The Provence-Alpes-Côte d’Azur (PACA) region, stretching from the snow-covered peaks of the Alps to the sparkling Mediterranean coastline, remains one of France’s most desirable destinations for international buyers. Buying property in Provence-Alpes-Côte d’Azur is more than just a holiday dream – it’s a location that effortlessly blends heritage, natural beauty and strong investment potential.
From alpine chalets to seaside villas, this area caters to a broad spectrum of buyers. With the Winter Olympics headed to the southern Alps in 2030, infrastructure is set to improve significantly, which could boost demand and property prices further in previously under-the-radar towns and ski resorts.
Below you’ll discover what makes buying in this region special, what to expect from the market in 2025, and how to begin your property search the smart way.
Contents
- Why buy property in PACA?
- Property prices and trends
- Where to buy in PACA
- Steps to buying property in PACA
- Costs of buying property in PACA
Buying property in Provence-Alpes-Côte-d’Azur can mean a beachside home or a cottage in the mountains
Why you should be buying property in Provence-Alpes-Côte d’Azur
The Provence-Alpes-Côte d’Azur region offers a lifestyle that few other places in Europe can match. You’ll find glamorous beachfront towns, quiet hilltop villages and world-famous art, all underpinned by a Mediterranean climate and excellent transport connections.
PACA stretches across six departments – Alpes-Maritimes, Var, Bouches-du-Rhône, Vaucluse, Alpes-de-Haute-Provence and Hautes-Alpes – and its diversity is its strength. The coastline has attracted generations of British and American buyers, while the inland regions are favoured by those seeking authentic Provençal life.
Culturally, this part of France is a powerhouse. Nice, Marseille and Aix-en-Provence offer thriving arts scenes and international schools, while smaller towns like Arles and Avignon deliver Roman ruins, world-class architecture and a gentler pace of life.
Nature lovers are equally spoiled. The Verdon Gorge, Mercantour National Park and the Luberon hills provide endless hiking, cycling and swimming opportunities. The winter months bring skiing and snowboarding in resorts like Serre Chevalier and Pra-Loup.
Whether you’re retiring, relocating or seeking a second home, PACA is a region where your lifestyle ambitions can be matched with a solid long-term investment.
For a fuller look at purchasing property abroad, get your free copy of our France Buying Guide:
Property prices and trends
Provence-Alpes-Côte d’Azur is known for premium property prices, but there are options across a range of budgets depending on your location and priorities.
As of late 2024, average resale property prices are as follows:
- Marseille: €402,100 for a house
- Toulon: €465,200 for a house
- Nice: €4,780 per square metre for apartments
- Toulon: €2,610 per square metre for apartments
Luxury hotspots such as Saint-Tropez, Cannes, Théoule-sur-Mer and Mougins command much higher prices thanks to their chic reputations, beach access and limited supply. If you’re looking for mountain property, ski resorts in Alpes-de-Haute-Provence or Hautes-Alpes offer options below the coast’s high price tags – though prices are expected to rise significantly due to expected investment ahead of the 2030 Winter Olympics.
New developments aimed at overseas investors are rising in popularity, particularly in smaller towns with good motorway access or TGV links. These tend to offer better value than properties in legacy coastal locations and attract buyers looking for low-maintenance second homes or rental-focused investments.
Where to buy in PACA
Choosing where to buy property in Provence-Alpes-Côte d’Azur depends on your lifestyle goals and budget. Here are some standout locations worth exploring in 2025:
Nice: A cosmopolitan city offering excellent infrastructure, Mediterranean beaches and an international airport. Strong demand means homes here retain value, especially apartments with sea views and outdoor space.
Aix-en-Provence: A university town with elegant architecture, bustling markets and proximity to vineyards. Popular with families and retirees alike, the market here includes both period homes and gated developments.
Marseille: France’s oldest city is undergoing a renaissance, with regeneration projects and a growing interest from artistic and cultural industries. Expect great value compared to its Côte d’Azur neighbours.
Alpes-Maritimes region: For ski enthusiasts and nature lovers, this area offers charming chalets and mountain villages. With preparations for the 2030 Winter Olympics underway, now is a strategic time to consider an investment.
Var and Luberon: The Var is a favourite for seaside living, offering picturesque harbours like Sanary-sur-Mer or Bandol. Inland in the Luberon, you’ll find terracotta-roofed homes, lavender fields and vineyard views – ideal for slow-paced rural living.
Choosing your location involves trade-offs between accessibility, tourism levels and property type. Speak with a bilingual estate agent to identify local markets that fit your goals and connect with recent sales data.
Steps to buying property in Provence-Alpes-Côte d’Azur
Buying property in France follows a predictable and well-regulated legal process, but there are important bureaucratic steps to prepare for as an international buyer.
1. Define your requirements: Be clear about what you’re looking for in a property. Your search will be more focused if you determine in advance your budget, preferred locations, property type and dealbreakers.
2. Financial preparation: Speak to an international mortgage broker if you need financing. French banks offer mortgages to non-residents, but you may be expected to contribute a 20–30% deposit and exchange a significant number of documents.
3. Secure your exchange rate: Use a specialist currency provider to lock in a favourable euro exchange rate. This protects your budget from currency swings between signing and paying. Speak to Smart Currency Exchange to discuss your options.
4. Book a viewing trip: Before travelling, reach out to estate agents and book guided tours of shortlisted properties. Local estate agents tend to show you what they think fits your criteria, so have a bilingual consultant brief them in advance if possible. For more details download our Viewing Trip Guide.
5. Make an offer: When you find the right home, you can make an offer with the help of the agent. Once accepted, you’ll sign a ‘compromis de vente’ or ‘promesse de vente’ and pay a deposit – generally around 10%.
6. Complete the purchase: The final contract, the ‘acte de vente,’ is signed at the notaire’s office, and you’ll transfer the remaining funds. The whole process from offer to completion takes two to three months.
We offer online guidance and an event programme to help you through every step of the journey, whether this is your first overseas buy or just your first in France.
Costs of buying property in Provence-Alpes-Côte d’Azur
Expect several one-off and ongoing costs when buying a property in Provence-Alpes-Côte d’Azur. Being aware early means you can budget better and avoid surprises later on:
Legal fees: Notaire fees typically range between 7–8% of the property price for resale homes. These cover legal formalities, registration costs and stamp duties. For brand new properties bought off-plan, fees are reduced to around 2–3%.
Estate agent fees: Commission fees generally vary between 4–8%, although they are often included in the listing price in France. Always ask whether fees are built-in or separate, as this affects both your offer and your final costs.
Homeowner taxes: You’ll pay two main taxes annually:
- Taxe foncière – Property ownership tax
- Taxe d’habitation – Previously linked to occupation, now largely phased out for main residences but still applicable to second homes
Budget around €1,000–€2,000 annually, depending on property size and location.
Utilities and management fees: Expect charges if you own an apartment in shared buildings (‘charges de copropriété’) or hire a management company to maintain your property if you won’t live there year-round.
Working with approved property, legal and tax experts is the best way to plan for and reduce long-term costs. Your Overseas Home can put you in touch with bilingual notaires, consultants and all the France experts you’ll need on your French property journey.
Start your property journey with Your Overseas Home
Buying a home in Provence-Alpes-Côte d’Azur is more than a dream – it can be a smart and rewarding life choice. Whether you’re drawn to the buzz of Nice, the lavender-strewn slopes of the Luberon or a balcony overlooking the sea, France’s south-east delivers on charm, convenience and lifestyle.
Start planning your move with confidence by speaking to a property consultant at Your Overseas Home. We’ll help you compare regions, understand the legal and financial steps ahead, and avoid costly mistakes.
Find your place in France, the smart, stress-free way.
