GableIndex Weekly, Issue 4: France joins the board at an estimated 6.58% gross yield

Good morning. Issue 4: France joins our rental yield board, what the data shows behind Portugal's housing protests, stamp duty on the median London home, and four European property deals from the past week.

By the GableIndex team

Forwarded this? Subscribe free

1) The Number

6.58%

The median estimated gross rental yield across 97 departments in France, using Carte des loyers asking rents for 2025 Q3 and Statistiques DVF apartment sale prices for July 2025 to June 2026 (DVF data released 21 Oct 2026).

• Why it matters: France is the fifth market on our yield board, after Spain, Ireland, Portugal and England & Wales. It is the highest of the five medians, but the inputs differ: France uses asking rents from listings and apartment prices only (see the Explainer).
• The big picture: the range runs from 12.64% in Creuse, where apartments sell for a median €838 per m², to 3.96% in Paris, at €9,735 per m². The big-city departments sit below the median: Bouches-du-Rhône (Marseille) is at 5.91%, Rhône (Lyon) at 4.99% and Gironde (Bordeaux) at 4.93%.

Estimated gross rental yield, GableIndex calculation from Carte des loyers asking rents (ANIL) and Statistiques DVF apartment sale prices; before costs, taxes and vacancy. Sources: GableIndex, France yields; rents: Estimations ANIL, à partir des données du Groupe SeLoger et de leboncoin (Carte des loyers, released 11 Dec 2025); prices: Statistiques DVF, data.gouv.fr (released 21 Oct 2026). Both under Licence Ouverte 2.0; aggregated and modified by GableIndex. Checked 4 Nov 2026. Estimate, not a forecast.

2) The Board

Estimated rental yields. Five markets are on the board. Medians, plus selected areas:

*Asking rents 2025 Q3, apartment prices July 2025 to June 2026. **Rents July 2026, prices August 2025 to July 2026.
France (median, Paris): Estimated gross rental yield, GableIndex calculation from Carte des loyers asking rents (ANIL) and Statistiques DVF apartment sale prices; before costs, taxes and vacancy. Licence Ouverte 2.0; Carte des loyers released 11 Dec 2025, DVF released 21 Oct 2026.
Portugal (median, Porto, Lisbon): Estimated gross rental yield, GableIndex calculation from INE rents and INE sale prices; before costs, taxes and vacancy. INE indicators 0014696 and 0012234 (CC BY 4.0), modified by GableIndex; data released 23 Oct 2026.
England & Wales (median, Manchester, Westminster): Estimated gross rental yield, GableIndex calculation from ONS private rents and HM Land Registry prices paid; before costs, taxes and vacancy. ONS data released 21 Oct 2026, HM Land Registry data released 28 Oct 2026.
Ireland (median, County Dublin): Estimated gross rental yield, GableIndex calculation from CSO/RTB rents and PSRA Property Price Register sale prices; before costs, taxes and vacancy. CSO/RTB table RIQ02 (CC BY 4.0), data released 14 May 2026; PSRA data checked 2 Nov 2026.
Spain (median): Estimated gross rental yield, GableIndex calculation from MIVAU SERPAVI rents and MIVAU appraised values; before costs, taxes and vacancy. MIVAU SERPAVI (released 9 Jul 2026) and appraised housing values (CC BY 4.0, released 17 Sep 2026), modified by GableIndex.
All checked 4 Nov 2026. Source: GableIndex estimated rental yields. Estimates, not a forecast or a recommendation.

• Other markets: Spain, Ireland, Portugal and England & Wales are unchanged since Issue 3, as there have been no new rent releases.
• Dublin prices: the median registered sale price in Dublin was €497,797 in October 2026, against €245,000 in Tipperary (PSRA Property Price Register, checked 2 Nov 2026). It was €485,168 in September.

Portugal's housing protests, in numbers. Campaigners have camped in central Lisbon and Porto since early October against a rental bill that has passed a first reading in parliament. On INE data for the 12 months to 2026 Q2, Lisbon's median new-lease rent is €17.43 per m² a month and homes sell for a median €5,192 per m². Sale prices rose faster than new-lease rents in 180 of the 239 municipalities with both figures since the 12 months to 2025 Q3. Read the article →

Stamp duty on the median London home. On HM Land Registry prices paid in July 2026 (released 28 Oct 2026), stamp duty for a buyer moving home ranges from £9,000 on the Barking and Dagenham median of £380,000 to £29,000 on the Kensington and Chelsea median of £780,000. In 19 of 32 boroughs the median price is above £500,000, the limit for first-time buyers' relief. Read the article →

See France yields by department

3) Deals

European real estate and proptech deals from the past week.

1. Supa (London, UK): raised £21 million in seed funding, an equity round co-led by 2150 and OpenOcean plus a debt facility. It buys local block management firms and adds AI software; it says it manages about 20,000 homes through seven firms. 4 Nov 2026 · Tech.eu
2. Nexum Group (Munich, Germany): bought its first project, a residential building in Maxvorstadt, which it plans to refurbish and extend to about 2,800 sq m of gross floor area. It puts the total investment at about €20 million. 4 Nov 2026 · Nexum Group release
3. NLV (Amsterdam, Netherlands): bought 90 mid-rent homes in the ASTR scheme in Amsterdam-Noord, due for completion in 2029 and 2030. No price was disclosed. 3 Nov 2026 · NLV
4. Niam Real Estate (Skogås, Sweden): agreed a forward-funding deal with Bonava for 109 rental apartments south of Stockholm, with construction due to start in 2027 Q1. No price was disclosed. 2 Nov 2026 · IRHM

Amounts are as reported by the companies or the linked source. Each item links to its source and is summarised in our own words.

4) Explainer

Asking rents vs agreed rents

Not every rent figure measures the same thing. France's Carte des loyers is built from rental listings on leboncoin and SeLoger, so it reflects the rent landlords ask, for a reference unfurnished flat. Portugal's INE figures come from new lease contracts, and England & Wales uses ONS figures on rents paid by private tenants. Asking rents can sit above the rent finally agreed, and they include charges in France's case. The price side differs too: our France figures use apartment sales only, while some other markets cover all dwellings. So France's 6.58% median is not strictly like-for-like with the other four markets. It's best used to compare departments within France. Methodology →

Also on GableIndex: Ireland house prices by county · Issue 3

Know someone who'd find this useful? Share this issue: /issues/2026-11-05/ · Subscribe free

Yields are GableIndex estimates, before costs.
Information only. Not financial, investment, tax or legal advice.