Real estate investment in Saint-Etienne :
a smart investment with good returns

Avec un patrimoine historique exceptionnel, un aéroport, de nombreuses richesses économiques et plusieurs milliers de commerces, elle séduit une large population. Ce n’est pas pour rien qu’elle se place au 18e rang des villes étudiantes 2021-2022 (source : classement L’Etudiant).

How is the property market in Saint-Etienne? Is it worth investing in? What are the different areas of Saint-Etienne to generate a profitable rental property investment? What is the average price per square metre in Saint-Etienne? What do you need to know about this town before you buy?

Rental investment in Saint Etienne: analysis of the property market

Just a stone's throw from the Loire Gorges, the Saint-Etienne area is increasingly attracting investors looking for a profitable property investment. The reason is that the market in Saint-Étienne is dynamic, diversified and above all accessible compared to its neighbour, Lyon, which is 62 km away.

Après avoir connu un fort déclin démographique, la ville nichée au pied d’un parc naturel en France a su changer la donne et compte désormais près de 174 000 habitants (source : ville-data.com). La commune s’est engagée dans un vaste plan de rénovation urbaine pour redynamiser son centre-ville et apporter un meilleur confort de vie à ses habitants.

It is also very well served, with an airport only 15 minutes' drive from the centre and a particularly diverse public transport network: trams, buses, electric trolley and TGV station.

Holder of the "Ville d'Art et d'Histoire" label since 2012, the town is recognised for its unique heritage. Rich in festivals and theatres of all kinds, Saint-Étienne is punctuated throughout the year by its many events. With its many architectural and cultural beauties, one of the largest towns in the Auvergne-Rhône-Alpes region also attracts tourists looking for accommodation, which is not to the detriment of those who invest.

Investing in Saint Etienne: choosing a student town linked to Lyon

Saint-Étienne c’est également 27 000 étudiants chaque année répartis sur différents campus proposant plusieurs domaines d’enseignements. Elle doit évidemment cette fréquentation estudiantine à sa proximité avec Lyon et à son rapprochement avec la métropole au niveau universitaire et recherche via la French Tech One Lyon-Saint-Etienne… mais pas seulement !

With a large number of local initiatives and major cultural and sporting events, the city knows how to welcome new students. In addition, the rent for flats is particularly attractive, allowing all socio-professional categories to find accommodation. Every year, many top schools attract young people, such as EM Lyon, EKLYA Business School, École des Mines, ISTP, IRUP, IUT, IAE and the CIDO (international osteopathy centre).

You don't need to be a professional from a real estate agency to know that a student city is a strategic location for a good rental investment. A two-room flat, a house with a few rooms for sharing, or a studio apartment make it easier to manage after renting. Moreover, if you find properties for sale near campuses, these properties will quickly find takers and will constitute a sure value for your real estate project. Investing in student accommodation in Saint Etienne allows you to meet a targeted rental demand and therefore guarantees a stable and secure return. Also, if you rent it out furnished in order to take advantage of the LMNP regime, you will benefit from a more interesting return.

Real estate investment in Saint Etienne, take advantage of the rebound in attractiveness

The real estate sector in Saint-Etienne is constantly evolving and it shows. In terms of rental yields, the city offers investors two arguments: a property market driven by attractive sale prices combined with a solid rental demand. Indeed, in addition to its student population, Saint-Étienne is a major source of employment and the headquarters of a large number of companies.

The Saint-Etienne basin concentrates 70% of the jobs in the Loire with its 5 centres of excellence (digital, optics, design, medical technologies and advanced manufacturing processes). This has the advantage of attracting both executives and senior professionals, who constitute a solvent population in terms of renting.

La commune bénéficie d’un rebond d’attractivité et parvient à tirer son épingle du jeu. En 2019, l’indicateur Jobijoba/Meilleurtaux.com « Work & Live » a même placé Saint-Étienne sur le podium des villes les plus favorables pour trouver un job et un logement aux côtés de Besançon et d’Orléans. Cette position s’explique à la fois par le dynamisme de la région et de l’emploi local. Comme quoi les villes « tendance » du moment n’offrent pas toujours le meilleur compromis en termes d’emploi et de logement !

In order to overcome its high vacancy rate and to come closer to the national average (8%), the city of 7 hills has also initiated a vast real estate programme for the demolition of dilapidated buildings (2018 - 2022), allowing 150,000 m² of housing to be destroyed (i.e. 2,000 dwellings) over 4 years. The aim of this project is also to make the town greener by creating small parks and natural areas.

Average price per square metre in Saint Etienne: what area to invest in?

Les prix au mètre carré à Saint-Étienne restent en deçà de la moyenne nationale. En effet, le prix moyen au mètre carré pour un appartement s'élève à 1 232 €. Ces prix peuvent toutefois varier en fonction du quartier. S’il est fréquent de lire dans les médias qu’à Saint-Étienne, il faut compter moins de 1 000 euros au mètre carré, il est important de préciser que ce ratio ne vaut que pour les zones n'offrant que peu de tension locative. Cette donnée est donc à prendre avec beaucoup de précautions, d'autant plus que sur les appartements ou maisons de petites surfaces, le ratio bas en vente se situe davantage à 1 500 euros au mètre carré. Avec ce prix, un budget travaux est néanmoins à prévoir.

Le graphique ci-dessous présente l'évolution des prix de l'immobilier à Saint-Etienne de 1999 à 2023 :

The size of the apartment depends on your personal strategy and your rental target. If your investment is aimed at young people who come to study, it is best to opt for a one or two-room flat, ideally in the city centre. Indeed, the investments with the best return remain the small surfaces on the long term.

If it is a seasonal rental or intended for young professionals, you can opt for a larger two-room flat. Finally, if you have a larger budget, there is nothing to stop you from opting for a three- or four-room flat or even a house, which you can rent either to a family or to senior citizens, or put up as a shared apartment to maximise your rental return.

Exemple d'un projet réalisé en 2021 à Saint-Etienne, 42100

• Surface : 59m2
• Budget : 96 150 €
• Rentabilité brute moyenne : 8,92 %

Buy to let project: the 5 best areas in St Etienne to invest in

To successfully manage your real estate project in Saint-Etienne, you must pay particular attention to the location of your property. Indeed, not all districts in the town are equal, far from it. Some areas stand out and are much more popular than others. The ideal location in Saint-Etienne for your rental property is above all an area located near the shops and services your tenants need on a daily basis. There are a number of areas where these advantages are concentrated, among others:

The city centre area

La zone de l’hypercentre, très dynamique, est une valeur sûre à Saint-Étienne pour votre projet d’investissement immobilier locatif, et ce, peu importe votre cible. La zone est plébiscitée à la fois par la communauté étudiante, les touristes et les jeunes actifs. Ce fort intérêt est principalement dû à sa proximité avec les transports, le charme de ses façades anciennes, son patrimoine et ses commodités en tous genres (commerces, bars, restaurants, etc.).

The Châteaucreux district

Located near the bus station and convenient for quick access to Lyon by train, the Châteaucreux area is a business district with both luxury flats and houses. Very pleasant to live in and recently renovated, the area is perfectly suited to rental investment. It is also worth opting for furnished rental (LMNP status) in this area.

The Carnot district

The Carnot sector is located in the north of the town. Formerly dedicated to the arms factory, it has been completely renovated and now has a large number of students within a campus (the Carnot Campus). Tenants will also be able to take advantage of two large parks and even the local shops on Sunday mornings, all of which will ensure a good return on your property project.

The Bergson district

The Bergson district is not in the heart of the town, yet it is very popular for its calm and comfort. A wide variety of old and new flats are available for sale. The green area is close to the motorway, which is convenient for people who do not work in Saint-Étienne, and is home to the famous Geoffroy Guichard stadium, which is very popular with football fans. The Saint-Étienne Museum of Modern Art is located in the area, which is particularly popular with tourists.

The Fauriel district

The Fauriel district is an upmarket area. It is very popular with couples and families because of its schools, bakeries and local shops. Although it is quite far from the centre, it is not neglected by its inhabitants. Indeed, it offers many buildings from the 1980s or older with superb architecture, as well as a very pleasant living environment. The environment is full of trees and prestigious educational establishments are driving the real estate trend upwards. It is even possible to invest in a townhouse.

Rental profitability in St Etienne: the intelligent investment

In 2018, Les Echos Investir ranked Saint-Étienne in the top 5 cities offering the best rental profitability in France, with a gross yield of around 8.9%. Meilleur Taux and Economie Matin also recently highlighted the city's attractiveness for rental investment.

Property market outlook in St Etienne

In conclusion, Saint-Étienne, in the heart of a privileged environment, is a dynamic medium-sized city full of resources for your real estate investment project. Constantly evolving, it manages to attract more and more buyers thanks to its economic, tourist and cultural assets. The city promises a quality environment to its inhabitants, both tenants and owners, and is doing everything possible to modernise its city centre, but also its surroundings.  

Large-scale projects should contribute to the city's reputation, such as the Steel, a spectacular, contemporary and design concept inspired by the Saint-Etienne landscape. The city offers good prospects for the future, which makes it a good place to invest without taking too much risk. You will obviously need to choose your sector carefully to maximise your returns (between 6.50 and 8.50 % depending on whether the property is more of an asset or a financial investment). The Saint-Etienne sector allows you to start investing in rental property in France with a small budget of less than €100,000!

You are decided to invest in real estate in Saint-Etienne? Our real estate team, at your side throughout your real estate investment project in Saint-Etienne, offers you numerous properties to best meet your objectives, as well as sound advice. Contact us if you want to know more!