The charm of France’s Atlantic coast and its islands, the tranquillity of rural France and a traditional French lifestyle. Buying property in Charente-Maritime offers all three.
Even better, it offers all this along with easy connections to Paris in under three hours on the TGV via the city of Bordeaux – just to the south of the department.
Tempted by the idea of a seaside escape or vineyard-view? Browse our Property for sale in Charente-Maritime, France.
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Contents
Starting on the Atlantic coast in Nouvelle-Aquitaine, the department of Charente-Maritime stretches into the interior. It combines some large islands, long sandy beaches and vineyards. It also has a mild climate.
That all adds up to an appealing destination for second homes, relocations and investment properties alike.
Why buy property in Charente-Maritime
Charente-Maritime is one of France’s most accessible and appealing coastal departments. Stretching from La Rochelle in the north to Royan in the south, the department will appeal to international buyers, whether seasonal visitors and year-round residents.
La Rochelle is the department’s largest town, offering an attractive old port, a broad range of amenities and a thriving cultural scene. This historic seafaring city has excellent connections to Paris by high-speed train (around three hours) and to Bordeaux (two hours). Transport links include airports in La Rochelle and Bordeaux
Further south, the Île de Ré, connected by a bridge, is known for its upmarket villages, cycle paths and broad beaches – though property there comes at a premium.
The rural heartland of Charente-Maritime is made up of farmland, vineyards and charming villages. Many expats settle here due to the relaxed rural lifestyle, natural surroundings and proximity to the sea.
Owning property in Charente-Maritime means a home in one of the sunniest areas in western France, with around 2,300 hours of sunshine a year. This, combined with good healthcare facilities and local infrastructure, makes it suitable for retirees, digital nomads and families alike.
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Where to buy in Charente-Maritime
Charente-Maritime offers a remarkable range of locations, from bustling harbour towns to tranquil stone villages inland. For many international buyers, La Rochelle is the natural starting point. With its historic old port, lively cultural scene and excellent train connections to Paris and Bordeaux, La Rochelle offers year-round appeal. Properties here are in high demand, from chic harbour-view apartments to family homes in surrounding suburbs. Prices are higher than the regional average, but rental potential is strong.
Island life
For those who want a touch of island life, Île de Ré is the jewel of the department. Its cycle paths, sandy beaches and upmarket villages like Saint-Martin-de-Ré attract affluent second-home buyers. Properties here – especially traditional whitewashed houses with blue shutters – are among the most expensive in the region but retain long-term value.
Île d’Oléron, larger and more laid-back, is a more affordable island option, with fishing villages and seaside cottages that are popular with French families and international buyers alike.
Inland Charente-Maritime
Inland, the Saintes area combines Roman heritage with a vibrant market-town atmosphere. Buyers looking for a permanent relocation often choose Saintes for its schools, healthcare and transport links, while enjoying countryside properties just a short drive away. Similarly, Rochefort blends maritime history with a quieter pace of life and offers good-value apartments and townhouses.
For those prioritising affordability and space, the rural hinterland between Saint-Jean-d’Angély and Jonzac provides excellent value. Here, you’ll find Charentaise farmhouses, stone cottages and renovation projects at significantly lower prices than on the coast. These areas are well-suited to buyers seeking peace, larger plots and a slower pace of living, while still being within reach of beaches and airports.
Whether you’re dreaming of a harbour-view pied-à-terre, an island retreat or a countryside farmhouse, Charente-Maritime delivers a balance of lifestyle, accessibility and investment potential that makes it one of western France’s most desirable coastal departments.
Property prices in Charente-Maritime
Property prices in Charente-Maritime sit slightly above the French national average, but this headline figure hides major internal variation.
| Area | Average price (€/m²) | Compared to France |
|---|---|---|
| La Rochelle (all property) | 4,643 | ~49% higher |
| Charente-Maritime average | 3,374 | ~8% higher |
| France average | 3,115 | Baseline |
Inland and coastal variations
The local housing market offers a wide variety of options, from coastal cottages to countryside farmhouses.
Compared to many other departments in Nouvelle-Aquitaine, property prices in Charente-Maritime are above average due to its coastal location and growing popularity. However, bargains are still available for buyers willing to explore inland villages or take on renovation works.
Charente-Maritime’s inland areas are generally more affordable than its coastal zones. Coastal hotspots such as La Rochelle and Île de Ré command a significant premium, driven by limited supply and strong demand from second-home buyers and retirees. Inland towns and rural areas, by contrast, remain considerably more affordable and offer some of the best value in western France.
| Area | Typical price range (€/m²) | Market characteristics |
|---|---|---|
| Coastal areas (La Rochelle, Île de Ré, Royan) | 4,200 – 5,500+ | Strong second-home demand, limited supply, international buyers |
| Inland towns (Saintes, Jonzac, Surgères) | 1,800 – 2,600 | Better value, larger homes, more local market |
| Rural villages | 1,200 – 1,800 | Lowest prices, renovation opportunities |
Note: Coastal hotspots pull the department’s average upward, masking significantly lower inland prices.
Types of Charentais property
It’s possible to find homes needing renovation for under €100,000. Key-ready Charentaise homes typically start from €150,000 to €200,000. Modern villas, homes with pools or sea views, or large properties like a Maison de Maître can push past €300,000 or above, especially in hot spots such as La Rochelle or the islands.
Traditional Charentaise properties are particularly sought-after. Recognisable by their lime stone façades, pale blue shutters and terracotta roof tiles, these homes are synonymous with rural French living and often come with generous gardens.
Along the coast, you’ll find former fishermen’s cabins and more compact seaside homes. These properties offer charm and proximity to the ocean, and they’re popular among holidaymakers seeking a pied-à-terre. Island properties, particularly on the Île de Ré and Île d’Oléron, are in high demand and among the region’s most expensive real estate.
| Property type | Charente-Maritime (€/m²) | France (€/m²) | Difference |
|---|---|---|---|
| All property types (average) | 3,374 | 3,115 | +8% |
| Apartments | 3,691 | 3,870 | –5% |
| Houses | 3,284 | 2,531 | +30% |
The buying process in Charente-Maritime
Foreigners can legally purchase property in France, including in Charente-Maritime, without restrictions. However, the process is different from other countries, so understanding the steps is vital for a smooth purchase.
Start by outlining your priorities. Are you seeking a holiday home, retirement base or a rental investment? Knowing your goals will help narrow down locations and property types. Once you’ve established your criteria, work with a bilingual estate agent who understands the needs of international clients. Your Overseas Home can connect you with trusted professionals.
Viewings can either be arranged independently or as part of a structured trip. Download your France Viewing Trip Guide to learn more about the process. During your trip, assess neighbourhoods as well as individual properties.
Once you’ve chosen a property, you can submit an offer through the agent. If accepted, you’ll sign a compromis de vente or promesse de vente. This is a legally binding agreement followed by a 10-day cooling-off period for buyers. Afterward, a notaire – a public official who ensures the legality of the transaction – manages the paperwork and due diligence.
Non-residents can apply for mortgages through French banks, with deposits usually between 30–40%. Approval depends on income and credit history.
You will complete on your property in Charente-Maritime when you sign the acte de vente, usually two to three months after the initial contract. At this point, you’ll transfer the balance, and the purchase becomes final.
Additional costs to buying property in Charente-Maritime
In France, most fees are paid by the buyer, and Charente-Maritime is no exception. Budget around 7–8% of the purchase price for notaire fees if buying an existing home. This covers transfer taxes, legal registration and the notaire’s fee. For new-build homes, notaire fees are lower, typically around 2–3%.
Many property listings already include estate agent fees, but do confirm this with your agent. These fees are regulated and set out clearly in the sales contract.
Additional costs to consider include:
- Annual property taxes: These are taxe foncière (paid by the owner) and taxe d’habitation (once applicable to second homes or rentals). These vary significantly by commune.
- Currency exchange fees: If you’ll be transferring a significant sum from a non-euro currency, speak to a currency specialist. Services like forward contracts or rate alerts can save you thousands compared to using your bank. Book a call with Smart Currency Exchange to learn more about your options
- Renovation costs (if applicable): Labour and materials in France can be expensive. Get local quotes in writing before buying a property that needs work.
In short, planning ahead is vital. Set a realistic budget that includes purchase fees, any fix-up costs and continued ownership expenses.
If you’d like help finding your ideal property in Charente-Maritime, speak to a Your Overseas Home consultant. We’re here to make your French property dream a reality – securely and without stress.
Still deciding where in France you’d like to buy? Don’t miss our full region-by-region guide to buying in France. If you’re ready to take your next step, read our complete guide to buying property in France, including key updates for 2025.
Frequently asked questions
Yes. Charente-Maritime offers a unique mix of Atlantic coastline, rural countryside, and traditional French charm. With strong infrastructure and a warm climate, it’s ideal for second homes, retirement, or relocation.
Yes. There are no restrictions on foreign nationals buying property in France, including in Charente-Maritime. International buyers from the UK, US, and beyond are welcome.
Inland homes needing renovation can cost under €100,000. Renovated Charentaise houses typically range from €150,000 to €250,000, while premium properties near La Rochelle or on Île de Ré can exceed €300,000.
Expect to pay 7–8% of the purchase price for older homes (notaire fees and taxes). New-builds are cheaper to register, with fees around 2–3%. Currency exchange costs, renovation budgets, and annual taxes should also be considered.
The process usually takes 2–3 months. After your offer is accepted, you’ll sign a preliminary contract and then complete the purchase by signing the Acte de Vente with a notaire once legal checks are complete.
