Rental cash flow in French Guiana is among the most favourable in France, yet almost no one calculates it properly before buying. I live in Cayenne, I manage properties for both local and mainland owners, and I keep seeing the same mistakes: an attractive gross yield quoted by an agency, then tropical running costs and poorly anticipated vacancy that sink the deal. Here is a complete, line-by-line simulation on a typical Guianese property: purchase price, mortgage, real expenses, taxes and two rental scenarios.
Why rental cash flow in French Guiana can be positive from year one
French Guiana combines three factors that are rare in the French territory:
- Rental demand that exceeds supply. Around 290,000 inhabitants, one of the strongest population growth rates in France, and powerful employment hubs: the Guiana Space Centre in Kourou (Ariane 6 and Vega launches), the Cayenne hospital, the armed forces, the justice system. Transfers and assignments create a constant flow of solvent tenants.
- Reasonable purchase prices. Expect €2,200 to €2,900/m² for a recent apartment in Cayenne or Remire-Montjoly. In Kourou, decent 2-bed flats can be found under €180,000.
- High rents. The cost of living (everything arrives by boat or via Félix-Éboué airport in Matoury) pushes rents upward: a 2-bed commonly rents for €950 to €1,200/month in Cayenne.
The result: gross yields of 7 to 9% are realistic, compared with 4–5% on the mainland. But gross doesn’t pay the mortgage. Let’s move on to the calculation that matters.
French Guiana profitability simulation: a 2-bed in Remire-Montjoly, line by line
Let’s take a typical property: a 65 m² 2-bedroom flat in a recent residence in Remire-Montjoly, with a verandah, air conditioning and parking. This is the most sought-after town on the Cayenne island, 15 minutes from the town centre and the Montjoly beaches.
Total acquisition cost
| Item | Amount |
|---|---|
| Purchase price | €175,000 |
| Notary fees (~7.5% on existing property) | €13,100 |
| Refresh + full furnishing | €14,000 |
| Total cost of the operation | €202,100 |
Mortgage in French Guiana: the real terms
The banks present locally finance properties on the Cayenne island and in Kourou without any particular difficulty. A classic assumption:
- Down payment: €22,100 (notary fees + part of the works)
- Capital borrowed: €180,000 over 20 years
- Rate: 3.6% + insurance 0.35%
- Monthly mortgage + insurance payment: around €1,105
An important local point: some online banks refuse to finance a property in the French overseas departments (DROM). Go through an agency established in French Guiana and the file will be smoother (count on 2 to 3 months between the preliminary agreement and the deed).
Annual expenses: the line everyone underestimates
The equatorial climate wears buildings down faster than on the mainland. Realistic expenses for this 2-bed:
- Condominium fees (green spaces, pool, caretaking): €2,040/year
- Property tax: €1,350/year
- Non-occupant owner insurance: €320/year
- Air-conditioning maintenance (2 splits, 2 cleanings/year): €280/year
- Works provision (humidity, seals, paint): €900/year
- Furnished-rental accounting (LMNP): €500/year
Total: around €5,390/year, or €450/month. Yes, that’s more than on the mainland for an equivalent property. It’s the price of the climate, to be factored in from the start.
Scenario 1: classic long-term rental
Market rent for this furnished 2-bed: €1,150/month, with a prudent vacancy of one month per year (turnovers linked to transfers happen quickly, especially between June and September).
- Annual income: €1,150 x 11 = €12,650
- Expenses: - €5,390
- Mortgage: - €13,260
- Annual cash flow before tax: - €6,000, or around - €500/month
Under the LMNP “real” regime, depreciation of the property and furniture wipes out tax on the rent for years: it’s the right regime for a net yield calculation in the overseas departments. But the conclusion stands: this mortgage-financed property requires a savings effort of around €500/month. A sound asset-building investment, not a cash machine.
Scenario 2: managed short-term rental, the lever that changes the calculation
French Guiana receives a steady flow of business travellers (space industry in Kourou, healthcare, justice, construction) and a growing nature tourism: Îles du Salut, Kaw marshes, pirogue trips on the Maroni, leatherback turtles at Awala-Yalimapo. These profiles look for fully equipped accommodation for 3 nights to 3 weeks, and they pay well.
Prudent assumptions for the same 2-bed in short- and medium-term rental:
- Average rate: €95/night
- Annual occupancy rate: 65% (the dry season from mid-July to mid-November and the Kourou launches push occupancy up; January–February is quieter)
- Gross income: €95 x 237 nights = around €22,500/year
On the expense side: cleaning and laundry (€3,200/year), electricity and internet covered by the owner (€2,400/year, the AC weighs heavily), management by a concierge service (around 20% of revenue, i.e. €4,500/year).
The calculation becomes:
- Income: €22,500
- Base expenses: - €5,390
- Short-term operating costs: - €5,600
- Management: - €4,500
- Mortgage: - €13,260
- Cash flow before tax: around - €6,250 without optimisation… but + €1,750 at 75% occupancy and €105/night, exactly what professional management goes after: dynamic pricing based on launches and the dry season, weekday assignments, weekend tourists.
In short-term rental, piloting makes the difference between - €500/month and a positive cash flow. A poorly optimised calendar means 20 to 30% of revenue lost.
The 3 variables that tip your cash flow
- Precise location. Remire-Montjoly and the centre of Cayenne (Place des Palmistes) for assignments; Kourou for the space industry; Matoury for the airport. Saint-Laurent-du-Maroni is emerging with memorial tourism around the Camp de la Transportation, at very low prices.
- Equipment. Air conditioning everywhere, fibre, secure parking and a washing machine are make-or-break for business travellers.
- Negotiation at purchase. - 5 to - 8% off the listed price is common on existing property. €10,000 less is around €60/month of cash flow recovered.
Having your property managed on the ground: the key to real, not theoretical, cash flow
A simulation remains a spreadsheet. Real profitability is execution 7,000 km from the mainland: welcoming a traveller at 11 p.m. (a - 5 to - 6 h time difference with Paris), handling an AC breakdown on a Sunday, adjusting prices when an Ariane 6 launch fills up Kourou.
That’s the job of Hostel Toucan: concierge services and short-term rental management in the overseas departments, with a local team in French Guiana. Dynamic pricing, cleaning, maintenance, guest relations and WhatsApp support 7 days a week. For your future tenants, direct booking comes with no platform fees, with free cancellation up to 7 days before arrival — an argument that improves your occupancy rate. Before investing, our French Guiana guide gives you the essential bearings, from the Cayenne market to the Hmong village of Cacao.
Send us your project: we’ll return a personalised revenue simulation, based on our real occupancy data, before you sign the preliminary agreement.
FAQ
What net yield can you aim for on a rental investment in French Guiana?
Long-term, aim for 4.5 to 6% net of expenses on the Cayenne island, i.e. 1 to 2 points above the mainland. In well-managed short-term rental, a well-located 1- or 2-bed can exceed 7% net, with cash flow close to break-even from the very first year.
Do banks easily finance a mortgage in French Guiana?
Yes, via a locally established bank. Rates are comparable to the mainland (3.5 to 3.8% over 20 years in 2026), but some online banks exclude the overseas departments. Plan for a down payment that covers at least the notary fees.
Does short-term rental really work in French Guiana?
Yes, with a different clientele: 60 to 70% business travellers (space industry, healthcare, justice, construction) on assignment, supplemented by nature tourism in the dry season (mid-July to mid-November). Occupancy peaks follow the rocket launches in Kourou and school holidays.
What specific expenses should you plan for compared with the mainland?
Three items weigh more heavily: electricity (air conditioning can represent €150 to €250/month in short-term rental), building maintenance (humidity, repainting every 3 to 5 years) and condominium fees, often 20 to 30% higher. Plan for at least €1,000 of annual provision.
