Provence-Alpes-Côte d’Azur draws buyers with its coastline, its light and its long summers. But buying property in Provence-Alpes-Côte d’Azur rewards a clear head as much as a warm heart. Prices, taxes and rental rules shift sharply from one part of the region to the next.
This guide covers the whole region: the six départements, the coast, inland Provence, Marseille and Aix, and the southern Alps. You’ll find indicative 2026 prices by area, where value sits, how to get there, and the buying costs and rules that matter most to UK buyers.
Ready to browse first? Our France property for sale portal lists homes across the region, from coastal apartments to inland stone houses and ski properties in the Alps.
Key takeaway: Provence-Alpes-Côte d’Azur runs from the Mediterranean coast to the southern Alps across six départements. Prices are highest on the Côte d’Azur and in Var hotspots, and far lower inland and in the mountains. France places no restrictions on foreign buyers, but coastal communes now add second-home taxes and short-let rules worth checking before you commit.
Contents
- The PACA region and its six départements
- The Côte d’Azur: Nice, Cannes, Antibes and Menton
- The Var: Saint-Tropez to Toulon
- Inland Provence: Avignon and the Luberon
- Marseille and Aix-en-Provence
- The southern Alps and ski country
- Property prices in Provence-Alpes-Côte d’Azur in 2026
- Where to find value
- Getting there: airports and TGV
- Buying costs and the process
- What should I do next?
- Summary
- Frequently asked questions
- Sources
The PACA region and its six départements
PACA, or Région Sud, is home to about 5.2 million people and holds one of the highest shares of second homes in mainland France. That mix of coast, inland Provence and mountains is why prices vary so much within a single region.
Each département suits a different kind of buyer:
- Alpes-Maritimes – the Côte d'Azur core: Nice, Cannes, Antibes and Menton. The most expensive and most international, with the region's main airport.
- Var – the coast from Saint-Tropez to Toulon plus wooded inland. A huge internal price spread, from trophy resorts to the region's more affordable coastal towns. See our dedicated guide to buying property in the Var.
- Bouches-du-Rhône – Marseille, Aix-en-Provence and Arles: big-city and cultural Provence with the best rail links.
- Vaucluse – inland Provence: Avignon, the Luberon and Mont Ventoux. Rural and cheaper.
- Alpes-de-Haute-Provence – sparsely populated pre-Alps around Manosque and Digne. The lowest prices in the region.
- Hautes-Alpes – the southern Alps: Gap, Briançon and Serre-Ponçon lake, with a strong ski and outdoor market.
You can check the region's own figures on the Région Sud site and the housing data on INSEE.
The Côte d'Azur: Nice, Cannes, Antibes and Menton
The Alpes-Maritimes coast is where prices run highest. On the seafront they can pass €6,000/m² (around £5,100/m²), and considerably more in prime streets.
Nice is a full-sized city with an international airport, a tram network and year-round amenities, which helps homes hold their value. Cannes and Antibes command a premium for prestige and marina access, while Menton, on the Italian border, has a mild winter climate and an older resident profile. Our article on finding a home in property in Nice goes deeper on the city itself.
The Var: Saint-Tropez to Toulon
The Var has the widest price range of any PACA département. The Saint-Tropez peninsula is among the dearest markets in France, and Bandol and Sanary in the west also carry a premium.
At the other end, Toulon and Hyères are among the more affordable Mediterranean-adjacent bases in the country, with the Porquerolles islands offshore. For a buyer who wants the coast without Riviera pricing, the western Var is worth a close look.
Inland Provence: Avignon and the Luberon
Inland Vaucluse is a different market again. Avignon is a historic walled city with a TGV station and prices below neighbouring Aix. The Luberon villages, such as Gordes and Roussillon, are known for stone houses and bastides, and the best-known villages carry trophy prices while nearby communes cost far less.
This is classic second-home and holiday-let territory, so rental rules and running costs matter as much as the purchase price.
Marseille and Aix-en-Provence
Aix-en-Provence is an affluent university city with a period centre, popular with families and retirees, and prices to match. Marseille, France's second city, varies more than anywhere else in the region: seafront districts in the south cost several times more per square metre than parts of the north, and central regeneration continues.
Both sit on the TGV line and close to Marseille airport, which makes them among the easiest PACA bases to reach from the UK.
The southern Alps and ski country
For mountains and skiing, look to the Hautes-Alpes and Alpes-de-Haute-Provence rather than the coast. Resorts such as Serre Chevalier, Montgenèvre and Pra-Loup sit here, alongside the Serre-Ponçon lake.
Prices are the lowest in the region. The 2030 Winter Olympics are heading to the French Alps, with some events planned in the southern Alps, which is drawing fresh attention to the area. If you're weighing a mountain home, read the hidden costs of buying a ski property in France first.
Property prices in Provence-Alpes-Côte d'Azur in 2026
The French market has settled into a steady recovery. Prices across Provence-Alpes-Côte d'Azur rose about 1.8% in the year to late 2025, a little above the national average, with apartments leading, according to the Notaires de France. Forecasts for 2026 point to broadly flat prices, with mortgage rates near 3.25%.
Here are indicative typical prices by département. They blend cheap rural and expensive coastal communes, so headline town figures sit above these medians.
| Département | Indicative €/m² | Approx £/m² |
|---|---|---|
| Alpes-Maritimes | €4,800 – €4,900 | £4,100 – £4,200 |
| Var | €3,600 – €3,800 | £3,100 – £3,250 |
| Bouches-du-Rhône | €3,200 – €3,700 | £2,700 – £3,200 |
| Hautes-Alpes | €2,700 – €2,800 | £2,300 – £2,400 |
| Vaucluse | €2,100 – €2,600 | £1,800 – £2,200 |
| Alpes-de-Haute-Provence | €2,000 – €2,300 | £1,700 – £2,000 |
Euro figures are indicative and convert at about £1 to €1.17 in mid-2026; rates move daily, so treat the pound figures as a guide.
Where to find value
Value sits away from the prime Riviera. Inland Vaucluse, the Toulon side of the Var and the southern Alps offer the lowest cost per square metre in the region, often less than half the Cannes seafront. These areas also tend to carry lighter second-home taxes.
This table compares the main buyer areas at a glance.
| Area (département) | Character | Indicative €/m² (approx £/m²) | Nearest airport / access |
|---|---|---|---|
| Nice (Alpes-Maritimes) | Coastal city, international airport, trams | €5,000 – €5,300 (£4,300 – £4,500) | Nice, in the city |
| Cannes and Antibes (Alpes-Maritimes) | Prestige resort and marina towns | €5,400 – €6,400 (£4,600 – £5,500) | Nice, 20 – 30 min |
| Saint-Tropez peninsula (Var) | Trophy coast, quiet off-season | €11,000+ (£9,400+) | Toulon–Hyères; Nice |
| Toulon and Hyères (Var) | Working city plus islands, cheaper coast | €2,900 – €4,250 (£2,500 – £3,600) | Toulon–Hyères |
| Aix-en-Provence (Bouches-du-Rhône) | Affluent inland city, period centre | €5,000 – €6,200 (£4,300 – £5,300) | Marseille 30 min; Aix TGV |
| Marseille (Bouches-du-Rhône) | Second city, varies by district | €3,300 – €3,600 (£2,800 – £3,100) | Marseille; TGV |
| Avignon and the Luberon (Vaucluse) | Inland Provence, historic and rural | €2,500 – €3,200 (£2,100 – £2,700) | Marseille; Avignon TGV |
| Gap and the southern Alps (Hautes-Alpes) | Mountain and lake, ski | €2,000 – €3,300 (£1,700 – £2,800) | Marseille; road transfer |
For a wider look at the country, our region-by-region guide to where to buy in France puts PACA in context.
Getting there: airports and TGV
Access shapes where most UK buyers base themselves. Nice is the busiest French airport outside Paris, handling around 15 million passengers in 2025, with a tram link into the city. Marseille Provence is the region's second airport, at about 11 million passengers, and serves Aix, Marseille and inland Provence.
On rail, the TGV Méditerranée reaches Marseille from Paris in a little over three hours, with dedicated stations at Avignon and Aix. The upshot: air-focused buyers gravitate to the Alpes-Maritimes and the Aix–Marseille axis, while deep inland and the Alps mean a longer road transfer.
Buying costs and the process
Buying in France follows a well-regulated process. You agree a price, sign a preliminary contract (the compromis de vente) and pay a deposit of around 10%, then complete at the notaire's office with the acte de vente, usually two to three months later. Our full guide to how to buy property in France walks through each step.
Budget for these main costs:
- Notaire fees and transfer taxes: around 7% to 8% of the price on a resale home, and closer to 8% in départements that raised transfer duty during 2025. New-build off-plan is lower, nearer 2% to 3%.
- Estate agent fees: often built into the asking price, so always ask whether they are included.
- Taxe foncière: the annual ownership tax, payable by all owners.
- Taxe d'habitation on second homes: still applies to second homes even though it has gone for main residences.
The second-home point matters here more than in most regions. Most coastal PACA communes now add a surcharge to the taxe d'habitation on second homes, up to 60% in parts of the Alpes-Maritimes, though a few communes, including Cannes, apply none. Check the specific commune's rate before you offer; the rules are explained on economie.gouv.fr. For a fuller breakdown, see our guide to the costs of buying property in France.
If you plan to let short-term, check local rules first. Nice has tightened its regime, cutting the annual cap for a main residence and bringing in change-of-use quotas, and parts of that are under legal challenge in 2026 (see Métropole Nice Côte d'Azur). Our guide to running a gîte in France covers the letting side.
Because you pay in euros, a specialist such as Smart Currency Exchange can fix your rate between offer and completion, so a moving market doesn't quietly add thousands to your budget. If you may sell or pass the home on later, it's also worth reading up on capital gains tax on French property and French inheritance law.
What should I do next?
Where you go next depends on how far along you are:
- Still choosing an area? Compare regions in our where to buy in France guide and browse the France property portal.
- Getting serious? Download the free France Buying Guide and join one of our France events and webinars.
- Close to buying? Speak to our France property experts and fix your euro rate early with a currency specialist.
Summary
Provence-Alpes-Côte d'Azur is really several markets in one. The Alpes-Maritimes coast and Var hotspots carry the highest prices, while inland Vaucluse, the western Var and the southern Alps cost far less. Prices rose modestly into 2026 and look broadly flat for the year ahead. France welcomes foreign buyers, but coastal communes now add second-home taxes of up to 60%, and Nice has tightened its short-let rules. Check the commune's rates, plan your access around Nice or Marseille, and manage your euro budget before you commit.
Frequently asked questions
Yes. France places no restrictions on foreign ownership, so UK and other international buyers can purchase a main residence, second home or investment property in the region. The process is the same as for French nationals, handled through a notaire, though you'll want bilingual legal advice and to plan your euro payments in advance.
You'll pay taxe foncière every year as the owner. The taxe d'habitation still applies to second homes, and most coastal PACA communes now add a surcharge on top, up to 60% in parts of the Alpes-Maritimes. A few communes, including Cannes, apply none. Always check the specific commune's rate before you make an offer.
Value sits away from the prime Riviera. Inland Vaucluse and the Luberon fringe, the Toulon side of the Var, and the southern Alps in the Hautes-Alpes and Alpes-de-Haute-Provence offer the lowest cost per square metre, often less than half the Cannes seafront. These areas also tend to carry lighter second-home taxes than the coast.
Usually two to three months from an accepted offer to completion. You sign a preliminary contract and pay a deposit of around 10%, then complete at the notaire's office once legal checks are done. Delays tend to come from incomplete paperwork, so preparing your documents and finance early keeps things moving.
For the Côte d'Azur, Nice is the region's main airport and the busiest in France outside Paris. For Aix, Marseille and inland Provence, Marseille Provence is closer. Both connect widely to the UK. Aix, Avignon and Marseille also sit on the TGV, reaching Paris in a little over three hours.
Sources
- Notaires de France – property price trends, Q4 2025 (published April 2026)
- INSEE – Provence-Alpes-Côte d'Azur regional statistics (updated February 2026)
- economie.gouv.fr – taxe d'habitation on second homes (2025)
- Métropole Nice Côte d'Azur – short-term let change-of-use rules (2026)
- gov.uk – Living in France (UK government guidance)
- Région Sud – Provence-Alpes-Côte d'Azur official regional site
- Images: Shutterstock.com
