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Property prices in the Provence are showing signs of modest growth as we reach mid-2025, with expectations of a 2-3% increase throughout the year.
While the broader French property market has experienced corrections, the Provence continues to attract strong international demand, particularly in luxury segments and charming villages like Aix-en-Provence, Saint-Rémy-de-Provence, and the Luberon region.
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Property prices in the Provence are expected to rise by 2-3% in 2025, with luxury properties and energy-efficient homes seeing stronger gains of up to 8%.
International buyers, particularly from the UK, US, and Northern Europe, continue to drive demand in prime locations, while new energy regulations are creating a two-tier market between efficient and inefficient properties.
| Metric | Current Status | 2025 Forecast |
|---|---|---|
| Average Price per m² | €4,500-5,500 | +2-3% increase |
| Aix-en-Provence (per m²) | €6,089 | +3-4% increase |
| Luxury Property Growth | Strong demand | +7-8% increase |
| Transaction Volume | Stabilizing | Moderate recovery |
| Foreign Buyer Share | 25% of market | Stable to growing |
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
What are the current property prices in the Provence as of June 2025?
As we reach mid-2025, property prices in the Provence show significant variation depending on location and property type.
The average price per square meter across the Provence-Alpes-Côte d'Azur region ranges from €4,500 to €5,500, with luxury properties in prime locations commanding substantially higher prices up to €17,000 per square meter in exclusive coastal areas.
In Aix-en-Provence, one of the region's most sought-after cities, the median price per square meter stands at €6,089 as of January 2025, marking a 2% increase from last year and an impressive 30% surge over five years.
Other key cities show diverse pricing: Marseille averages €3,780-3,891 per square meter, Avignon sits at €2,902 per square meter, while charming Saint-Rémy-de-Provence commands around €3,400 per square meter.
The luxury segment remains particularly strong, with prime properties in prestigious villages and coastal areas averaging €7,000-12,000 per square meter, reflecting the enduring appeal of Provençal lifestyle to affluent buyers.
How much have property prices increased in the Provence recently?
Property prices in the Provence have shown resilient growth over the past 12 months despite broader market challenges.
The region experienced a 6-8% increase in residential property prices over the past year, with the luxury segment performing particularly well, driven by strong international demand from buyers seeking the quintessential Provençal lifestyle.
Some towns have recorded exceptional growth rates: Port-Saint-Louis-du-Rhône saw prices surge by 22%, while Monteux, Pégomas, and Avignon each experienced 11% increases.
In the luxury market, properties in sought-after areas like the Luberon and Alpilles saw prices jump by 8%, largely due to international interest from UK, US, and Northern European buyers who were less affected by rising interest rates.
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Which areas in the Provence are seeing the biggest price increases in 2025?
Several areas in the Provence are experiencing particularly strong price growth as of June 2025.
Port-Saint-Louis-du-Rhône leads with an impressive 22% annual price increase, followed by Monteux and Pégomas, both recording 11% growth, with average prices of €3,207 and €5,084 per square meter respectively.
| Town/Area | Price per m² | Annual Change |
|---|---|---|
| Port-Saint-Louis-du-Rhône | €2,883 | +22% |
| Monteux | €3,207 | +11% |
| Pégomas | €5,084 | +11% |
| Avignon | €2,902 | +11% |
| Tarascon | €1,849 | +10% |
| Vallauris | €5,313 | +9% |
| Saint-Martin-de-Crau | €3,392 | +8% |
Aix-en-Provence, Saint-Rémy-de-Provence, and the Luberon villages continue to attract premium prices and steady growth, particularly in the luxury segment where international buyers compete for authentic mas, bastides, and vineyard estates.
The combination of lifestyle appeal, limited supply in prime locations, and strong international demand continues to drive prices upward in these desirable areas.
What property types are experiencing the strongest price growth?
Luxury villas, traditional mas, bastides, and vineyard estates are leading the market with 7-8% year-on-year price increases in the premium segment.
Energy-efficient properties are commanding significant premiums, with A and B-rated homes selling for up to 10% more than comparable properties with lower energy ratings, driven by new regulations and buyer preferences.
City center apartments, particularly studios and three to four-bedroom units in Aix-en-Provence and other major towns, are seeing 4-6% price growth due to high demand from both investors and owner-occupiers.
Rural properties with outdoor space and renovation potential are gaining value as buyers seek lifestyle properties suitable for remote work, with many properties benefiting from the continued trend toward countryside living.
Conversely, older properties with poor energy ratings (F/G DPE ratings) are facing price stagnation or even decline due to stringent new regulations that will ban their rental from 2025 onwards.
What are the latest mortgage rates affecting the Provence property market?
As of June 2025, mortgage rates in France have stabilized below 3.4% for 20-year loans, marking a significant improvement from the peaks seen in 2023.
French banks are offering competitive rates ranging from 2.75% to 3.4% depending on the loan duration and borrower profile, with expectations that rates will continue to decline throughout 2025.
The European Central Bank's monetary policy decisions have created a more favorable lending environment, with inflation moderating and approaching the 2% target, supporting the property market recovery.
International buyers, particularly those from the UK and US, often secure mortgages with larger down payments or opt for cash purchases, making them less sensitive to rate fluctuations and maintaining strong demand in the luxury segment.
Banks are maintaining strict lending criteria, requiring substantial down payments and thorough income verification, which continues to favor cash buyers and well-qualified borrowers in the current market.
How do current prices compare to 5 years ago in the Provence?
Property prices in the Provence have shown remarkable growth over the past five years despite recent market fluctuations.
In Aix-en-Provence, apartment prices have increased by 23% over five years, while house prices have surged by an impressive 29%, reflecting the city's enduring appeal and limited supply of quality properties.
Across the broader Provence-Alpes-Côte d'Azur region, prices have risen by approximately 26% over the five-year period, particularly in prime locations and for older properties in desirable villages.
The luxury segment has performed exceptionally well, with annual growth rates of 7-8% compounding to deliver substantial gains for property owners in prestigious locations like the Luberon and coastal areas.
This long-term growth trend underscores the Provence's resilience as a property market, driven by its unique combination of lifestyle appeal, cultural heritage, and strong international demand.
What is the property price forecast for the Provence in 2026?
Property prices in the Provence are expected to rise by 2-3% throughout 2025, with continued moderate growth anticipated into 2026.
The luxury segment and energy-efficient properties are forecast to outperform, with potential price increases of 4-5% annually as international demand remains strong and new regulations favor sustainable homes.
Market stabilization is expected to continue, with transaction volumes gradually recovering as mortgage rates decline and buyer confidence returns, particularly in the second half of 2025.
Infrastructure improvements, including the planned LGV PACA high-speed rail line, are expected to boost property values in well-connected areas, supporting long-term price appreciation.
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Are foreign buyers still interested in Provence properties?
International demand remains robust in the Provence, with foreign buyers accounting for approximately 25% of transactions in prime areas.
British and American buyers continue to lead international purchases, particularly in the luxury segment, drawn by the region's lifestyle, climate, and cultural heritage.
In premium locations like Aix-en-Provence and the Luberon villages, international buyers often pay cash or secure mortgages with substantial down payments, making them less sensitive to interest rate fluctuations.
Post-pandemic travel normalization has seen inquiries from international buyers increase by 10-15% year-on-year in top areas, with particular interest from buyers seeking second homes or investment properties.
The combination of a relatively weak euro, France's stable legal framework, and the Provence's enduring appeal as a lifestyle destination continues to attract wealthy international buyers despite global economic uncertainties.
How are new energy regulations impacting property prices?
France's stringent new energy regulations are creating a two-tier market in the Provence, significantly impacting property values based on energy performance.
From January 2025, properties rated G on the energy performance scale (DPE) are banned from rental, with F-rated properties to follow in 2028 and E-rated in 2034, forcing owners to renovate or sell.
Energy-efficient properties with A or B ratings are commanding premiums of up to 10% compared to similar properties with lower ratings, as buyers factor in future compliance costs and rental potential.
Older properties with poor energy ratings are experiencing value discounts of 10% or more, with reduced liquidity as buyers calculate renovation costs required to meet new standards.
The RE2025 regulations for new builds require stricter carbon and energy efficiency standards, increasing construction costs by 10-20% but enhancing the long-term value of compliant properties.
Which property sizes offer the best value in the Provence?
Mid-sized properties of 80-120 square meters currently offer the best value proposition in the Provence property market.
Three-bedroom houses in secondary towns like Manosque or Tarascon can be found from €350,000-450,000, offering significantly better value than similar properties in premium locations.
| Property Type | Size (m²) | Price Range | Value Rating |
|---|---|---|---|
| Studio Apartment | 25-35 | €120,000-180,000 | Good for rental |
| 2-Bed Apartment | 60-80 | €270,000-440,000 | Moderate value |
| 3-Bed House | 100-120 | €450,000-720,000 | Best value |
| 4-Bed Villa | 150-200 | €750,000-1.5M | Location dependent |
| Luxury Mas | 250+ | €1.5M+ | Premium segment |
Smaller apartments in city centers like Aix-en-Provence or Avignon offer strong rental yields of around 4.5%, making them attractive for investors despite higher per-square-meter prices.
Rural properties requiring renovation can offer exceptional value for buyers willing to invest in improvements, particularly in villages experiencing renewal and increased tourism interest.
Are there any hidden costs affecting property prices in the Provence?
Property buyers in the Provence should factor in several additional costs beyond the purchase price that can significantly impact the total investment.
Notary fees (frais de notaire) typically range from 7-8% for older properties and 2-3% for new builds, adding substantial costs to any property transaction in the region.
The average property tax rate in the Provence is expected to be 1.2% in 2025, calculated based on the cadastral rental value, with rates varying significantly between communes.
Energy efficiency upgrades to meet new regulations can cost €20,000-50,000 or more for older properties, particularly for installing modern heating systems and improving insulation.
Annual maintenance costs for typical Provençal properties, including pool maintenance, garden upkeep, and general repairs, can range from €5,000-15,000 depending on property size and amenities.
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.
How does the Provence compare to other French regions for property investment?
The Provence remains one of France's premium property markets, with prices significantly higher than most other regions but offering strong lifestyle and investment appeal.
Average prices in the Provence (€4,500-5,500/m²) are substantially higher than regions like Nouvelle-Aquitaine or Occitanie, but lower than prime Paris locations or certain Côte d'Azur hotspots.
The region's 6-8% annual price growth over the past year outperforms many other French regions, driven by international demand and limited supply in desirable locations.
Unlike some French regions experiencing price declines, the Provence shows resilience with continued growth in luxury segments and stable demand across most market segments.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Yes - property prices in the Provence are going up, with growth expected to continue throughout 2025 and beyond.
While the broader French market faces challenges, the Provence's unique appeal, strong international demand, and limited supply in prime locations support continued price appreciation, particularly in the luxury segment and for energy-efficient properties.
Sources
- 18 stats for the Provence real estate market in 2025 – Investropa
- Yes, property prices will rise in the Provence in 2025 – Investropa
- France's Residential Property Market Analysis 2025
- Property market: trends and developments in property prices - Notaires de France
- Property Market Predictions for France in 2025 – Esales Overseas Property
- French Real Estate Market Lessons From 2024...For 2025
- Buying Property in France as a Foreigner: 2025 Guide
- French Property Market Outlook 2025
- House prices in France 2024 - best places to buy in France
- France 2025 Real Estate Market Predictions, Outlook & Pricing Trends