Occitanie, a diverse and dramatically beautiful region in the south of France, is attracting international property buyers in growing numbers. With its blend of sun-soaked Mediterranean beaches, mountain landscapes, vibrant cities and peaceful villages, it’s easy to see why people are buying property in Occitanie. It’s a favourite among those seeking holiday homes, retirement retreats or permanent moves abroad.
This updated article explains what makes Occitanie special in 2025, how the market is performing, and how you can buy safely and affordably with the support of Your Overseas Home.
Contents
- Why you should be buying property in Occitanie?
- Understanding the property market
- Cost of buying in Occitanie
- Buying process in Occitanie
Buying property in Occitanie means you can choose from beautiful medieval villages or bustling modern towns
Why you should be buying property in Occitanie?
Occitanie covers a vast area of over 72,000 square kilometres, bordered by Spain to the west, the Mediterranean to the south and the Massif Central to the north. It’s almost the size of Scotland yet offers a completely different lifestyle. The region was created in 2016 when Languedoc-Roussillon merged with Midi-Pyrénées, reflecting shared geography, history and the Occitan language after which it is named.
The appeal lies in the variety. From cosmopolitan cities like Toulouse and Montpellier to quiet riverside villages in the Lot or Tarn departments, Occitanie offers something for every buyer. You can discover thriving student cities, traditional farming communities, and upmarket resort towns such as Collioure or Sete. Outdoor lovers are drawn to hiking, skiing and water sports in the Pyrenees or Cévennes. Art enthusiasts are drawn to Céret and Albi. The region is also home to Airbus’ European headquarters, boosting rental demand in the Toulouse area.
One of the biggest draws is the climate. The Mediterranean coast enjoys around 300 days of sunshine each year and even the inland areas, though slightly cooler, get mild winters and long, warm summers. It’s ideal whether you’re retiring, seeking a second home or planning relocation with your family in mind.
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Understanding the property market
Occitanie offers more square metres for your money than many parts of France. While Provence-Alpes-Côte d’Azur or Paris remain among the most expensive locations, Occitanie stays relatively affordable, especially inland. It’s bordered by Nouvelle-Aquitaine, Provence and Auvergne, yet house prices are typically 20–30% lower. Property prices in Occitanie rose slightly in 2024, but rural departments still offer excellent value for overseas buyers.
Coastal areas like Hérault, Aude and Pyrénées-Orientales attract buyers seeking sunshine and sea views, while higher altitude zones such as Ariège or Lozère appeal to those who want tranquilly and space. The Lot and Gers are rural favourites among British and Dutch buyers, drawn to traditional homes and relaxed lifestyles. This regional mix means house prices vary considerably – but bargains are still possible.
Departmental examples worth noting:
- Lot and Tarn-et-Garonne: Rich in stone farmhouses and cottages. You can still find a character home with a garden under €150,000.
- Hérault: Combines popular coastal towns with rural villages inland. Buyers can find habitable homes near beaches for less than €250,000.
- Ariège and Aveyron: High elevation, low prices. Spacious homes can be found near the Pyrenees for under €180,000.
- Céret (Pyrénées-Orientales): A cultural hub with galleries and festivals. Expect to pay €300,000+ for detached homes due to demand and scenery.
Occitanie’s ongoing popularity with British, Dutch and German buyers ensures good long-term demand for resales and rentals alike.
There are many beautiful sights to be found when buying property in Occitanie
Cost of buying property in Occitanie
Like elsewhere in France, your additional costs will generally fall between 7–10% of the final purchase price for older properties. This includes:
- Notaire fees and registration taxes: These typically account for 6–8% of the selling price (legacy and administration).
- Agency fees: Often included in the purchase price, but always confirm who is paying – seller or buyer.
- Legal support: While French notaires are impartial, independent bilingual legal advice is recommended for foreign buyers.
- Currency costs: Fluctuations in exchange rates can significantly change the amount you spend, so speaking to a currency specialist before transferring funds is essential. Book a call with Smart Currency Exchange to discuss your options.
Home ownership taxes in France include the taxe foncière (land tax) and potentially taxe d’habitation (residence tax) depending on local rules and usage. These vary depending on property size and location, so always ask for a breakdown when researching properties.
Where you buy and how you plan to use the property (holiday home, rental, relocation etc.) will influence your ownership costs. A home in Cévennes National Park with land will have different upkeep needs compared to a seaside flat in Narbonne or a Toulouse apartment. Always factor in annual maintenance alongside your buying budget to avoid surprises.
Buying process in Occitanie
Buying a home in Occitanie follows the same steps as elsewhere in France – and with the right guidance, it is a straightforward and secure process.
1. Define your criteria: Know your budget, the kind of property you want and how you plan to use it. Shortlist a few departments that align with your goals.
2. Research and view: Use platforms like Your Overseas Home to search approved listings. Book a virtual event or a viewing trip to visit in person. Download our Viewing Trip Guide for more detail planning your trip.
3. Speak to a currency specialist: Plan ahead with a forward contract to lock in exchange rates and protect your budget.
4. Legal and financial advice: Consult a bilingual notaire and speak to an independent legal advisor. Get pre-approved with a French mortgage broker to lock in your financing.
5. Make your offer: Once you find a property, submit a formal offer or negotiate via your estate agent. Offers are typically followed by the signing of a compromis de vente or promesse de vente, both legally binding reservations.
6. Cooling off and deposit: Buyers have a 10-day cooling-off period after signing the initial contract. You’ll usually pay a deposit of around 5–10% at this stage.
7. Completion: The final stage is the signing of the acte de vente (Deed of Sale) at the notaire’s office. You must pay the balance and associated fees at this point.
The whole process can take 2–3 months from offer to completion. Buying with Your Overseas Home means you’ll have access to expert help, including accredited agents, legal advisers and foreign exchange professionals who understand the needs of international buyers.
If you’re looking to start your property journey in France, book a free consultation with one of our French property experts today.
