Investing in a villa in Corsica: what a holiday let really returns in 2026
Buying a house in Corsica to let through the season is a dream that surfaces on most holidays — and one the financial reality does not always confirm. Between a studio in Porto-Vecchio at €9,000/m² and a village house inland at €2,500/m², the gap in returns is dizzying. This guide gathers the real 2026 figures for the eastern coast and elsewhere on the island, to help you decide before buying rather than after.
The Corsican rental investment market in 2026
A few figures to set the scene. Corsica welcomed 3.2 million visitors in 2025, nearly 60% of them staying outside hotels. On the eastern coast, visitor numbers rose 18% in four years, helped by better air links through Bastia and a gradual shift away from the saturated south. The season is widening: April and October now account for 22% of annual income, against 12% in 2019.
Demand has changed too. The 2026 traveller wantsauthenticity, quiet, and a real lived-in house rather than a standardised flat. Villas with pools and houses of character beat urban studios on both occupancy and average spend. Across A Sulana properties, the 2026 guest stays 7.4 nights on average, against 4.8 in 2020 — a longer, calmer, more profitable stay.
On tax, the Le Meur law which came into force in 2025 opened a gap between classified accommodation (71% deduction) and unclassified (30%). The direct consequence for an investor: an unclassified property now yields 8 to 12% less net than an identical classified one. Our complete guide to the Le Meur law sets out the steps.
Price per m² in Corsica, area by area
The single biggest lever on returns is the purchase price. Buying in the right place can triple the yield on the same kind of property. Here are the ranges recorded in the first half of 2026 for habitable villas, with land and pool where relevant.
| Where we | Average price per m² | Typical property | Gross yield |
|---|---|---|---|
| Porto-Vecchio, Bonifacio, Sainte-Lucie | 6 500 — 9 500 € | Prestige sea-view villas | 3 — 5 % |
| Calvi, Île-Rousse, Balagne | 5 000 — 7 500 € | Villas and village houses | 4 — 6 % |
| Ajaccio and Porticcio | 4 200 — 6 000 € | A mix of flats and villas | 4 — 5,5 % |
| Eastern coast (Moriani to Aléria) | 2 800 — 4 500 € | Family villas, village houses | 5 — 8 % |
| Bastia and Cap Corse | 3 500 — 5 200 € | Urban flats, hamlet houses | 4 — 6 % |
| Inland Castagniccia and Niolu | 1 800 — 3 200 € | Houses of character, shepherds' cottages | 5 — 9 % |
These ranges apply to properties ready to let. A property needing renovation in the same area is usually 25 to 40% cheaper per m², but renovation in Corsica costs €1,500 to €2,500/m² depending on the finish. The honest picture: renovation adds little margin overall, except where the purchase was genuinely undervalued.
"Many buyers arrive in Corsica with Côte d'Azur figures in mind. They leave surprised by how reasonable prices are on the eastern coast, and by the quality of what is available."
Joe · A SulanaWhat does a Corsican holiday-let villa actually earn?
Real figures from A Sulana properties, 2025 season, on the eastern coast. They assume a classified property, well photographed, professionally managed and dynamically priced.
| Property type | Sleeps | Average nightly rate | Typical annual income |
|---|---|---|---|
| Studio or one-bedroom with sea view | 2 to 4 guests | 95 — 145 € | 12 000 — 18 000 € |
| Three-bedroom village house | 5 to 7 guests | 160 — 230 € | 18 000 — 28 000 € |
| Four-bedroom villa with pool | 8 to 10 guests | 280 — 420 € | 30 000 — 45 000 € |
| Five-bedroom-plus villa, sea view and pool | 10 to 14 guests | 450 — 750 € | 50 000 — 75 000 € |
| Estate or exceptional property | 14+ guests | 800 — 1 800 € | 80 000 — 160 000 € |
These ranges are indicative. A property's actual income depends on three things together: the quality of the property, the quality of the photographs and the listing, and how rigorously it is managed in season. Between two identical villas 500 metres apart, we regularly see a 40% difference in annual income between the better-managed and the less well-managed.
The eastern coast offers the island's best ratio of purchase price to rental income.
Working out the real return on a Corsican villa
Gross yield tells you nothing. Here is a full example for a four-bedroom villa with pool, bought for €480,000 on a mortgage in 2026 on the eastern coast between Moriani-Plage and Aléria. 20% deposit, 20-year loan at 3.8%.
| Item | Annual amount |
|---|---|
| Rental income (extended season) | 38 000 € |
| Concierge commission (22%) | -8 360 € |
| Airbnb fees (3%) on income | -1 140 € |
| Running costs (water, electricity, gardener, pool) | -3 500 € |
| Property tax | -2 100 € |
| Enhanced landlord insurance | -380 € |
| Mortgage payments (capital + interest) | -22 800 € |
| Net cash flow before tax | -280 € |
| Tax saved (actual-expenses regime, depreciation) | +4 200 € |
| Net cash flow after tax | +3 920 € |
| Capital built (loan principal repaid) | +14 200 € |
| Total annual gain | +18 120 € |
The property covers 99% of its own costs, produces a modest positive cash flow once the tax is optimised, and builds more than €14,000 of capital a year through loan repayment. Over 20 years that is €480,000 of assets built for almost no net financial effort, on a property that will have gained value in the meantime (the eastern coast market has risen 32% in five years).
The best areas to invest in 2026
Not every part of Corsica is equal for rental investment. Here is our reading of the 2026 market, after six years watching properties, prices and guest feedback.
- The eastern coast between Moriani and Ghisonaccia — the best balance of yield and affordability. Reasonable prices, strong demand, a season stretching April to October, and little competition among good properties.
- The Castagniccia and inland hill villages — for those seeking guests who return year after year. Solid yields, lower average spend but much lower running costs.
- Calvi and the Balagne — the compromise between prestige and yield. Good international demand, with an airport that makes short stays easy.
- Cap Corse — a fast-growing niche. Real character and discerning demand, but a shorter season (May to September in practice).
- Porto-Vecchio and the far south — for very large budgets and exceptional properties: a premium market, but tight yields.
If we were investing our own money in a Corsican holiday let in 2026, it would be on the eastern coast between Moriani and Cervione, or up in the Castagniccia. Not the most glamorous area to mention at a dinner party, but the one where the numbers speak.
Traps to avoid before buying
- Buying on a summer impulse. The house you fall for in August is not always the one that pays. Visiting in March, under grey skies, is an excellent test.
- Underestimating the real running costs. Pool, garden, and the upkeep of a Mediterranean house exposed to salt and the sirocco: budget 6 to 9% of income in recurring costs.
- Buying somewhere too remote. More than 25 minutes from a town with shops or a usable beach, Airbnb demand drops sharply.
- Ignoring access. A poor road or a difficult final kilometre halves your five-star reviews.
- Assuming the returns look after themselves. Without professional management, a property loses 30 to 40% of its potential.
How A Sulana helps investors in Corsica
We regularly advise owners before they buy, even before the preliminary contract is signed. We visit the property with a letting eye, estimate its annual rental potential in figures, and assess the area, the access and the seasonal constraints. This is free for properties we will go on to manage, and charged as a flat fee otherwise.
Some of these houses can also host weddings in May or September, adding two or three packages a season outside July and August: the criteria and the figures are in our guide to the wedding villa in Corsica. The idea is to move past the holiday-home fantasy and read the property coldly, as an asset. What income is realistic? How long is the season? What work would take it from three stars to four? What look would make it stand out on Airbnb? These questions shape the returns of the next decade, and it is better to answer them before signing.
To discuss a purchase, write to us through our contact form. Joe looks at every case personally. To go further, read our guide to what a concierge service costs in Corsica and our 2026 regulatory guide.
The gross yield on a well-managed villa on the eastern coast is 5 to 8% a year. On the southern coast (Porto-Vecchio, Bonifacio) yields are closer to 3 to 5%, because purchase prices are high. On the eastern coast, reasonable prices combined with strong summer demand produce the island's best yields.
A four-bedroom villa with a pool on the eastern coast generates €30,000 to €45,000 a year, across a season stretching April to October. A three-bedroom village house inland sits between €18,000 and €28,000. A large six-bedroom-plus property with a pool often exceeds €60,000 a year.
Porto-Vecchio and Bonifacio: €6,500 to €9,500/m². Calvi and the Balagne: €5,000 to €7,500/m². The eastern coast (Moriani, Cervione, Ghisonaccia, Aléria): €2,800 to €4,500/m². Inland Castagniccia: €1,800 to €3,200/m². The price gap between areas is one of the most decisive levers on returns.
Across an extended season from April to October (210 days), 65 to 75% is realistic for a well-managed property — that is 140 to 160 nights let. High season runs at 95%, the shoulder months at 50–70%, while the very start and end of the season stay sensitive to weather and pricing.
For pure returns, the eastern coast between Moriani-Plage and Aléria offers the best ratio of purchase price to rental income. The hill villages of the Castagniccia attract guests looking for something genuine. Porto-Vecchio remains the prestige market, with tighter yields. Calvi offers an interesting middle ground.
The two work together if you plan them together from the start. Keeping four to six weeks a year for yourself costs €4,000 to €8,000 in foregone income, which is reasonable for a family. Beyond eight weeks the property becomes a second home and the returns fall away. A Sulana helps weigh this up from the outset.
Investing in a villa in Corsica in 2026 remains one of the soundest property plays in France, provided you choose the right area. The eastern coast between Moriani and Aléria offers the best ratio of price to yield, with family villas from €350,000, annual income of €30,000 to €45,000 for four-bedroom properties, and positive cash flow once the LMNP tax position is optimised. A Sulana advises owners and investors before and after purchase, turning a beautiful house into an asset that works.
