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
Where are the best places to invest in the Provence right now? Is Aix-en-Provence still the top pick, or are towns like Avignon, Arles, and Toulon gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the region. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in the Provence and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
1) Manosque is gaining popularity for its affordable homes and closeness to the Verdon Gorge, attracting nature lovers
Manosque is gaining popularity for its affordable real estate and stunning natural surroundings.
In this charming town, the median price for an apartment is €2,306/m², while houses go for about €2,986/m². These prices are quite a bargain compared to other parts of Provence, making Manosque a smart choice for those seeking a home in a beautiful setting without breaking the bank.
Adding to its allure, Manosque is close to the Verdon Gorge, often called the "Grand Canyon of Europe." This natural wonder, with its turquoise-blue waters and towering cliffs, is a paradise for nature lovers. Whether you're into hiking, climbing, or kayaking, the gorge offers endless outdoor adventures, making Manosque a perfect spot for enthusiasts.
The town isn't just resting on its natural beauty; it's also investing in its future. Through projects like the Action Cœur de Ville program, Manosque is revitalizing its town center. These initiatives aim to improve housing, expand public amenities, and boost commercial offerings, making the town even more appealing to residents.
Ongoing housing developments and infrastructure improvements are part of this transformation. These efforts are not just about aesthetics; they are about creating a vibrant community where people want to live and thrive. Manosque is becoming a residential hotspot thanks to these thoughtful enhancements.
For those considering a move, Manosque offers a blend of affordability, natural beauty, and a forward-thinking community. It's a place where you can enjoy the best of both worlds: the tranquility of nature and the conveniences of modern living.
Sources: Properstar, Flytrippers, Quartiers de Demain
Here is a stunning modern home in Manosque, showcasing the kind of scenic beauty and relaxed lifestyle that make this town an emerging hotspot for real estate. (Source: Booking.com)
2) The Var region is popular with retirees and second-home buyers for its diverse real estate options and mild climate
The Var region is a hotspot for retirees and second-home buyers, thanks to its diverse real estate options and mild climate.
In recent years, property prices in the Var have been on the rise, with average prices ranging from €3,500 to €7,200 per square meter. This shows a strong demand, especially in coastal gems like Ramatuelle and Saint-Tropez. Even with a slight price dip expected in 2024, the market stayed lively, particularly in these popular seaside towns.
Many retirees are flocking to the Var, drawn by its mild Mediterranean climate. The region enjoys average annual temperatures of 16.28°C, warmer than the national average, and sees little rain, making it perfect for those wanting pleasant weather all year.
The Var offers a variety of properties, from luxury villas to sea-view apartments, appealing to both retirees and second-home seekers. This mix, along with the area's natural beauty and great climate, keeps attracting those looking to invest in a second home or retire comfortably.
Insider tip: The Var's charm isn't just in its weather and homes. The local culture, with its vibrant markets and festivals, adds to the appeal, making it a lively place to live or visit.
For those considering a move, the Var's combination of stunning landscapes and a welcoming community makes it a top choice. Whether you're after a peaceful retirement or a vibrant second home, this region has something for everyone.
Sources: Green Acres, Weather and Climate, International Living
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) La Ciotat is gaining interest for its waterfront homes and family-friendly coastal appeal
La Ciotat is quickly becoming a hot spot for waterfront property buyers.
With its stunning beaches and family-friendly vibe, La Ciotat is drawing more attention from potential homeowners. The town's beaches, a mix of rocks and sand with shallow waters, are perfect for kids to splash around safely. Plus, having restaurants right by the beach means families can easily spend a whole day enjoying the sun and sea.
Real estate agents are noticing a significant uptick in interest from families, which is no surprise given La Ciotat's growing reputation as a welcoming coastal town. New developments like the Parc du Domaine de la Tour, featuring a wooden playground, sports courts, and a skate park, are making the area even more appealing for family outings.
Property prices in La Ciotat are on the rise, reflecting the increasing demand. The median price for both apartments and houses has been climbing steadily, showing that more people are eager to invest in this charming locale. This trend is a clear indicator that La Ciotat is becoming a sought-after destination for property buyers.
Families are particularly drawn to the town's blend of natural beauty and convenient amenities. The combination of safe beaches and family-oriented facilities makes it an ideal place for those looking to settle down by the sea. La Ciotat's appeal is only growing stronger as more people discover its unique charm.
As the town continues to develop and attract more interest, the demand for properties is expected to keep rising. This makes it a promising area for investment, especially for those looking to enjoy a coastal lifestyle with their families.
Sources: Properstar, Provence with Kids, Residences Immobilier
4) Saint-Rémy-de-Provence is gaining interest for its cultural charm and relaxed lifestyle, driving property value growth
Saint-Rémy-de-Provence is a hot spot for property buyers, thanks to its rich cultural and historical charm.
Imagine living near the archaeological wonders of Glanum or the Monastery of Saint-Paul de Mausolé, where Van Gogh found his muse. These sites not only attract tourists but also boost the town's property appeal.
Property prices here have been climbing, with 2024 listings ranging from €2,990,000 to €8,750,000 for charming homes and farmhouses. Experts predict a further 3% to 7% increase in 2025, driven by high demand and limited supply.
The laid-back lifestyle in Saint-Rémy-de-Provence is a magnet for new residents. With remote work on the rise, more people are choosing the scenic tranquility of this town for a better quality of life.
Newcomers rave about the vibrant cultural scene and the town's beautiful heritage. It's no wonder that Saint-Rémy-de-Provence is becoming a top choice for those seeking a relaxed yet culturally rich environment.
Sources: INSEE, Rightmove, Avignon et Provence
5) Salon-de-Provence is attracting first-time buyers and young families with its affordable housing market and good value
Salon-de-Provence is catching eyes for its budget-friendly housing market, perfect for first-time buyers and young families.
With average property prices significantly lower than hotspots like Nice and Paris, Salon-de-Provence offers a median apartment price of €3,019/m² in 2023 and 2024. This makes it a standout choice for those looking to stretch their euros further.
Even when the French real estate market took a hit in 2024, Salon-de-Provence maintained a stable transaction volume. This consistency shows a steady interest from buyers who prioritize value in their home purchases.
Living in Salon-de-Provence doesn't just mean affordable housing; the cost of living here is also relatively low compared to other French regions. This makes it an attractive option for young families aiming to balance quality of life with financial prudence.
The town's growing population, especially among young families and first-time buyers, highlights a trend. More people are discovering the charm and benefits of settling in Salon-de-Provence, appreciating its blend of affordability and lifestyle.
Sources: Living Cost, Adrian Leeds, Properstar
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6) Gordes is gaining interest for its charming stone houses and reputation as one of France's most beautiful villages
The village of Gordes is seeing a surge in interest for its charming stone houses, thanks to its reputation as one of France's most beautiful villages.
In Gordes, property prices are climbing, with the average price per square meter now at 7,409 €, and some properties reaching up to 12,587 €. This is notably higher than in nearby areas, showing a clear preference for Gordes' picturesque setting. The village's allure is not just in its looks; it's a place where real estate listings often highlight its beauty to attract buyers.
Gordes is frequently featured in travel guides and blogs, which emphasize its stunning views and cultural importance. This kind of media attention draws in tourists and potential buyers alike, boosting the local property market. The village's charm is further evidenced by high occupancy rates for vacation rentals, making it a hot spot for short-term stays.
For those considering a property purchase, Gordes offers more than just a home; it provides a lifestyle enriched by its cultural heritage and scenic landscapes. The village's popularity is not just a passing trend; it's a testament to its enduring appeal. Buyers are not just investing in a house; they are investing in a piece of one of France's most cherished locales.
Gordes' status as a sought-after destination is further solidified by its frequent appearances in travel media, which continue to highlight its unique charm and cultural significance. This ongoing attention ensures that the village remains a top choice for those looking to invest in a property that offers both beauty and a rich cultural experience.
Whether you're looking for a vacation home or a permanent residence, Gordes stands out as a prime location. Its combination of natural beauty, cultural richness, and rising property values make it an attractive option for buyers. The village's reputation as one of the most beautiful in France is not just a title; it's a reality that continues to draw people in.
Sources: Residences Immobilier, Teaspoon of Adventure, Properstar
7) Cassis is thriving with high rental yields thanks to its summer appeal and stunning Mediterranean views
Cassis attracts about 2 million tourists annually, making it a hotspot for visitors.
With 40% of these tourists coming from abroad, Cassis has a strong international allure. This influx means that during the summer, when the town's stunning Mediterranean views are most captivating, rental properties are in high demand.
While we don't have exact occupancy rates, the sheer number of visitors suggests that accommodations are likely fully booked during peak seasons. This is especially true in summer, when everyone wants a piece of the Mediterranean magic.
Rental prices in Cassis aren't specified, but given the trend in similar coastal towns, it's safe to say they're climbing. Nearby hotspots like Nice and Marseille show high rental yields, hinting that Cassis property owners might be enjoying similar returns.
Investing in Cassis could be a smart move, especially with its growing popularity as a summer destination. The town's charm and views are a big draw, ensuring a steady stream of tourists eager to rent.
For those considering buying property here, the combination of rising property values and high demand makes Cassis an attractive option. The potential for good rental income is bolstered by its reputation and scenic beauty.
Sources: Cassis Tourist Office, Global Property Guide, Asset Folio
Here is a stunning luxury property in Cassis, perfectly capturing the Mediterranean charm that keeps tourists and investors coming back every summer. (Source: Lux Residence)
8) Aix-en-Provence's historic center is booming with rising property values, blending cultural heritage and modern amenities to attract international buyers
Aix-en-Provence's historic center is seeing a surge in property values due to its blend of cultural heritage and modern amenities attracting international buyers.
In 2024, buyers from the UK, US, and Middle East have shown a keen interest in Aix-en-Provence, particularly favoring properties with historical significance. This isn't just about the buildings; it's about the city's vibrant cultural scene, with festivals and events that celebrate both its rich history and modern lifestyle.
The media often highlights Aix-en-Provence as a top spot for expatriates, emphasizing its unique cultural and modern appeal. This kind of positive coverage boosts the city's reputation and makes it even more attractive to potential buyers.
Efforts to renovate and preserve historic buildings are ongoing, adding to the city's charm and increasing property values. These renovations ensure that the historic center remains a blend of the old and new, appealing to those who appreciate both.
International buyers are drawn not just by the architecture but by the lifestyle Aix-en-Provence offers. The city's mix of tradition and modernity is a major selling point, making it a desirable location for those looking to invest in property.
With its picturesque streets and lively atmosphere, Aix-en-Provence continues to attract a global audience, cementing its status as a prime real estate market. The combination of cultural richness and modern amenities makes it a unique and appealing choice for international buyers.
Sources: Houses and Apartments, Adrian Leeds
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) The Alpilles area is drawing high-net-worth individuals for its exclusive properties offering privacy and closeness to nature
The Alpilles area is drawing in high-net-worth individuals looking for exclusive properties.
In Les Baux de Provence, for instance, a stunning original-stone villa is valued at €4,250,000, highlighting the region's appeal to affluent buyers. This surge in property prices underscores the high demand for exclusive homes in the area.
Despite a slight global economic slowdown, the Alpilles continues to attract international buyers, especially from Europe. Countries like the UK, Germany, France, and Poland show a strong interest in luxury homes here, with real estate agencies noting increased negotiating margins in 2023.
The Alpilles' natural beauty and cultural heritage are major draws for wealthy buyers seeking picturesque and exclusive living environments. Many buyers emphasize the importance of privacy and natural surroundings, with properties offering landscaped grounds and stunning views.
Testimonials from buyers often highlight the importance of privacy and the allure of the natural surroundings, making the Alpilles a top choice for those seeking a serene lifestyle.
Sources: Home Hunts, Pure Living Properties, Alpilles en Provence
10) The Camargue is attracting investors with its unique properties and renowned wild landscapes and biodiversity
The Camargue is catching the eye of investors looking for something special.
While the French property market has seen some ups and downs, the Camargue area has shown resilience, with property prices in Provence generally on the rise. This hints at a growing interest in unique properties, even if specific data for the Camargue isn't highlighted. The region's charm lies in its wild landscapes and rich biodiversity, making it a standout choice for those seeking something different.
In 2023, the French travel sector boomed, thanks to a rebound in international travel and strong domestic demand. This surge in tourism suggests a broader interest in French properties, including those in unique regions like the Camargue. The area's appeal is further enhanced by eco-friendly tourism initiatives, aligning with the growing trend of sustainable tourism and real estate projects.
Social media is playing a big role in showcasing the Camargue's natural beauty. The region's unique landscapes and biodiversity are frequently highlighted, drawing attention from potential investors. This online buzz is helping to put the Camargue on the map for those looking to invest in a place that offers both beauty and potential.
Environmental reports also emphasize the Camargue's ecological significance, attracting eco-conscious investors. The region's unique biodiversity and natural features are key factors for sustainable property development. This focus on sustainability is a major draw for those looking to invest in properties that align with their values.
Investors are increasingly interested in the Camargue for its unique offerings. The area's wild landscapes and biodiversity are major attractions, making it a prime spot for those seeking properties with a difference. The combination of natural beauty, sustainability, and growing interest makes the Camargue a compelling choice for investment.
Sources: Global Asset Solutions, Global Property Guide, Phocuswright
11) The Luberon region is gaining attention for luxury real estate with its scenic landscapes and rising demand for vacation homes
The Luberon region is now a hotspot for luxury real estate investments, thanks to its breathtaking landscapes and the rising demand for vacation homes.
In recent years, property prices here have soared, with some exceptional homes fetching several million euros. This surge in value shows just how popular the area has become among wealthy buyers. The charm of the Luberon lies in its unique properties, like traditional Provencal mas, bastides, and luxury villas, which are particularly appealing to international investors.
These buyers are not just looking for a house; they are seeking a tranquil retreat with character and stunning views. The Luberon's allure is further enhanced by its substantial media coverage, which has put it on the map as a prime luxury real estate destination. This visibility has only increased its appeal among affluent individuals.
The region is not just about beautiful homes; it offers a complete luxury experience. The development of high-end amenities, such as luxury hotels and Provencal markets, has bolstered the demand for vacation homes. These additions make the Luberon an even more attractive place for those looking to invest in a slice of paradise.
Insider knowledge reveals that the Luberon's picturesque landscapes and serene environment are key factors in its growing popularity. The area is perfect for those who want to escape the hustle and bustle of city life and enjoy a peaceful, luxurious lifestyle.
With its unique blend of natural beauty and luxury living, the Luberon is becoming a top choice for those seeking a high-end real estate investment. The region's charm and increasing demand for vacation homes make it a wise choice for savvy investors.
Sources: Michael Zingraf, The Luberon Spy, Provence Luberon Sotheby's Realty
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.