Investing in parking spaces in France in 2026: the complete guide
Updated on 3 August 2026
At 27, Alexandre Lacharme built a portfolio of 91 parking spaces in France, one of the most accessible real-estate assets available. Investing in a parking space usually takes €10,000 to €15,000 and less management than a home, with demand strengthened by the low-emission zones (ZFE) and the removal of on-street spaces in 2026.
- The entry ticket often starts at around €10,000 to €15,000 in mid-sized cities, a budget within reach without a large deposit.
- Letting a parking space falls under the French Civil Code, more flexible than the Alur Act that governs the letting of a standard home.
- Rents are taxed as property income, with a 30% allowance under the micro-foncier regime (France's simplified regime for rental income) below €15,000.
- Enclosed garages hold up better against regulatory shifts such as the ZFE than open-air spaces, whose rental value is falling.
- The yield depends heavily on location, service charges and the vacancy rate, with no performance guarantee.
Why invest in parking spaces?
For Alexandre, investing in parking spaces can be an accessible and potentially profitable niche, subject to the risks inherent in any property investment, and a good entry point for anyone starting out inreal-estate investing. Parking-space investing stays within reach of many profiles, even for someone without much money or property expertise. Alexandre started investing in parking spaces at 27 and owned, at the time of our interview, 91 parking spaces.
In his view, there are several reasons why investing in parking spaces is worth studying:
- Accessibility: Parking spaces are generally cheaper than residential property, which makes them more accessible to first-time investors or to anyone on a limited budget.
- Profitability: Parking spaces can deliver a rental yield, which varies with location, purchase price and charges. In 2026 the gross yield is often around 4% to 5% in Paris (where purchase prices are high) and 5% to 8% elsewhere in France. These yields are not guaranteed and are stated before charges and tax. Alexandre's case, where he pushed his yield by letting to motorbikes, remains a niche strategy, not the norm.
- Ease of management: Parking spaces are governed by the French Civil Code, far less restrictive than the Alur Act that governs residential property. That means less paperwork and fewer constraints for the owner.
- Portfolio diversification: investing in parking spaces can be an excellent way to diversify your investment portfolio. Tools such as Finary let you track the value of this type of asset alongside the rest of your wealth.
Goals
ZFE and the end of on-street parking: an asset or a risk in 2026?
In 2026, the removal of on-street spaces is rather an asset for enclosed parking. It is, on the other hand, a risk for open-air spaces, whose rental value is falling. Paris removed close to 70,000 on-street spaces between 2014 and 2024, roughly half of its stock. The city also sharply raised parking charges for the heaviest vehicles. The low-emission zones (ZFE) remain in force in Paris, Lyon and Marseille. Their removal, voted by the Assemblée nationale in April 2026, was struck down by the Conseil constitutionnel in May 2026. The Council held that these provisions “bear no link, even indirect” to the original purpose of the text, and struck them down as legislative riders (decision no. 2026-903 DC of 21 May 2026). Owners of petrol and diesel vehicles are therefore looking to secure an off-street space, which supports the value of lock-up boxes and enclosed garages.
This environment has a flip side too. Car ownership in city centres is declining over the long run, driven by cycling, public transport and policies that cut back on the car. Uncovered open-air spaces are hit first: their rental value has fallen by around 15% since 2023 in Paris and Lyon, where enclosed garages hold up better. The regulatory framework also remains unstable, as the ZFE episode showed. Before investing, it is better to favour enclosed spaces and to factor in the city's trajectory, not only its current demand.
How to choose a parking space to invest in?
When it comes to choosing a parking space to invest in, Alexandre suggests, from his experience, focusing on one area or one specific location rather than spreading yourself thin. He chose to invest in Paris and targeted atypical parking spaces that were often marked down because of their size or their shape.
Here are a few factors to weigh when choosing a parking space to invest in:
- Location: As with any property investment, location is crucial. Alexandre suggests, from his experience, investing in districts you know well and where you can see potential demand.
- Type of space: Alexandre found success investing in atypical spaces and letting them to motorbikes. That can call for some creativity and an understanding of the local market.
- Price: As with any investment, price is an important factor. Alexandre suggests, from his experience, starting small, with a parking space at an affordable price.
| Type of parking space | Advantages | Drawbacks |
|---|---|---|
| Lock-up box / enclosed garage | – Value that holds up better – Demand strengthened by the ZFE – Greater security | – Higher purchase price – Service charges |
| Open-air space (uncovered) | – Lowest purchase price – Easy to manage | – Falling rental value (around -15% since 2023 in Paris and Lyon) – Less and less sought after |
| Motorbike parking | – Potentially higher yield (several motorbike spaces within one car space) – Less competition | – Narrower market – Need to partition the space |
| Parking with car lifts or elevators | – Scope to maximise space – Potentially more spaces available | – High maintenance costs – Risk of reliability problems |
| Space with an electric charging point | – Rising demand as electric vehicles grow – Higher rent | – Cost of installing and maintaining the charging point |
What is the real price of a parking space?
The price of a parking space varies with several factors, notably its location, its size and its layout. Alexandre started by buying atypical spaces, meaning spaces that are not up to standard for a large car or an SUV. Those spaces often trade below market price. By being creative on the letting side (for instance by letting to motorbikes), he was able to obtain a higher yield.
Yield on a motorbike parking space: what can you expect?
The yield on a parking space depends on several factors, notably the purchase price, the rent you can obtain and the charges. Alexandre says he targeted a gross yield of around 10%, bearing in mind that actual returns depend on the local market, the charges and vacancy. Past performance is not a reliable indicator of future performance.
More broadly, outside any atypical strategy, expect a gross yield of around 4% to 5% in Paris and 5% to 8% in cities with more affordable prices. It is the net yield, once service charges and property tax are deducted, that determines the real profitability.
Finary Talk #19 - @AlexandreLacharme, the specialist in parking-space investing in France
What are the pitfalls to avoid?
The most common pitfalls are costly equipment such as car lifts, unattractive underground car parks and badly anticipated charges. Alexandre shares here the pitfalls he learned to avoid himself:
- Car lifts and elevators: This equipment can bring high maintenance costs and reliability problems. It can also put off potential tenants. Alexandre suggests, from his experience, avoiding it.
- Deep underground car parks: Spaces located too far down can be less attractive to tenants because of the extra time needed to reach their vehicle and the often dark, unwelcoming atmosphere.
- High charges: Service charges vary considerably and can weigh heavily on the profitability of your investment. They can range from €10 to €15 a month for a car space up to €50 to €60. Factoring them in when calculating the potential yield is therefore crucial.
- Betting on a badly located open-air space: uncovered spaces are losing rental value and let less easily than enclosed garages, especially in cities cutting back on the car.
- Overestimating long-term demand: in city centres, car ownership is declining and the regulatory framework keeps moving (the ZFE episode). Assess the city's trajectory, not only its current shortage.
How is parking-space investment taxed in France?
Rental income from parking spaces is taxed as property income. There are, however, tax deductions for costs tied to the letting, such as management fees and loan interest.
Parking spaces are taxed differently from homes. They are governed by the French Civil Code and not by the Alur Act that governs residential property. That means the rules are far more flexible for parking spaces, which can be an advantage for investors.
It is also possible to finance the purchase of a parking space with a mortgage or a consumer loan, which can have tax implications. Mortgage interest, for instance, is deductible from property income, which can cut the tax due.
Finally, taxation can vary with the legal structure used to invest in parking spaces. Alexandre mentions, for example, that he holds parking spaces through a Société Civile Immobilière (SCI), a French non-trading property company, which is taxed under corporation tax. That can offer tax advantages, but also extra obligations. For an SCI subject to corporation tax, the reduced corporation tax rate is 15% up to €42,500 of profit (subject to conditions on turnover and share ownership), and 25% above that.
How to start investing in parking spaces?
To start investing in parking spaces, Alexandre suggests, from his experience, starting small. He suggests beginning with a small space at €10,000 to €15,000 in a well-chosen district.
If you are ready to start investing in parking spaces, here are the steps Alexandre recommends:
- Secure financing: You can finance your parking-space purchase with a mortgage or a consumer loan. A mortgage generally carries lower rates than a consumer loan; the choice depends on your personal situation.
- Search for spaces: Use online listing sites such as Leboncoin, SeLoger, BienIci and others, and visit local estate agents. Alexandre suggests, from his experience, also visiting the districts you know well to gauge potential demand.
- Make an offer and negotiate: Once you have found a space that meets your criteria, make an offer and negotiate the price. Alexandre says negotiation can help adjust the price.
- Buy the space: Once the price is agreed, you can go ahead with the purchase. You will need to go through a notaire to complete the transaction.
- Let the space: Once you own the space, you can put it up for rent. You can use the same online listing sites to find tenants.
Which cities in France to study for a parking investment in 2026?
Bear in mind that in 2026 the ZFE apply in Paris, Lyon and Marseille, and that the shortage of spaces is sharpest there: that is where enclosed garages are most sought after, but also where purchase prices weigh most on the yield.
| City | Advantages | Drawbacks | Yield / demand 2026 |
|---|---|---|---|
| Paris | – Strong demand – Sharper shortage (ZFE, removal of on-street spaces) | – High purchase cost – Intense competition | Gross often 4% to 5%; enclosed garages in high demand |
| Lyon | – Sustained demand – ZFE in force | – Shallower market than Paris | Yield generally higher than in Paris thanks to lower prices |
| Bordeaux | – Population growth – Fewer on-street spaces | – Strict regulations – Rising purchase cost | Growing demand for enclosed garages |
| Mid-sized city (e.g. Tours) | – Affordable purchase cost – Less competition – No ZFE | – More local and weaker demand | Often a higher gross yield, but demand to be checked |
A few points to remember
- Prospect everywhere: Do not limit yourself to a single channel to find spaces to buy. Use online listing sites, visit local estate agents and explore the districts you know well.
- Target a strategic location: Location is crucial to the success of your investment. Choose a location with strong demand for parking.
- Think about splitting spaces: Be creative with letting your space. You can, for instance, split one car space into several motorbike spaces to raise the yield.
- Do not forget electric charging: As the number of electric vehicles grows, investing in a parking space fitted with a charging point can be a good idea.
- Favour the enclosed garage: it holds up better than an open-air space and benefits from the demand created by the ZFE.
- Factor in the regulatory context: the ZFE, the removal of on-street spaces and anti-SUV charges shape local demand. Check the parking policy of the city you are targeting.
- Think in net yield: what counts is the rent once service charges and the taxe foncière (French property tax) are deducted, not the headline gross figure. See also how to be cash-flow positive on a rental investment.
A parking space will not turn you into a rentier overnight, but it is one of the few doors into property that opens with a few thousand euros. Location, real charges and creativity on the letting side make all the difference: they, far more than the asset itself, decide your yield.
Frequently asked questions
What budget do you need to buy a parking space?
The entry ticket often starts at around €10,000 to €15,000 in mid-sized cities, and climbs sharply in Paris or in tight metropolitan markets. It is one of the most accessible real-estate assets, which lets you start without a large deposit or systematic recourse to credit.
Do you need to set up an SCI to invest in parking spaces?
No, buying directly is perfectly possible and simpler. An SCI becomes useful for investing with others, organising succession or opting for corporation tax. In return it means accounting and extra management obligations.
How are rents taxed under the micro-foncier regime?
If your gross property income does not exceed €15,000 a year, the micro-foncier regime applies with a flat 30% allowance. You are then taxed on only 70% of the rents received, without having to itemise your actual costs.
Is a parking space easy to resell?
Resale depends above all on location: a well-placed space in a high-demand area sells faster. The market remains narrower than for homes, though, and liquidity is not guaranteed: plan for a long holding horizon.
Do you pay the taxe foncière on a parking space?
Yes. A parking space is subject to the taxe foncière on built property, payable by the owner. That amount must be built into the net profitability calculation, just like the service charges.
Sources
BOFiP, taxe foncière on built property
Entreprendre.Service-Public.fr, reduced corporation tax rate for SMEs
AMF, white list of crypto-asset service providers (CASP, “PSCA” in French), Finary SAS
Regulatory disclaimers: Marketing communication. Investing carries a risk of partial or total capital loss. Past performance is not a reliable indicator of future performance. This article is provided for information and educational purposes only; it does not constitute personalised investment advice, a buy or sell recommendation, or tax advice. This investment carries a liquidity risk (resale is not guaranteed, long horizon) and a risk of capital loss. Income and valuations are not guaranteed. Before investing, read the Key Information Document (KID) and, where relevant, consult an authorised adviser. Finary SAS, an investment firm authorised by the ACPR (no. 19283), member of AMAFI. Insurance broker registered with ORIAS (no. 21001279), member of the CNCGP (association approved by the AMF). Crypto-Asset Service Provider (CASP) authorised by the AMF under the MiCA regime, references no. A2026-026 and no. N2026-008.
