The mobility lease and the civil lease only work where there is structural demand for furnished homes for a few months. Students, interns, executives on assignment, expatriates: here are the cities where that demand is strongest in 2026, and the criteria for choosing.
Reminder: mobility lease vs civil lease
| Mobility lease | Civil lease | |
|---|---|---|
| Duration | 1 to 10 months, non-renewable | Freely negotiated |
| Tenant | Justified profile (study, internship, assignment, transfer) | Home that is not the main residence |
| Security deposit | Prohibited (Visale or private guarantee) | Possible |
| Rent control | Yes, in tight zones | More fragile legal framework — to be secured |
The mobility lease comes from the 2018 ELAN law. A November 2025 reform opened the possibility of extending 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 prefectural order.
Territories 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 commercial claim promising "free rent" in these cities should be handled with great caution.
The best cities for medium-term in 2026
1. Paris and the inner suburbs
The deepest medium-term market in France, driven by head offices, international institutions, university hospitals, grandes écoles and a permanent flow of expatriates. It is also where the shift away from short-term rental is most pronounced. High rents, low vacancy, creditworthy tenants.
2. Lyon and Villeurbanne
France's second economic and academic hub, with head offices, biotech and engineering schools. Steady demand from consultants and doctoral researchers.
3. Bordeaux, Montpellier, Lille
Dynamic university cities with high student turnover and tight rental markets. The mobility lease allows natural annual rotation within a secure legal framework.
4. Mid-sized university cities
Annecy, Tours, La Rochelle, Clermont-Ferrand and Pau follow the academic rhythm. Demand is highly readable: interns (April-September), doctoral students, apprentices. National student-housing vacancy remains below 4%, and international student numbers are rising.
5. Tourist areas in alternation
Nice, Cannes, the Atlantic coast: the winning strategy alternates short-term in high season with mobility leases during troughs, targeting consultants, trainers and seasonal workers.
Criteria for choosing
- Employment and education catchment: head offices, hospitals, universities within 15 minutes.
- Market tightness: a market where furnished supply is insufficient.
- Applicable rent control: check the ceiling before buying — it drives your projections.
- Quality of the furnishing: bedding, a real desk and strong Wi-Fi are decisive on this demanding segment.
Securing against arrears without a deposit
The mobility lease prohibits a security deposit. Two solutions replace it: Visale, the free public guarantee from Action Logement (2026 ceilings around €1,940/month including charges in Île-de-France, €1,575 in large conurbations, €1,365 elsewhere), or a paid private guarantee with no income cap. The Visale visa must be obtained by the tenant before signing.
⚠️ Have your setup validated
The framework for short civil leases is subject to litigation and change. Before deploying it as a strategy, have your contract and positioning validated by a real-estate lawyer.
Full Concierge manages your medium-term lets 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 24h.
