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As of 2026, this blog post explains the current housing prices in the Provence for residential buyers.
We constantly update this Provence property price article so the numbers stay useful for people comparing apartments, houses, villas, and village homes.
You will find simple price ranges, examples by budget, and clear explanations of how Provence real estate prices change by area.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in the Provence.
Insights
- The average housing price in the Provence in 2026 is close to €335,000, but the median price near €290,000 is a better guide for normal buyers.
- Provence property prices in 2026 are not one market, because Digne-les-Bains can be below €2,800 per m² while prime Aix, Cassis, and Luberon villages can pass €7,500 per m².
- Old homes in the Provence usually cost around 19% less per m² than new homes, mostly because new homes include modern energy standards and lower renovation risk.
- A realistic listing-to-sale gap in the Provence in 2026 is about 5%, but rare homes in Aix, Cassis, and the Alpilles often negotiate less.
- A $200,000 budget still works in inland Provence, but it usually means an older apartment or a small village house away from the most famous addresses.
- The Provence housing market was almost flat versus 2025 in nominal terms, which means buyers did not see a major price fall despite higher financing costs.
- Over 10 years, Provence residential prices rose by about 30% in nominal terms, but the real increase after inflation is much smaller.
- Renovation and purchase costs can add 10% to 30% to the price of an existing Provence property, so the listing price is not the full buying budget.
- For international buyers, Aix-en-Provence, the Luberon, the Alpilles, Marseille 7th and 8th, Cassis, and Hyères remain the most expensive and competitive Provence markets.
What is the average housing price in the Provence in 2026?
The median housing price in the Provence is more useful than the average price because a few expensive villas in Aix, Cassis, the Luberon, and the Alpilles can pull the average upward.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in the Provence in 2026 is about €290,000, which is about $335,600 and €290,000, while the average housing price in the Provence in 2026 is about €335,000, which is about $387,700 and €335,000.
For around 80% of normal residential properties in the Provence in 2026, a realistic price range is about €150,000 to €850,000, which is about $173,600 to $983,700 and €150,000 to €850,000.
A realistic entry range in the Provence in 2026 is about €120,000 to €220,000, which is about $138,900 to $254,600 and €120,000 to €220,000, and this can buy an older 35 to 50 m² apartment in Avignon, Draguignan, Digne-les-Bains, Carpentras, Orange, or Manosque.
A typical luxury property in the Provence in 2026 starts around €900,000 and often reaches €2,500,000 or more, which is about $1.04 million to $2.89 million or more and €900,000 to €2,500,000 or more, and this can buy a stone house or villa in Aix-en-Provence, Saint-Rémy-de-Provence, Eygalières, Gordes, Lourmarin, Cassis, Hyères, or Marseille 7th and 8th.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the Provence.
Are the Provence property listing prices close to the actual sale price in 2026?
In 2026, the estimated difference between Provence property listing prices and actual sale prices is about 4% to 6%, with a central estimate near 5%.
This means a Provence property listed at €500,000 may often close around €475,000 if the asking price is normal and the home is not rare. The gap is usually smaller for renovated homes in Aix-en-Provence, Cassis, Hyères, Marseille 7th and 8th, the Luberon, and the Alpilles, and larger for overpriced homes with poor energy ratings or heavy renovation work.
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What is the price per sq m or per sq ft for properties in the Provence in 2026?
As of 2026, the median housing price in the Provence is about €4,196 per m², which is about $4,857 per m² and €390 per ft² or $451 per ft². The average Provence price is close to €4,180 to €4,184 per m², which is about $4,840 per m² and around €389 per ft² or $450 per ft².
The highest prices per m² in the Provence in 2026 are usually for small renovated apartments in prime city or coastal locations, while the lowest prices per m² are usually for older inland houses or apartments needing work, because land scarcity and buyer demand are very different across Provence.
The highest Provence price per m² ranges are usually in Aix-en-Provence, Marseille 7th and 8th, Cassis, Hyères, Saint-Rémy-de-Provence, Gordes, Lourmarin, and other Alpilles or Luberon villages, often from about €5,000 to €9,000 per m² or more. The lowest ranges are usually in Digne-les-Bains, Draguignan, Carpentras, Orange, Cavaillon, Apt, Manosque outskirts, and less central Avignon areas, often from about €1,700 to €3,500 per m².
How have property prices evolved in the Provence?
Compared with one year earlier, Provence property prices in 2026 are broadly stable in nominal terms, with an estimated increase of about 1%. This happened because borrowing power stayed limited, while scarce homes in Aix, coastal Var, the Luberon, and the Alpilles still found buyers.
Compared with two years earlier, the Provence housing market in 2026 looks slightly higher in nominal terms but still not very strong after inflation. The market recovered some balance after the sharper mortgage-rate shock of 2023 and 2024, but buyers remained careful on price.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in the Provence.
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How do prices vary by housing type in the Provence in 2026?
In the Provence in 2026, apartments represent about 50% to 55% of the market, townhouses and village houses about 15% to 20%, detached houses about 20% to 25%, villas and prestige houses about 5% to 8%, and new-build apartments about 3% to 5%, because cities dominate the number of sales while villas dominate the high-end value.
A small studio or compact apartment in the Provence in 2026 usually costs about €110,000 to €170,000, or about $127,000 to $197,000. A 1-bed apartment is usually around €170,000 to €250,000, or about $197,000 to $289,000, while a 2-bed apartment is often around €250,000 to €380,000, or about $289,000 to $440,000. A townhouse or village house is often around €260,000 to €550,000, or about $301,000 to $636,500, while a detached family house is usually around €420,000 to €850,000, or about $486,000 to $984,000. A villa or luxury Provençal home usually starts around €900,000 and can exceed €2,500,000, or about $1.04 million to $2.89 million or more.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in the Provence?
- How much should you pay for a villa in the Provence?
- How much should you pay for lands in the Provence?
How do property prices compare between existing and new homes in the Provence in 2026?
In the Provence in 2026, new homes are about 18% to 25% more expensive than existing homes, with a central estimate near 22%.
This premium exists because new Provence homes are scarce, costly to build, and often include better insulation, parking, lift access, terraces, warranties, and fewer immediate renovation problems.
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How do property prices vary by neighborhood in the Provence in 2026?
In entry Provence markets such as Avignon, Carpentras, Orange, Draguignan, and Digne-les-Bains, buyers usually find older apartments, small village houses, and family homes from about €90,000 to €380,000, or about $104,000 to $440,000. These areas are cheaper because local incomes, renovation needs, and supply are more important than international second-home demand.
In mainstream Provence markets such as Marseille, Toulon, Arles, Salon-de-Provence, and Hyères, buyers usually find apartments, townhouses, and family houses from about €180,000 to €900,000, or about $208,000 to $1.04 million. These areas cost more because they combine jobs, schools, transport, culture, and in some cases sea access.
In prime Provence markets such as Aix-en-Provence, Marseille 7th and 8th, Cassis, Saint-Rémy-de-Provence, the Luberon, and the Alpilles, buyers usually find renovated apartments, villas, stone houses, and second homes from about €350,000 to €2,500,000 or more, or about $405,000 to $2.89 million or more. These areas are expensive because the best homes are scarce and attract French, European, and international buyers.
You will find a much more detailed analysis by areas in our property pack about the Provence. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Local Provence market | Buyer label | Typical total price | Typical price per m² | Typical price per ft² |
|---|---|---|---|---|
| Avignon | Entry and culture | €140k to €350k / $162k to $405k | €2,300 to €3,500 / $2,662 to $4,050 | €214 to €325 / $247 to $376 |
| Carpentras / Orange | Entry and inland | €120k to €320k / $139k to $370k | €1,900 to €3,000 / $2,199 to $3,472 | €177 to €279 / $204 to $323 |
| Digne-les-Bains | Budget and mountain Provence | €90k to €280k / $104k to $324k | €1,700 to €2,800 / $1,968 to $3,241 | €158 to €260 / $183 to $301 |
| Draguignan | Value and inland Var | €140k to €380k / $162k to $440k | €2,200 to €3,400 / $2,546 to $3,935 | €204 to €316 / $237 to $366 |
| Arles | Culture and character | €180k to €500k / $208k to $579k | €2,500 to €4,000 / $2,893 to $4,629 | €232 to €372 / $269 to $430 |
| Salon-de-Provence | Family and commute | €220k to €550k / $255k to $636k | €3,200 to €4,300 / $3,703 to $4,977 | €297 to €400 / $344 to $462 |
| Marseille 5th / 6th | Urban and central | €220k to €650k / $255k to $752k | €3,500 to €5,300 / $4,051 to $6,134 | €325 to €492 / $376 to $570 |
| Marseille 7th / 8th | Prime, sea, and expat | €350k to €1.4M / $405k to $1.62M | €5,000 to €8,500 / $5,787 to $9,837 | €465 to €790 / $538 to $914 |
| Toulon / Mourillon / Cap Brun | Coastal and family | €250k to €900k / $289k to $1.04M | €3,500 to €7,000 / $4,051 to $8,101 | €325 to €650 / $376 to $753 |
| Hyères | Coastal and lifestyle | €300k to €1.1M / $347k to $1.27M | €4,000 to €7,500 / $4,629 to $8,680 | €372 to €697 / $430 to $806 |
| Aix-en-Provence | Prime, commute, and expat | €350k to €1.5M / $405k to $1.74M | €4,500 to €7,500 / $5,208 to $8,680 | €418 to €697 / $484 to $806 |
| Saint-Rémy / Luberon villages | Luxury and second home | €450k to €2.5M+ / $521k to $2.89M+ | €5,000 to €9,000+ / $5,787 to $10,416+ | €465 to €836+ / $538 to $968+ |
How much more do you pay for properties in the Provence when you include renovation work, taxes, and fees?
In the Provence in 2026, buyers should usually add about 10% to 30% on top of the purchase price for an existing home, while a new-build purchase usually adds closer to 4% to 8%.
For a Provence property bought around $200,000, or about €172,800, a buyer may add roughly €18,000 to €45,000 for acquisition costs, light work, and setup. The final all-in budget can therefore be around €191,000 to €218,000, or about $221,000 to $252,000.
For a Provence property bought around $500,000, or about €432,000, a buyer may add roughly €45,000 to €110,000 if the home is existing and needs normal work. The final all-in budget can therefore be around €477,000 to €542,000, or about $552,000 to $627,000.
For a Provence property bought around $1,000,000, or about €864,000, a buyer may add roughly €90,000 to €260,000 if the home has acquisition costs, some renovation, garden work, or energy upgrades. The final all-in budget can therefore be around €954,000 to €1.12 million, or about $1.10 million to $1.30 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the Provence
| Extra cost | Type | Typical cost range and what it means |
|---|---|---|
| Notary and acquisition costs for an old home | Fees and taxes | About 7% to 8% of the purchase price. On a €300,000 old Provence home, this is roughly €21,000 to €24,000, or about $24,300 to $27,800. This is one of the biggest extra costs for resale property. |
| Notary and acquisition costs for a new home | Fees and taxes | About 2% to 3% of the purchase price. On a €300,000 new home, this is roughly €6,000 to €9,000, or about $6,900 to $10,400. This is one reason new-build fees are lower than old-home fees. |
| Light refresh | Renovation | About €300 to €700 per m², or about $347 to $810 per m². This usually covers paint, simple flooring, small repairs, and basic updates. It does not cover structural or full technical work. |
| Standard renovation | Renovation | About €800 to €1,500 per m², or about $926 to $1,736 per m². This can include kitchens, bathrooms, flooring, electrical updates, and comfort improvements. Many older Provence homes fall into this range. |
| Heavy renovation | Renovation | About €1,800 to €3,000 or more per m², or about $2,083 to $3,472 or more per m². This is common when structure, roofing, insulation, plumbing, or full layout changes are needed. Old village houses and stone homes can reach this level. |
| Agency fee, if buyer-paid | Transaction cost | Often about 3% to 5% of the purchase price when charged to the buyer. In France, the listing normally states who pays the agency fee. Buyers should always check this before comparing properties. |
| Diagnostics, survey checks, and admin costs | Admin | Often about €1,000 to €4,000, or about $1,200 to $4,600. This can cover extra checks, technical advice, legal review, translation help, or small administrative costs. The amount depends on how careful the buyer wants to be. |
| Furniture and move-in setup | Fit-out | Often about €5,000 to €40,000 or more, or about $5,800 to $46,300 or more. A small apartment can be fitted out cheaply, while a villa, second home, or rental-ready property can cost much more. |
| Energy upgrades | Renovation | Often about €5,000 to €50,000 or more, or about $5,800 to $57,900 or more. Poor insulation, old heating, and weak energy ratings can matter a lot in older Provence homes. This cost is very property-specific. |
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in the Provence in 2026 with different budgets?
With $100,000, or about €86,400, the Provence market is narrow, but a buyer may find an existing 25 to 30 m² studio in Digne-les-Bains, an existing 30 to 35 m² small 1-bed apartment in Carpentras or Orange, or an older 25 to 30 m² apartment on the outskirts of Avignon.
With $200,000, or about €172,800, a buyer may find an existing 45 to 55 m² apartment in Avignon, an existing 50 to 65 m² apartment in Draguignan, or a small existing 60 to 80 m² village house near Carpentras, Orange, or Cavaillon.
With $300,000, or about €259,200, a buyer may find an existing 60 to 70 m² apartment in Toulon or La Seyne-sur-Mer, an existing 70 to 85 m² apartment or townhouse in Arles or Salon-de-Provence, or a small existing 80 to 100 m² house near Draguignan, Manosque, or Cavaillon.
With $500,000, or about €432,000, a buyer may find an existing 75 to 85 m² apartment in Aix-en-Provence outside the best micro-locations, an existing 100 to 130 m² family house in Salon-de-Provence or inland Var, or an existing 60 to 75 m² apartment in Marseille 7th or 8th or Hyères.
With $1,000,000, or about €864,000, a buyer may find an existing 120 to 160 m² house in Aix countryside, an existing 100 to 130 m² apartment or townhouse in Marseille 7th or 8th, or an existing 130 to 170 m² stone village house in a secondary Luberon or Alpilles village.
With $2,000,000, or about €1,728,000, the Provence market offers real luxury options, such as an existing 180 to 240 m² villa near Aix-en-Provence, an existing 180 to 250 m² stone house near Saint-Rémy-de-Provence, Eygalières, Gordes, or Lourmarin, or a sea-oriented villa or large apartment in Cassis, Hyères, or Marseille 7th and 8th.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about the Provence, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source and link | Why this source is useful | How we used it |
|---|---|---|
| INSEE / Notaires old-home price index, PACA apartments | INSEE is France’s official statistics agency, and the index is based on Notaires transaction data. | We used it to check the trend for existing apartments in PACA. We compared 2026 Q1 with earlier periods to estimate the one-year and ten-year movement. |
| INSEE / Notaires old-home price index, PACA houses | This is the official existing-home price index for houses in PACA. | We used it to check whether house prices moved differently from apartment prices. We also used it as a serious check against private asking-price data. |
| Notaires de France market note, April 2026 | Notaires de France are one of the strongest sources for completed residential sales in France. | We used it to confirm that closed-sale data should anchor the Provence price trend. We used it to avoid relying only on listing prices. |
| MeilleursAgents PACA price page, June 2026 | MeilleursAgents is a widely used French property index with monthly local price estimates. | We used it for June 2026 average prices per m² in PACA. We also used its city numbers to build practical buyer ranges for Provence markets. |
| FNAIM PACA price index | FNAIM is France’s main real-estate agents’ federation and publishes regular market price data. | We used it as a second private-sector check. We compared FNAIM apartment and house figures with MeilleursAgents to avoid depending on one private source. |
| Le Figaro Immobilier PACA price page, June 2026 | Le Figaro Immobilier gives clear property price medians by old, new, apartment, and house categories. | We used it to estimate the new-build premium in PACA. We also used it to compare median prices with average price estimates. |
| Service-Public / ANIL notary-fee simulator | Service-Public is the official French public-administration portal, and the simulator is issued by ANIL. | We used it to estimate acquisition costs for buyers. We separated old-home fees from new-home fees because the cost structure is different. |
| European Central Bank EUR/USD reference rate | The European Central Bank is the official reference source for euro exchange rates. | We used the latest available ECB reference rate before June 10, 2026. We converted euro amounts into US dollars using €1 = $1.1573. |
| INSEE consumer price index, France | INSEE CPI data is the official way to check inflation in France. | We used it to explain why nominal price growth can feel smaller after inflation. We used the CPI direction to estimate real price changes. |
| MeilleursAgents city-level Provence data | The same MeilleursAgents page includes local market estimates for major cities in PACA. | We used Marseille, Aix-en-Provence, Avignon, Toulon, Hyères, Arles, and Draguignan as local anchors. We then built wider ranges around these anchors. |
| Le Figaro old versus new price split | The old-versus-new split is useful because buyers often compare resale homes with new-build programs. | We used the old-home and new-home medians to calculate the new-build premium. We rounded the premium to keep the article easy to read. |
| FNAIM apartment and house comparison | FNAIM gives a practical agent-side view of the market and separates apartments from houses. | We used it to test whether Provence houses were materially more expensive than apartments. We found that the average levels were close, but local variation is large. |
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