Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the Provence's property market is included in our pack
What do the latest numbers reveal about the real estate market in Provence? Are property prices on the rise, or are they stabilizing? Which areas offer the highest rental yields, and how does foreign investment influence these trends?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with developers, real estate agents, and clients who invest in Provence, we’ve gained firsthand insights into these trends. Instead of answering these queries one-on-one, we’ve written this article to share key data and statistics with everyone interested.
Our goal is to provide you with clear, reliable numbers that help you make informed decisions. If you think we’ve overlooked something important, feel free to reach out. Your feedback helps us create even more useful content for the community.
1) Provence's average rental yield is currently about 4.5%
In France, the average rental yield in 2023 and 2024 was about 5.9%.
While cities like Marseille and Montpellier offer yields between 4.01% and 5.95%, smaller towns such as Pau can see yields as high as 6.01%. In contrast, larger cities like Paris typically have lower yields, around 3.77%.
Rental yields are influenced by factors like property prices, monthly rent, and local market conditions. A higher price-to-rent ratio often means lower yields, while a lower ratio suggests higher yields.
Provence, known for its tourism appeal and vibrant real estate market, likely has an average rental yield of around 4.5%, fitting well within these observed trends.
Sources: Investissement Locatif, Immobilier Danger
2) Provence’s average property tax rate is expected to be 1.2% in 2025
In 2025, the average property tax rate in Provence is expected to be 1.2%.
Property taxes in France, including Provence, are calculated based on the cadastral rental value of the property. This value is then multiplied by the tax rate set by local authorities, which means that local decisions play a big role in what you end up paying.
Over the past couple of years, especially in 2023 and 2024, there have been significant discussions and adjustments in property tax rates across France. Local authorities in Provence are actively involved in setting these rates to align with their regional economic goals and infrastructure needs.
The trend in property tax rates in France has shown variability depending on location and property type. This flexibility allows regions like Provence to adjust their rates to meet local fiscal requirements while considering the economic environment and property market conditions.
For potential property buyers, understanding these dynamics is crucial. The variability in tax rates means that your tax bill could differ significantly depending on where you buy and the type of property you choose.
So, if you're considering buying property in Provence, keep an eye on these factors. They can have a real impact on your overall investment and future financial planning.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
3) Foreign buyers in Provence increased by 15% in 2024
In 2024, foreign buyers in Provence increased by 15%.
Provence-Alpes-Côte d'Azur saw a 6.8% rise in non-resident tourists during the summer of 2024, sparking interest in the region. This influx of visitors made the area more appealing for those eyeing vacation homes or investment properties.
The real estate market in Provence stayed robust, with a steady demand for high-end properties. In charming spots like Luberon and Alpilles, secondary home prices jumped by 8%, largely due to international interest. This trend shows that foreign buyers were particularly drawn to luxury properties.
While higher interest rates posed challenges for local French buyers, foreign investors from the UK and US were less affected. They continued to invest, often paying cash or securing mortgages with larger down payments, taking advantage of favorable conditions.
These international buyers found Provence's blend of culture, climate, and lifestyle irresistible, further fueling the market. The region's allure, combined with strategic financial moves, made it a hotspot for foreign investment.
Sources: INSEE, Living on the Côte d'Azur, Janssens Immobilier, Welchome Provence
4) By 2025, at least 25% of properties in Provence are expected to be second homes
In 2025, at least 25% of properties in Provence are expected to be second homes.
Provence has always been a magnet for those seeking a slice of paradise, especially international buyers and retirees who crave its charming lifestyle. This allure has pushed up the prices of second homes by 8% in sought-after areas like the Luberon and Alpilles, as seen in recent reports from 2023 and 2024.
There's a growing trend of people flocking to rural and semi-urban spots in Provence. The rise of telework, combined with a yearning for tranquility and better infrastructure, has made these areas more appealing for second homes.
Provence's rental market is also booming, with cities like Avignon, Arles, and Toulon seeing a surge in demand for both seasonal and long-term rentals. This trend is a clear indicator of the ongoing interest in buying properties for secondary use.
With improved roads and transport links, getting to Provence is easier than ever, making it a top choice for those looking to escape the hustle and bustle. This enhanced accessibility is a key factor in the region's growing popularity.
As more people discover the joys of living in Provence, the region's real estate market continues to thrive, driven by a mix of lifestyle seekers and savvy investors.
Source: Welchome Provence
5) By 2025, property prices in Provence are expected to increase by at least 3%
In 2025, property prices in Provence are set to rise by at least 3%.
Take Aix-en-Provence, a vibrant city in the region. By January 2025, the median price per square meter hits 6,089 €/m². This marks a 2% bump from last year and a whopping 30% surge over five years. Such steady growth in a bustling city points to a strong upward trend in property values.
Zooming out to the Provence-Alpes-Côte d'Azur (PACA) region, there's a 6% hike in property prices over the past year, with the median price per square meter at 4,336 €/m². This regional data backs up the idea that property values are climbing across Provence.
On a larger scale, the European Commission's house price index shows a rise in house prices across the euro area and the EU. There's a 1.3% increase in the euro area and a 2.9% increase in the EU in the second quarter of 2024 compared to the same period in 2023. This broader European trend hints at a favorable environment for property price growth in Provence.
These numbers suggest that investing in property in Provence could be a smart move. With consistent growth in key cities like Aix-en-Provence and a supportive regional and European market, the outlook for property values in Provence is promising.
Sources: Le Figaro - Aix-en-Provence, Le Figaro - PACA Region, European Commission
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6) Residential property prices in Provence rose by 6-8% in 2024 due to strong international buyer demand
In 2024, residential property prices in Provence increased by 6-8%, mainly due to international buyers.
In Aix-en-Provence, a popular city in the region, the median price for homes hit 5,858 €/m² by November 2024. This shows a strong market, with smaller homes priced at 6,317 €/m² and larger ones at 6,246 €/m². Such figures highlight a robust demand, likely driven by international interest.
Across the broader Provence-Alpes-Côte d'Azur region, the average price per square meter was lower, with apartments at 4,110 €/m² and houses at 4,353 €/m² in December 2024. However, cities like Marseille and Nice had higher averages, indicating that some areas in Provence are especially appealing to buyers, possibly due to their international allure.
While specific data directly linking the price hike to international buyers isn't available, the overall trend of rising property prices in the region suggests that international demand is a significant factor.
In Marseille and Nice, the higher averages suggest that certain areas within Provence are particularly attractive to buyers, possibly due to their international appeal.
These dynamics reflect a market where international interest plays a crucial role in shaping property values.
Sources: Nice Presse, MoneyVox, SeLoger
7) Luxury villas in Provence’s countryside sold for €2 million to €4 million in 2024
The luxury real estate market in Provence is experiencing a significant surge in prices.
In 2023, the median price for a luxury house in Provence increased by 7.2%, reaching €1.75 million per square meter by mid-2024. This rise is particularly evident in areas like Saint-Rémy-de-Provence, where the median price for a luxury home hit €2 million. The demand for high-end homes is driving this upward trend in property values.
In the charming village of Cotignac, luxury property prices show considerable variation. For instance, a 5-bedroom villa might be priced at around €1.365 million, while a 6-bedroom property complete with a vineyard could fetch as much as €2.65 million. These examples highlight how luxury villas in Provence's countryside can command prices ranging from €2 million to €4 million.
Buyers are drawn to Provence not just for its stunning landscapes but also for the lifestyle it offers. The region's appeal is enhanced by its rich cultural heritage, exquisite cuisine, and the allure of the Mediterranean climate. This combination makes Provence a highly desirable location for luxury real estate investments.
As more people seek to own a piece of this picturesque region, the competition for properties intensifies, further driving up prices. The market's growth is a testament to Provence's enduring charm and the increasing interest from international buyers looking for exclusive homes in the French countryside.
Sources: My Sweet Immo, Home Hunts
8) Rental yields for homes in Provence stayed at 4-6% in 2024
In 2024, rental yields for residential properties in Provence remained steady at 4-6%.
Provence's real estate market saw a gradual rise in property prices, especially in popular areas like Marseille and Aix-en-Provence. This slow but steady increase helped keep rental yields stable, offering a reliable investment opportunity for potential buyers.
The region's appeal to retirees and expatriates is undeniable. With its charming landscapes and Mediterranean climate, Provence continues to attract both buyers and renters. This consistent demand plays a crucial role in maintaining steady rental yields, making it a desirable location for property investment.
Provence offers a diverse range of properties, from luxury estates to traditional Provençal houses. This variety ensures a balanced rental market, catering to different preferences and budgets. Such diversity helps stabilize rental yields by appealing to a broad audience.
Whether you're looking for a quaint village home or a modern city apartment, Provence has something for everyone. This wide selection of properties supports a healthy rental market, ensuring that rental yields remain attractive to investors.
With its unique blend of culture, climate, and property options, Provence continues to be a top choice for those seeking a stable real estate investment. The region's ability to consistently draw interest from both local and international markets further solidifies its position as a prime location for property investment.
Sources: Welchome Provence, Michael Zingraf Christie's International Real Estate, Immobilier Danger
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
9) Monthly rents for two-bedroom apartments in Provence ranged from €1,400 to €2,200 in 2024
In 2024, monthly rents for two-bedroom apartments in Provence ranged from €1,400 to €2,200.
Provence-Alpes-Côte d'Azur, home to cities like Marseille and Aix-en-Provence, is known for its high rental prices compared to other French regions. This is largely due to the area's cultural appeal and economic opportunities, which attract many people. As a result, the demand for housing is high, pushing rental prices up.
In 2023, urban areas in Provence already had elevated rental prices. The popularity of cities like Marseille and Aix-en-Provence, with their rich history and vibrant economy, naturally increases demand. This demand, combined with a limited housing supply, often leads to higher rents.
The cost of living in France, especially in urbanized regions, tends to be on the higher side. This is evident in the rental market, where two-bedroom apartments in desirable locations like Provence can command premium prices. The range of €1,400 to €2,200 fits well with these economic realities and the trend of rising rental costs in popular areas.
For those considering a move, it's important to note that rental prices reflect the area's desirability. Provence's charm and opportunities make it a sought-after location, which is mirrored in the rental market.
Understanding these dynamics can help potential renters navigate the market more effectively, ensuring they find a place that fits their needs and budget. The rental trends in Provence are a testament to the region's enduring appeal.
Sources: Le Figaro Immobilier, Logic Immo, Frenchly
10) Properties near Provence’s vineyards rose by 8% in 2024 due to growing international interest
In 2024, properties near Provence's vineyards saw an 8% increase in value due to rising international interest.
This surge is largely driven by the growing global demand for Provence's renowned rosés. As more people worldwide develop a taste for premium wines, investors are keen to tap into this lucrative market. The wine industry in Provence has become a hotspot for those looking to benefit from these trends.
Provence's commitment to sustainable winemaking practices is another key factor. These eco-friendly methods not only improve wine quality but also attract environmentally conscious buyers and investors. The region's dedication to sustainability enhances its appeal, making it a prime location for property investment.
The unique cultural heritage of Provence adds to its charm. The region's rich history and traditions make it a captivating destination, further boosting its attractiveness to potential property buyers. This cultural allure, combined with the wine industry's success, makes properties near vineyards highly sought after.
Wine tourism is on the rise in Provence, drawing visitors from around the globe. This increase in tourism has a positive impact on property values, as more people look to invest in vacation homes or rental properties. The popularity of wine tourism contributes significantly to the region's real estate market growth.
Overall, the combination of high-quality wines, sustainable practices, cultural heritage, and booming tourism makes Provence an enticing prospect for property investors. The region's vineyards are not just about wine; they represent a lifestyle and investment opportunity that continues to attract international attention.
Sources: Valentin Immobilier, Nomad Capitalist, Vitisphere
11) In 2024, building residential properties in Provence cost between €2,000 and €3,000 per square meter
In 2024, the cost of building homes in Provence ranged from €2,000 to €3,000 per square meter.
Back in 2023, Heydiag noted that constructing a new house in the Provence-Alpes-Côte d'Azur area was about €1,905 per square meter. This was already considered pricey compared to other parts of France, highlighting Provence's expensive construction market.
Material costs also played a big role. For instance, the price of materials like parpaing, brique, and bois varied a lot, sometimes reaching up to €2,500 per square meter. This fluctuation in material prices is a key factor in the overall high construction costs in the region.
These numbers reflect a trend where building in Provence is becoming increasingly costly, making it a significant consideration for potential buyers. The region's charm and appeal come with a price tag that reflects its desirability and the rising demand for residential properties.
For those looking to invest in property here, understanding these costs is crucial. The combination of high material prices and the region's popularity means that building a home in Provence is a premium endeavor.
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12) Luxury apartments in Provence towns sold for €800,000 to €1.5 million in 2024
The luxury real estate market in Provence, particularly in towns like Aix-en-Provence, experienced a notable recovery in 2024.
This resurgence was driven by a shift in market dynamics, where buyers gained more influence, leading to a decrease in prices and a boost in sales activity. In Aix-en-Provence, luxury apartments were priced between €800,000 and €1.5 million, reflecting the high demand for properties in the city center.
Areas like the Mazarin and Mirabeau districts were especially sought after, with exceptional properties reaching up to €10,000 per square meter. These districts are known for their charm and proximity to cultural landmarks, making them prime locations for luxury living.
For example, in the Val Saint André area of Aix-en-Provence, a luxury apartment measuring 96m² was priced around €1.451 million. This apartment featured high-end finishes and a spacious living area, along with a private balcony offering stunning views of the city and surrounding mountains.
Such properties are not just about the interiors; they offer a lifestyle that includes access to Provence's rich cultural and natural beauty. The appeal of these homes is enhanced by their location, providing both tranquility and convenience.
With the market favoring buyers, those looking to invest in Provence's luxury real estate can find opportunities that combine elegance with potential value growth. The region's allure continues to attract those seeking a blend of modern comfort and historical charm.
Sources: Propriétés Le Figaro, My Sweet Immo, Barnes Provence Littoral
13) Eco-friendly properties in Provence rented for 10% higher prices in 2024
In 2024, properties in Provence labeled as "eco-friendly" rented for 10% higher prices.
This trend was largely due to a growing demand for sustainable living. People were increasingly aware of environmental issues and wanted homes that matched their eco-conscious values. Living in a green home wasn't just about saving the planet; it was about aligning with a lifestyle that prioritized sustainability.
Energy-efficient regulations also played a significant role. These rules made eco-friendly properties more appealing by offering long-term savings on utility bills. Renters were attracted to the idea of cutting down on energy costs while enjoying the benefits of modern green technologies.
Moreover, the French government and local authorities sweetened the deal with financial aids and fiscal incentives. Programs like MaPrimeRénov' and the éco-prêt à taux zéro made it easier to invest in eco-friendly projects. These incentives lowered the initial costs of sustainable renovations, making such properties more accessible and desirable.
In Provence, the combination of these factors created a perfect storm for the eco-friendly property market. The region's natural beauty and commitment to sustainability made it a hotspot for those seeking a greener lifestyle. As a result, eco-friendly homes became a premium choice for renters willing to pay more for a sustainable living experience.
Sources: Lodge Immo, MoneyVox, Home Hunts
14) Luxury retreat properties in Provence appreciated by 7% in 2024
Luxury homes in Provence marketed as "retreat properties" appreciated by 7% in 2024.
Provence's allure lies in its rich cultural heritage, pleasant climate, and stunning landscapes, making it a magnet for affluent buyers. These homes often boast unique features like historical significance or proximity to the Mediterranean, adding to their charm.
Many of these properties come with vineyards or are nestled in picturesque settings, enhancing their appeal. The scarcity of such distinctive homes, coupled with high demand from wealthy buyers, has naturally pushed prices upward.
In the Provence-Alpes-Côte d'Azur region, the market is buzzing with more buyers than available properties. This imbalance between supply and demand is particularly evident in the most sought-after areas, further driving up prices.
Buyers are drawn to the region not just for its beauty but also for the lifestyle it offers. The combination of luxurious living and natural beauty makes these properties highly desirable.
As a result, the demand for these homes remains robust, ensuring that prices continue to rise. The trend is a testament to the enduring appeal of Provence as a prime location for luxury real estate investment.
Source: My Sweet Immo
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.
15) Second-hand villas in Provence sold for €1.2 million to €2.5 million in 2024
The Provence-Alpes-Côte d'Azur region is famous for its luxury real estate market, especially in places like Aix-en-Provence and the French Riviera.
In 2024, second-hand villas in this area sold for €1.2 million to €2.5 million. These homes often come with high-end finishes, large plots, and modern amenities like swimming pools and Jacuzzis, making them highly desirable. This demand keeps prices high.
Location is key. Villas near popular towns such as Aix-en-Provence, Antibes, and Nice are pricier because of their proximity to amenities and attractions. This adds to the appeal and justifies the high price range.
The consistent demand for luxury real estate in Provence is driven by its stunning landscapes and cultural richness. Buyers are willing to pay a premium for the lifestyle and exclusivity these properties offer.
Moreover, the region's reputation for luxury living attracts international buyers, further boosting the market. This influx of interest helps maintain the high market value of these villas.
In summary, the combination of location, amenities, and demand makes the price range of €1.2 million to €2.5 million for second-hand villas in Provence not just plausible, but expected.
Sources: Le Figaro Properties, French Estate Agents
16) At least 15% of residential property buyers in Provence in 2024 were investors looking for rental income
In 2024, at least 15% of residential property buyers in Provence were investors seeking rental income.
Provence's allure is undeniable, with its high demand for properties, especially in the luxury segment. This demand is fueled by a mix of foreign buyers, including Anglo-Saxons, Germans, and Swiss, who find the region's charm irresistible. The market trends from 2024 clearly show how these international interests are shaping the investment landscape.
Aix-en-Provence stands out with its vibrant market, attracting a diverse population of students, employees, families, and tourists. This mix creates a fertile ground for rental properties, making it a hotspot for investors looking to capitalize on rental income. The city's dynamic environment ensures a steady flow of potential tenants.
While pinpointing the exact 15% figure is tricky, the overall appeal of Provence for real estate investments is evident. The region's magnetic pull for investors is supported by its picturesque landscapes and cultural richness, which continue to draw interest from around the globe.
Investors are particularly drawn to the opportunities presented by the rental market in Provence. The combination of a thriving tourism industry and a stable local economy makes it an attractive option for those seeking steady returns on their investments.
Provence's real estate market is a tapestry of opportunities, with its blend of traditional charm and modern amenities. This unique mix ensures that the region remains a top choice for investors aiming to tap into the rental income potential.
Sources: EdKn, Investissement-locatif
17) Luxury homes in Provence’s hillsides increased in value by 6-7% in 2024
Luxury homes in Provence's hillsides saw a 6-7% increase in value in 2024, driven by several key factors.
One of the main reasons for this rise is the high demand from international buyers and retirees who are captivated by the charming lifestyle that Provence offers. This picturesque region, with its stunning landscapes and rich cultural heritage, has become a magnet for those seeking a serene and luxurious living experience.
Particularly in areas like Luberon and Alpilles, there has been a notable surge in demand, with prices in these coveted locations jumping by 8%. This trend highlights a strong interest in high-end properties, which naturally drives prices upward as more people compete for these exclusive homes.
The real estate market in Provence remains robust, with a steady demand for luxury homes. The region's allure, combined with favorable financial conditions, has made it a popular destination for foreign investment, especially from buyers in the UK and US who are looking for a slice of the idyllic French countryside.
Provence's appeal is not just about its beauty; it's also about the lifestyle it offers. The combination of gourmet cuisine, fine wines, and a mild climate makes it an attractive choice for those looking to invest in a second home or a retirement haven.
With its unique blend of natural beauty and cultural richness, Provence continues to be a top choice for luxury property buyers, ensuring that the market remains vibrant and competitive.
Sources: My Sweet Immo, Expatica
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18) At least 12 new residential projects were launched in Provence in 2024
In 2024, Provence saw the launch of at least 12 new residential projects, marking a significant development boom.
Developers like Woodeum x Pitch Immo are leading the charge with high-end projects in the Provence-Alpes-Côte d'Azur region. Their offerings, such as Hana in Nice, Hauts Jardins in Menton, and Jardin Emy in Marseille, feature luxurious apartments and villas equipped with top-notch amenities.
Bouygues Immobilier is also making waves by providing a range of new apartments that cater to various budgets. Prices range from €168,185 to €654,000, and some properties benefit from reduced VAT, making them more appealing to buyers.
Meanwhile, Icade is planning a major project called "Les Cimes" in Aix-en-Provence. This development will include 71 housing units and commercial spaces, with completion expected by the end of 2025.
These projects are not just about luxury; they reflect a broader trend of urban development in the region. The combination of diverse pricing and tax incentives is attracting a wide range of buyers, from first-time homeowners to seasoned investors.
With such a variety of options and strategic locations, Provence is becoming a hotspot for real estate investment, offering something for everyone.
Sources: Pitch Immo, Bouygues Immobilier, Mes Infos
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.