With its Mediterranean coastline, historic towns and dramatic mountain scenery, Hérault is one of southern France’s most diverse and appealing regions for international homebuyers. Whether you’re looking for a holiday getaway, a retirement haven or an investment property, buying property in Hérault offers an exceptional lifestyle coupled with good accessibility and a relatively affordable property market.
From sun-soaked towns like Sète to the vibrant urban culture of Montpellier, there’s something in Hérault for everyone. In this guide, we’ll walk you through why buying here makes sense, what types of homes are available, and what steps you need to take to buy safely and confidently in 2025.
Contents
- Why you should be Buying property in Hérault
- Property types and prices in Hérault
- How to buy property in Hérault
- Purchase costs and fees in Hérault
Buying property in Hérault can mean beautiful renovation projects like this former factory
Why you should be Buying property in Hérault
Hérault enjoys a Mediterranean climate with around 300 days of sunshine a year. Average summer temperatures sit in the upper 20s Celsius, while winters remain mild, rarely dipping below 5°C on the coast. This makes outdoor living a core part of daily life – whether you’re exploring national parks, dining along the sea or relaxing on uncrowded beaches.
The department borders the Mediterranean and stretches inland to include vineyards, rolling countryside and the southern edge of the Massif Central. It’s this blend of landscape and culture that appeals to foreign buyers looking for variety without needing to roam far.
Montpellier, the regional capital, is a modern university city with medieval roots, a growing tech industry and one of the youngest populations in France. Its international airport makes travelling easy, with regular direct flights from major European cities. High-speed rail lines connect Hérault to Paris in under four hours and Barcelona in three, making second-home ownership more convenient than ever.
The area also offers strong rental potential, particularly for short-term lets during peak tourist seasons. Popular destinations like La Grande Motte, Marseillan and Pézenas see growing demand from both domestic and international tourists each summer, supported by attractive infrastructure and local amenities.
Hérault also provides long-term value for those seeking traditional French living. With fresh produce markets, local vineyards, independent artisans and a calendar of cultural events, communities here remain rooted in food, family and tradition.
For a deeper look at purchasing property abroad, claim your free copy of our France Buying Guide:
Property types and prices in Hérault
Property in Hérault falls into three broad geographical categories: coastal, urban and rural. Each comes with its own pricing trends and lifestyle benefits, making it essential to define your priorities early.
On the coast, studio flats can start below €100,000. In Sète, Joie de Vivre meets old-world France, and well-located one-bedroom apartments range from €150,000–€200,000. Larger flats with sea views or outdoor terraces exceed €300,000, especially in premium locations like La Grande Motte.
If you’re buying in Montpellier, pricing is higher but so is convenience. Property values in the centre hover around €3,500/m², though this can rise significantly in neighbourhoods like Antigone or Écusson. Haussmann-style apartments or character homes with terraces regularly list for €500,000–€650,000.
For more space and budget-friendly prices, Béziers is increasingly popular. It has a scenic town centre and historic charm, with two-bedroom houses available from €180,000–€220,000. The town also serves as a good base for exploring the Canal du Midi and regional vineyards.
Inland and in mountain villages such as Olargues or Saint-Guilhem-le-Désert (both named among France’s Most Beautiful Villages), you’ll find traditional stone houses and period farmhouses – often with land – for under €250,000. Renovation projects start from around €60,000 and offer excellent value for hands-on buyers.
Detached properties in the surrounding countryside typically range from €220,000 to €350,000, depending on size and condition. Many come with retrofitted modern features or updated insulation systems, useful for meeting new energy regulations introduced as France tightens environmental building codes.
For buyers focused on balance – access to nature with proximity to transport, greater living space, and a slower pace – the rural and village markets offer real promise.
How to buy property in Hérault
Before you begin the process, outline your must-haves: location, budget, property style and timescale. Coastal areas suit those looking for short-term rental income or sunny escapes, while the hinterland works well for larger homes with outdoor space.
Start your search online with our property portal and use bilingual estate agents familiar with international clients. Attending our virtual property event or one of our regular webinars. Local agents often have off-market stock or upcoming listings not widely advertised.
If you’re buying in pounds, speak with a currency transfer expert well in advance. Currency exchange rates can fluctuate dramatically. Using a forward contract to lock in your rate could save you thousands between offer and completion. Talk to Smart Currency Exchange to learn more about your options.
Next, appoint a bilingual notaire (the French legal official responsible for managing the sale). Unlike solicitors in other European countries, the notaire acts for both parties and ensures that the transaction is legally binding and transparent.
It’s also advisable to bring on a surveyor or independent property assessor. While this is not required by French law, it provides peace of mind. Older homes, especially in hill village locations, may need roof updates or damp treatment that won’t always be obvious during a basic viewing.
Once you find a property, negotiate through the estate agent and make an offer. If accepted, you’ll sign the Compromis de Vente and pay a 5–10% deposit. You then have a 10-day cooling-off period to withdraw, after which penalties apply.
Completion happens roughly three months later with the signing of the Acte de Vente. Ensure your finances are in place ahead of this to avoid delays. Non-residents generally require a larger deposit, around 25–30%, and may need to show translated proof of income, savings and tax status if applying for a mortgage from a French bank.
Purchase costs and fees when buying property in Hérault
When planning your property budget in Hérault, be sure to account for taxes, legal fees and administrative costs. These can add 7–10% to the sale price, even before considering renovations or furnishings.
The largest fee is typically the notaire’s charge, which includes multiple taxes. For existing homes, you should expect this to total 7–8% of the purchase price. New-build properties have reduced rates, roughly between 2–3%, due to lower transfer duties.
Estate agency fees vary but are frequently built into the asking price. Always confirm whether the buyer or seller is responsible before making any offers.
Ongoing taxes include taxe foncière (land tax) and taxe d’habitation (residence tax). These vary based on property size, location and use. Even if you’re not a full-time resident, you’ll still be expected to pay local taxes – especially if the property is rented out.
If you intend to let your Hérault property short or long term, speak to a local tax adviser. The tax treatment of rental income is different for non-residents, and you may benefit from simplified business structures like the micro-BIC regime for furnished lettings.
Utilities and maintenance must also be factored into your annual budget – including water, electricity, refuse collection and potentially communal building charges.
Getting tailored advice from financial and legal experts familiar with overseas buyers is the best way to avoid unexpected costs. The Your Overseas Home team can put you in contact with trusted professionals who understand both the local landscape and the needs of international property owners.
Start your journey to Hérault in 2025
Hérault is more than a destination – it’s a lifestyle. With rich culture, good connections and a Mediterranean pace of life, it continues to attract international buyers looking for beauty and value.
Thinking about buying a home in southern France? Book a personalised consultation with a Your Overseas Home consultant to explore your next steps with confidence.
