The mobility lease and the civil lease only work well where there is structural demand for furnished homes for a few months. Students, interns, executives on assignment, expatriates: here are the cities where this demand is strongest in 2026, and the criteria for deciding.
A reminder: mobility lease vs civil lease
| Mobility lease | Civil lease | |
|---|---|---|
| Duration | 1 to 10 months, non-renewable | Freely negotiated |
| Tenant | Justified profile (studies, internship, assignment, job transfer) | Home that is not their main residence |
| Security deposit | Prohibited (Visale or private guarantee) | Possible |
| Rent control | Yes, in high-pressure areas | More fragile legal framework — needs securing |
The mobility lease was created by the 2018 ELAN law. A November 2025 reform opened the possibility of extending it to up to 18 months in certain employment-focused residences, subject to the implementing decree.
An essential legal point
Contrary to a widespread belief, the mobility lease is subject to rent control in the municipalities concerned. The base rent cannot exceed the increased reference rent set by prefectoral order.
The areas where rent control applies in 2026 include Paris, Lyon, Villeurbanne, Bordeaux, Montpellier, Grenoble-Alpes Métropole, Lille, Plaine Commune, Est Ensemble and the Basque Country — joined since September 2025 by Annecy, Tours, La Rochelle, Clermont-Ferrand and Pau. Any sales pitch promising a "free rent" in these cities should be treated with the greatest caution.
The best cities for medium-term rental in 2026
1. Paris and the inner suburbs
The deepest medium-term market in France. Demand is driven by head offices, international institutions, university hospitals, top universities and a constant flow of expatriates. It is also the market where the shift away from short-term rental is greatest, because of the regulatory constraints. High rents, low vacancy, solvent tenants.
2. Lyon and Villeurbanne
France's second economic and university hub, with head offices, biotech companies and engineering schools. Sustained demand from consultants and doctoral students on assignment.
3. Bordeaux, Montpellier, Lille
Dynamic university cities with high student turnover and strong rental pressure. The mobility lease allows a natural yearly turnover and a secure legal framework.
4. Mid-sized university towns
Annecy, Tours, La Rochelle, Clermont-Ferrand and Pau live to the rhythm of the academic year. Demand for mobility leases there is very predictable: interns (April–September), doctoral students, apprentices. The vacancy rate for student housing remains below 4% nationally, and the number of international students is rising.
5. Tourist areas, alternating
Nice, Cannes, the Atlantic coast: the winning strategy is to do short-term rental in high season and switch to the mobility lease during the troughs, targeting consultants, trainers and seasonal workers.
The criteria for deciding
- Employment and education catchment: head offices, hospitals, universities, top schools less than 15 minutes away.
- Rental pressure: a market where the supply of furnished homes falls short.
- Applicable rent control: check the cap before buying, as it determines your projections.
- Quality of the furnishings: bedding, desk, fast Wi-Fi and complete equipment are decisive in this demanding segment.
Protecting against unpaid rent without a security deposit
The mobility lease prohibits security deposits. Two solutions replace it: Visale, a free public guarantee from Action Logement (2026 ceilings: about €1,940/month including charges in Île-de-France, €1,575 in large cities, €1,365 elsewhere), or a private guarantee , which is paid for and has no income ceiling. The tenant must obtain the Visale approval before signing.
⚠️ Have your arrangement validated
The framework for short civil leases is subject to litigation and changes. Before using it as a strategy, have your contract and positioning validated by a property lawyer.
Full Concierge manages your medium-term lettings in Paris
Tenant selection, contracts, guarantees, day-to-day management: we cover the whole chain for more than 150 apartments in Paris and the inner suburbs. Free estimate within 24 hours.
