France remains one of the world’s most desirable overseas property destinations, and one where homes remain affordable.
But the typical international buyer in France knows what he or she wants. Most, rather than focusing on prestige locations, are looking for places that offer a balance between lifestyle, accessibility and value.
While Paris, the Côte d’Azur and parts of Provence command premium prices, there are cities, towns and villages across France where overseas buyers can find comparatively affordable property without compromising on quality of life. (Indeed, dare we say, with a better quality of life?).
Even, as we show here, in the south of France, with the sun shining and the Mediterranean on the doorstep.
For retirees, second-home buyers and lifestyle movers, value in 2026 means more than simply finding low prices. Buyers are increasingly considering healthcare access, transport links, climate, renovation potential and long-term price resilience.
The locations here have been chose not because they are very cheapest in France, but because they offer better value than nearby locations offering a similar thing.
What makes for good value in France?
The cheapest property is not always the best value. Some areas of France are inexpensive because of declining populations or limited infrastructure. Others combine comparatively accessible prices with strong lifestyle appeal, year-round services and long-term buyer demand.
That is what we were looking for in our recommendations.
For overseas buyers, the best-value locations offer lower price-per-square-metre costs compared to other perhaps more famous or more fashionable locations nearby.
But rather than being tourist traps, or appealing to local family families who need particularly good schools or transport links to the cities, they are rich in what international buyers seek, such as tranquillity, beauty and that traditional French lifestyle.
Our pick of more affordable locations
Béziers, Hérault, Occitanie
The benefits of the southern sun and Mediterranean coast but at a fraction of the cost of the Riviera? That’s the appeal of Béziers, one of southern France’s better value markets. Just 10 kilometres from Mediterranean beaches and surrounded by vineyards, the city offers many of the lifestyle advantages associated with the south of France at lower prices than Montpellier, Aix-en-Provence or the Côte d’Azur.
Béziers offers sunshine, proximity to the coast and a historic centre. How historic? Well, the town was founded in 575BC, so really quite historic. It’s a bit more shabby-chic than super-smart, but a more real counterpoint to tourist traps like Aix. The city also benefits from its own airport and location on the Canal du Midi.
Property prices start at…
- Apartments: approximately €90,000–€130,000 for smaller city apartments
- Houses: around €180,000–€250,000 for traditional townhouses or village homes nearby
Well-renovated character properties and homes with outdoor space command higher prices, particularly in sought-after surrounding villages.
Best suited to
Second-home buyers, retirees seeking sunshine and buyers wanting a lock-up-and-leave lifestyle.
Things to consider
Some areas remain stronger than others from both a resale and rental perspective, so local research is important before purchasing.
Check out properties for sale in Herault.
Limoges, Haute-Vienne, Nouvelle-Aquitaine
Limoges, in the centre of France, attracts overseas buyers looking for genuine affordability combined with the bucolic joys of rural life. The city and surrounding Haute-Vienne countryside offer some of the lowest property prices in mainland France while still providing good healthcare, transport links and year-round amenities.
The appeal of the city of Limoges lies in its balance between affordability and practicality. It is a working city with hospitals, restaurants, shops and infrastructure operating throughout the year. Buyers can often secure significantly larger homes here than in the more well-known areas such as the Dordogne.
The countryside and villages around (such as Eymoutiers, above) are lived in all year – you won’t find everyone has gone home after the summer
Limoges property prices start at…
- Apartments: €70,000–€120,000
- Houses: approximately €140,000–€220,000 for detached homes and renovated village properties
Large rural homes with land can still be found below prices typically seen in southern France.
Best suited to
Retirees, relocation buyers and purchasers looking for larger homes or renovation opportunities.
Things to consider
The climate is cooler and wetter than southern France, which may not suit buyers prioritising year-round sunshine.
A property to think about:
Pau, Pyrénées-Atlantiques, Nouvelle-Aquitaine
Set between the Pyrenees and the Atlantic coast, Pau attracts buyers seeking an adventurous outdoor lifestyle, manageable living costs and year-round liveability. The city combines elegant architecture, mountain views and excellent healthcare. It has easy access to Spain and the southwest coast.
Pau offers a calmer, greener alternative to larger cities such as Bordeaux or Toulouse while still retaining strong transport links and cultural life. It is particularly attractive to active retirees and buyers seeking long-term relocation rather than purely seasonal use.
Moreover, could there be a better place to raise a family, with mountains to ski on, countryside to walk on and the Atlantic coast just an hour’s drive away?
Property prices start at…
- Apartments: €100,000–€180,000
- Houses: €220,000–€350,000 depending on location and views
Character properties in the surrounding countryside often offer particularly strong value compared with more internationally recognised regions.
Best suited to
Active retirees, outdoor enthusiasts and buyers planning full-time living in France.
Things to consider
The market is driven more by long-term residents than short-term tourism demand.
A property to think about:
Quimper, Brittany
Brittany remains popular with overseas buyers from the UK and Ireland, but you won’t feel overrun. It also gets French second-home buyers because, while it may sit far out in the west, the TGV will whisk you to Paris in less than four hours.
Prices in coastal areas like Brittany rose sharply during and immediately after the pandemic, but they moderated as folk drifted gradually back to the office.
Quimper offers an alternative: a historic Breton city with strong local identity, attractive architecture and access to the coast without the premium pricing of the south.
Buyers are increasingly looking at Quimper because it offers authentic year-round French living rather than a purely tourist-focused environment. The city combines traditional Breton character with good local services, markets and manageable living costs.
Property prices start at…
- Apartments: around €100,000–€160,000
- Houses: approximately €220,000–€320,000 for detached homes and traditional Breton properties
Properties closer to the coast or with substantial land command higher prices.
Best suited to
Retirees, lifestyle buyers and those seeking a slower pace of life.
Things to consider
The weather is milder than many inland areas but can be wetter and cooler than southern France.
Perpignan, Pyrénées-Orientales, Occitanie
Perpignan combines Mediterranean climate, Catalan culture and relatively accessible property prices, making it increasingly attractive to overseas buyers priced out of Provence and the Riviera. Located close to the Spanish border, the city offers beaches, rail links and a lively café culture while remaining comparatively affordable.
The area appeals to buyers because it delivers many of the lifestyle advantages associated with southern France without the extreme prices found further east along the Mediterranean coast. The wider Pyrénées-Orientales region has also become increasingly popular among overseas retirees and second-home owners.
Property prices start at…
- Apartments: approximately €100,000–€170,000
- Houses: around €220,000–€350,000 depending on proximity to the coast
Village homes slightly inland often offer particularly strong value.
Best suited to
Second-home buyers, semi-retirees and remote workers seeking sunshine and lower living costs.
Things to consider
Some coastal areas become significantly busier during the summer tourist season.
Troyes, Aube, Grand Est
Often overlooked by international buyers, Troyes offers historic charm, good transport connections and comparatively low property prices within reach of Paris. Known for its medieval architecture and walkable centre, the city is becoming increasingly attractive to buyers seeking value outside the capital.
Its accessibility is one of its biggest strengths. Buyers can enjoy a smaller-city lifestyle while maintaining practical access to Paris when needed, making it attractive for hybrid working and longer stays.
Property prices start at…
- Apartments: around €90,000–€150,000
- Houses: approximately €180,000–€280,000 for period homes and renovated properties
Prices remain substantially below many northern commuter markets linked to Paris.
Best suited to
Long-stay buyers, hybrid workers and purchasers wanting Paris accessibility without Paris pricing.
Things to consider
The region experiences a more continental climate than western or southern France.
Nîmes, Gard, Occitanie
Nîmes offers much of the architecture, café culture and climate associated with Provence but often at lower prices than nearby Aix-en-Provence, Avignon or Nice. The city combines Roman heritage with practical infrastructure and increasingly strong year-round appeal.
Buyers are attracted to Nîmes because it provides access to southern French lifestyle without the premium pricing seen in more internationally famous Provençal locations. Rail links and airport access also make it practical for overseas owners.
Property prices start at…
- Apartments: approximately €130,000–€200,000
- Houses: around €280,000–€400,000 depending on location and outdoor space
Well-located period properties and homes in sought-after surrounding villages command significantly higher prices.
Best suited to
Retirees, culture-focused buyers and overseas purchasers seeking year-round southern French living.
Things to consider
Prices have risen steadily in recent years, particularly in desirable central districts.
A property to consider:
How exchange rates affect buying power in France
Many overseas buyers focus entirely on the property price itself, but exchange rates can significantly affect the final cost of buying in France.
Even relatively small currency movements between sterling, dollars and euros can add thousands to the cost of a property purchase. A movement of just 2% on a €300,000 property purchase will alter the final cost by several thousand pounds or dollars.
Because French property purchases are usually completed in stages, buyers are often exposed to exchange-rate fluctuations throughout the transaction process. Many overseas purchasers therefore work with currency specialists to help manage currency risk during the purchase.
Is France still good value in 2026?
Yes! Compared with many international property markets, France continues to offer strong long-term lifestyle value. Read our latest property market update for spring 2026.
Some locations in Western Europe have seen price rises in 2025 of 13% (Spain) or 20% (Portugal). Nice if you bought a year or two ago, but you’ll have to part with a lot of money and how high can they go? France’s prices have been steady for the past year or two, as the French economy has struggled and the political situation has been chaotic. Could prices be due a revival?
For many overseas buyers, the key is identifying locations that combine affordability with practical year-round living and long-term appeal rather than simply focusing on the cheapest property available.
Frequently asked questions
Some of the lowest property prices can still be found in parts of central France, including areas of Limousin, Creuse and rural Normandy. However, buyers should also consider healthcare, transport links and long-term resale potential too. Read our latest property market update for spring 2026.
Yes. As we demonstrate here, there is no great north-south divide in France and each end of the country has affordable property. Look outside the Cote d’Azur or Aix-en-Provence to areas around Béziers, Perpignan and Nîmes.
Yes. France places very few restrictions on overseas buyers purchasing property. However, buyers should understand taxes, inheritance rules, legal procedures and currency considerations before purchasing.
Anywhere can be great for a new background to your exciting and adventurous French retirement. Popular retirement regions include Brittany, Nouvelle-Aquitaine and parts of Provence. The best choice depends on climate preferences, healthcare access, lifestyle and budget.
