Considering a move to the sun-drenched south of France? Pyrénées-Orientales, located in the Occitanie region along the Mediterranean, offers a unique blend of Catalan charm, mountain adventures and coastal living. Whether you’re dreaming of a holiday home in a lively seaside village, a stone farmhouse in the foothills or a permanent escape to France, buying property in the Pyrénées-Orientales can be for all types of buyers.
Surrounded by the Pyrenees to the west and neighbouring Spain to the south, Pyrénées-Orientales is known for its natural beauty and cultural richness. It’s possible to ski in the morning and swim in the sea by afternoon – a rare lifestyle perk. With a growing community of international homeowners and a stable property market, it’s a smart time to explore this region.
Contents
- Why you should be buying property in the Pyrénées-Orientales
- Property types and prices in 2025
- Where to look for your ideal property
- How to buy property in Pyrénées-Orientales
- Typical costs and taxes for buyers
Buying property in Pyrénées-Orientales means villages like Villefranche de Conflent are on your doorstep
Why you should be buying property in the Pyrénées-Orientales?
Life in Pyrénées-Orientales moves at a slower rhythm, but it never feels dull. Locals embrace the idea of ‘farniente’ – the sweet art of doing nothing – yet the region brims with outdoor pursuits and cultural discoveries. Its diverse landscape includes over 230km of ski slopes, golden beaches, river valleys and nature parks. Whether you want to hike iron-rich red hills in Canigou, windsurf in Argelès-sur-Mer or stroll through picturesque towns like Céret, variety is never in short supply.
Inspiration flows freely here. This stretch of France has long drawn artists such as Matisse and Derain, particularly to the coastal town of Collioure, known for its pastel facades and azure harbours. Meanwhile, local markets, Catalan festivals and a rich wine tradition keep daily life vibrant and engaging.
Transport links are excellent. Perpignan, the departmental capital, boasts motorway and TGV rail connections and is just 30 minutes from the Spanish border. Budget airlines serve nearby airports in Perpignan and Girona, making travel to and from France straightforward.
As a property buyer, you’ll enjoy a lifestyle that fuses French elegance with Mediterranean energy – all at prices that remain lower than the Côte d’Azur or larger cities like Montpellier.
For a fuller look at purchasing property abroad, claim your free copy of our France Buying Guide:
Property types and prices in 2025
In 2025, the average price per square metre in Pyrénées-Orientales sits around €2,500, but actual prices vary widely by location and property type. City apartments in Perpignan can cost under €2,000 per square metre, while sought-after coastal towns like Collioure or Canet-en-Roussillon will start at closer to €4,000. If you’re looking for a four-bedroom farmhouse inland, expect to begin around €280,000.
The region is well known for its traditional Mas – countryside homes built in local stone, often with exposed beams, terracotta tiles and views of vines or mountains. These properties suit buyers who value character and space, particularly in the valleys of the Tech and Têt.
You’ll also find village houses in hilltop communes like Castelnou or Thuir, newer villas with pools in resort communities, and rustic barns primed for renovation. For those on smaller budgets, areas inland from the coast provide excellent value, with some homes in Prades or Rivesaltes below €150,000.
Whether you seek a lock-and-leave holiday pad or a primary residence, knowing where to look can dramatically affect price.
Where to look for your ideal property
Pyrénées-Orientales is compact yet incredibly diverse. Where you choose to buy depends on your lifestyle priorities – beach access, cultural appeal, rental potential or rural tranquillity.
- Perpignan: A colourful city with a Moorish flair, Perpignan offers lively markets, affordable apartments, and strong transport links.
- Collioure: A stunning coastal enclave with high demand. Property is more expensive here, but the setting is exceptional.
- Céret: Famous for its cherry festival, Céret sits in the foothills and has a creative, relaxed atmosphere ideal for retirees and artists.
- Argelès-sur-Mer and Saint-Cyprien: Great for beach lovers and buyers seeking rental income from seasonal tourism.
- Prades: Nestled against the Pyrenees, this town offers mountain views, music festivals and authentic charm at reasonable prices.
If you’re open to renovation, smaller communes in valleys like the Vallespir or around the Canigou Massif offer older homes with substantial potential. In many of these rural zones, an entire property can cost less than a one-bedroom city flat elsewhere in France.
Talking to local estate agents, joining virtual property viewings and attending our webinars is an excellent way to learn what different areas can offer. You’ll also get access to unlisted homes and off-market opportunities.
How to buy property in Pyrénées-Orientales
Buying a home in Pyrénées-Orientales is a straightforward process – especially when you’re well supported. Here’s what to expect:
1. Define your search. Clarify your priorities: beachfront or mountains, holiday let or full-time home, ready to go or a project. Set a realistic budget including fees of 7–10%.
2. Conduct research. Use our property portal, but also connect with bilingual estate agents for early notice of new listings. Register to attend the Your Overseas Home virtual event to speak with local experts.
3. Speak to a currency specialist. The euro/pound exchange rate is volatile. A forward contract allows you to fix the rate and avoid surprise currency costs. Book a call with Smart Currency Exchange to discuss your options.
4. Visit or book virtual viewings. Plan a viewing trip, or if that’s not possible, request live tours, floor plans and drone footage. Many professionals now offer comprehensive digital solutions. Learn more by downloading your free copy of our Viewing Trip Guide.
5. Make your offer. Once accepted, you’ll sign a Compromis de Vente and pay a 5–10% deposit. There is a statutory 10-day cooling-off period.
6. Involve a notaire. The notaire handles all legal aspects in France. They check ownership, register the sale and collect fees. You can choose one or joint notaires (the buyer can appoint their own).
7. Finalise the mortgage (if needed). Non-residents can apply for French mortgages, but approval can take six to eight weeks. A bilingual mortgage broker is highly recommended.
8. Complete the sale. You’ll sign the final Acte de Vente at the notaire’s office and pay the remaining balance. Ownership transfers on this day.
Each step comes with its own details and paperwork, so make sure you work alongside trusted professionals who understand the needs of international buyers.
Typical costs and taxes when buying property in the Pyrénées-Orientales
It’s essential to understand all the costs involved in your Pyrénées-Orientales purchase beyond the advertised price. Expect the following:
- Notaire fees: These are typically 7–8% of the purchase price for existing homes and cover taxes, legal registration and the notaire’s own charges. For new-builds (<5 years), this drops to around 2–3%.
- Estate agent commissions: Usually 4–6% and occasionally included in the sale price (‘FAI’ or frais d’agence inclus). Always double-check before making an offer.
- Local taxes: Once the purchase is complete, you will need to pay annual Taxe Foncière (property ownership tax) and Taxe d’Habitation (if the property is your second home or a rental). Budget a few hundred to a few thousand euros annually depending on location and features.
- Management costs: If the property is part of a shared building, expect copropriété (shared maintenance) charges. Typical for flats in towns like Perpignan, this may add €150−€300 monthly depending on the amenities provided.
- Currency conversion losses: Transferring deposit and final funds from pounds to euros can expose you to exchange fluctuations. A specialist foreign exchange provider can reduce transfer fees and help protect your budget.
An early conversation with a bilingual property lawyer and an independent tax adviser can help you avoid unexpected costs, especially if you hope to rent out the home or use it seasonally.
Begin your Pyrénées-Orientales search today
With its coastal charm, mountainous serenity and accessible prices, Pyrénées-Orientales remains a top choice for international buyers in 2025. Buying here balances lifestyle and investment potential – as long as you navigate the process with care and support.
To take the first step in your French property journey, book a free consultation with one of our regional experts today.
