes kostet ein T1 530 €, ein T2 760 € bei 15,50 €/m². Toulouse and Montpellier are also around €15.50–16/m², while particularly cheap cities such as Limoges, Mulhouse or Saint-Étienne offer prices below €9 per square metre.

In addition to the base rent, monthly service charges (charges locatives) for heating, hot water, waste disposal and lift are payable – about €2.50 to €4 per square metre, i.e., an additional €100–300 per month. There is also compulsory household insurance (about €10–20 per month), the broadcasting fee similar to the German GEZ (from 2026 around €153 per year, only for households with a television), and the municipal waste collection fee (taxe d'enlèvement des ordures ménagères), which is settled via the tax return.

Utility costs (heating, electricity, water, internet) in Belgium are around €150 to €250 per month for a standard apartment.

In France, the deposit (dépôt de garantie) is legally limited to a maximum of one month's rent for unfurnished apartments and two months' rent for furnished apartments. It is held in the landlord's account, not in a separate blocked account. The notice period for tenants is generally one month (three months for unfurnished apartments, although shorter periods are possible in many cases). The handover protocol (état des lieux) upon move‑in and move‑out is crucial for the return of the deposit – take time for a thorough inspection and document everything to avoid later disputes.

French landlords generally require a gross monthly income of at least three times the base rent. In addition to the usual documents (identity card, employment contract, last three payslips), they often also expect a French guarantor (garant) or a special rental guarantee such as VISALE (for employees under 30, a state‑guaranteed rental deposit) or Garantme (a private provider).

Moving to France requires careful preparation regarding apartment search, regional differences and legal framework. The real estate market is highly competitive in metropolitan areas such as Paris, and rental prices in the capital are among the highest in Europe. However, those willing to move to cities such as Lyon, Bordeaux, Toulouse or to rural regions can find significantly more affordable housing – up to 40% cheaper than in Paris. A detailed look at regional legislation, the impact of the DPE (energy performance certificate), deposit regulations and lease terms will help you successfully master your start in France.