Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the South of France's property market is included in our pack
This blog post gives you a clear picture of the current housing prices in the South of France, covering everything from average costs to neighborhood breakdowns.
We constantly update this article with the latest data so you always have fresh and reliable information.
Whether you're looking for an entry-level studio or a luxury coastal villa, you'll find the numbers you need here.
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 South of France.
Insights
- The median housing price in the South of France in 2026 sits around 260,000 euros, but coastal cities like Nice and Cannes can push that figure two to three times higher.
- Listing prices in the South of France typically close about 5% lower than the initial ask, though properties needing renovation can see discounts of 7% to 10%.
- New-build properties in the South of France carry a premium of 10% to 20% over comparable existing homes, driven by modern energy standards and limited supply.
- The price gap between neighborhoods is dramatic: Nice's L'Ariane area averages around 2,300 euros per square meter, while Cannes' La Californie can exceed 12,000 euros per square meter.
- After adjusting for inflation, South of France property prices have risen only about 5% to 10% in real terms over the past decade, despite nominal gains of 25% to 30%.
- Apartments dominate the South of France market at roughly 65% of listings, reflecting the dense coastal cities and strong second-home demand.
- Buyers should budget an extra 8% to 12% on top of the purchase price for notary fees, taxes, and miscellaneous acquisition costs in the South of France.
- With a budget of 500,000 dollars (about 425,000 euros), you can realistically purchase a 70-square-meter apartment in Nice's prestigious Cimiez neighborhood.
- Interest rates easing from their 2023 peak helped stabilize the South of France housing market, with prices now showing a modest 1% increase year-over-year.
What is the average housing price in the South of France in 2026?
The median housing price is more telling than the average because it represents the middle point of the market, avoiding distortion from ultra-luxury properties that can skew the average upward.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like INSEE and SeLoger, which we manually double-checked for accuracy.
The median housing price in the South of France in 2026 is approximately 260,000 euros (about $307,000 or €260,000). The average housing price in the South of France in 2026 is higher, around 330,000 euros (about $389,000 or €330,000), because luxury coastal properties pull the figure up.
About 80% of residential properties in the South of France in 2026 fall within a price range of 180,000 euros to 550,000 euros (roughly $212,000 to $649,000).
A realistic entry range in the South of France in 2026 is 80,000 to 140,000 euros ($94,000 to $165,000 or €80,000 to €140,000), which could get you an older studio of around 22 to 28 square meters in a more affordable neighborhood like Nice's L'Ariane district.
A typical luxury property in the South of France in 2026 ranges from 1,500,000 to 8,000,000 euros or more ($1.77 million to $9.44 million or €1.5M to €8M+), such as a renovated high-end apartment of 110 to 140 square meters in Cannes' La Californie neighborhood with sea views and terraces.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the South of France.
Are the South of France property listing prices close to the actual sale price in 2026?
In the South of France in 2026, the estimated difference between listing price and final sale price is typically around 5% lower at closing.
This gap exists because sellers often test the market with higher initial prices, while buyers anchor their offers on financing affordability, especially as mortgage rates have recently eased from the 2023 peak. The discount can stretch to 7% to 10% for properties that need renovation or sit in weaker micro-markets, while well-located "move-in ready" homes may sell at just 0% to 3% below asking.
Get fresh and reliable information about the market in the South of France
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in the South of France in 2026?
As of early 2026, the median housing price in the South of France is around 3,500 euros per square meter ($4,130/sqm or about €325/sqft and $383/sqft). The average price per square meter in the South of France is slightly higher at approximately 3,900 euros ($4,600/sqm or about €362/sqft and $427/sqft), reflecting the pull of premium coastal locations.
Prime coastal apartments with sea views in the South of France in 2026 have the highest price per square meter, while peripheral districts with fewer amenities and older buildings have the lowest, mainly because scarcity and international demand drive up coastal prices while distance from jobs and the sea pulls prices down elsewhere.
In the South of France in 2026, the highest prices per square meter are found in neighborhoods like Cannes' La Californie (around 6,200 to 12,400 euros per sqm) and Nice's Carré d'Or (around 6,700 to 10,300 euros per sqm). The lowest prices are in areas like Nice's L'Ariane neighborhood, where you can find properties at roughly 1,550 to 3,100 euros per square meter.
How have property prices evolved in the South of France?
Compared to one year ago, property prices in the South of France have increased by roughly 1% in nominal terms as of the first half of 2026. This stabilization came after the 2023-2024 slowdown, largely because mortgage rates eased from their peak, which helped bring buyers back into the market.
Looking back ten years, property prices in the South of France have risen by about 25% to 30% in nominal terms. However, when you adjust for inflation, the real increase is more modest at around 5% to 10%, because the cost of living also went up significantly over that period.
By the way, we've written a blog article detailing the latest updates on property price variations in the South of 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 South of France.
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.
What types of properties are available and how do their prices compare in the South of France in 2026?
In the South of France in 2026, apartments make up roughly 65% of the market, houses account for about 30%, and other property types like farmhouses or atypical buildings represent around 5%, because dense coastal cities and strong second-home demand heavily favor apartment living.
Here are the average price ranges by property type in the South of France as of the first half of 2026: studios and one-bedroom apartments typically cost 140,000 to 220,000 euros ($165,000 to $260,000), two to three-bedroom apartments range from 240,000 to 420,000 euros ($283,000 to $496,000), townhouses and small houses go for 320,000 to 550,000 euros ($378,000 to $649,000), detached family houses range from 420,000 to 750,000 euros ($496,000 to $885,000), coastal villas with views start around 900,000 euros and can exceed 3 million euros ($1.06M to $3.54M+), and luxury penthouses or prime villas range from 2 to 8 million euros or more ($2.36M to $9.44M+).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in the South of France?
- How much should you pay for a house in the South of France?
- How much should you pay for an apartment in the South of France?
- How much should you pay for a villa in the South of France?
- How much should you pay for lands in the South of France?
- How much should you pay for a studio in the South of France?
How do property prices compare between existing and new homes in the South of France in 2026?
In the South of France in 2026, new-build properties typically cost about 10% to 20% more than comparable existing homes.
This premium exists because new constructions meet modern energy performance standards that buyers increasingly value, and new-build supply has been constrained in many southern metros, keeping these properties relatively scarce and in demand.
Buying real estate in the South of France can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in the South of France in 2026?
Nice's Carré d'Or neighborhood is a prime expat favorite, offering walkable streets close to the beach with strong rental demand. Prices in Carré d'Or in January 2026 range from about 6,700 to 10,300 euros per square meter ($7,900 to $12,200/sqm), reflecting its central location and scarcity of available properties.
Cannes' La Californie is the ultra-premium choice in the South of France, known for stunning hillside views and luxury residences. Expect to pay between 6,200 and 12,400 euros per square meter ($7,340 to $14,680/sqm) in La Californie as of the first half of 2026, driven by international second-home buyers seeking exclusive addresses.
For more affordable entry points, Nice's L'Ariane neighborhood offers prices ranging from just 1,550 to 3,100 euros per square meter ($1,835 to $3,668/sqm) in January 2026. L'Ariane is further from the sea and city center, which keeps prices accessible for first-time buyers or those with tighter budgets.
You will find a much more detailed analysis by areas in our property pack about the South of France. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (€ / $) | Per sqm (€ / $) | Per sqft (€ / $) |
|---|---|---|---|---|
| Nice - Carré d'Or | Expat / beach / walkable | €470k-€720k / $555k-$850k | €6,700-€10,300 / $7,900-$12,200 | €622-€957 / $733-$1,130 |
| Nice - Cimiez | Family / prestige | €305k-€610k / $360k-$720k | €4,350-€8,700 / $5,130-$10,270 | €404-€808 / $476-$954 |
| Nice - L'Ariane | Budget / entry-level | €78k-€155k / $92k-$183k | €1,555-€3,110 / $1,835-$3,670 | €144-€289 / $170-$340 |
| Cannes - La Californie | Luxury / sea views | €745k-€1.5M / $880k-$1.77M | €6,220-€12,440 / $7,340-$14,680 | €578-€1,156 / $681-$1,364 |
| Cannes - Croix des Gardes | Green / upscale | €355k-€710k / $419k-$838k | €4,160-€8,320 / $4,910-$9,820 | €387-€773 / $456-$914 |
| Marseille - Prado area | Central / commute-friendly | €175k-€380k / $207k-$448k | €2,480-€5,380 / $2,920-$6,350 | €230-€500 / $270-$591 |
| Marseille (city average) | Mixed / big spreads | €155k-€420k / $183k-$496k | €2,200-€5,960 / $2,600-$7,040 | €205-€554 / $241-$650 |
| Aix-en-Provence | Family / lifestyle | €225k-€575k / $266k-$678k | €3,220-€8,190 / $3,800-$9,670 | €299-€761 / $353-$897 |
| Montpellier - Antigone | Popular / planned district | €210k-€420k / $248k-$496k | €3,000-€6,000 / $3,540-$7,070 | €279-€557 / $328-$655 |
| Montpellier - Port Marianne | Modern / newer builds | €225k-€390k / $266k-$460k | €2,810-€4,890 / $3,320-$5,780 | €261-€455 / $307-$535 |
| Toulouse - Carmes | Central / premium | €270k-€450k / $319k-$531k | €3,820-€6,360 / $4,510-$7,510 | €355-€591 / $416-$699 |
| Toulon - Mourillon-Centre | Seaside / popular | €150k-€415k / $177k-$490k | €2,140-€5,890 / $2,520-$6,950 | €198-€547 / $233-$646 |
How much more do you pay for properties in the South of France when you include renovation work, taxes, and fees?
When buying an existing property in the South of France in 2026, you should plan to add roughly 8% to 12% on top of the purchase price to cover acquisition costs, notary fees, and miscellaneous expenses.
If you buy a property around $200,000 (about €170,000) in the South of France, expect to pay approximately €15,000 to €20,000 in additional fees and taxes, bringing your total to around €185,000 to €190,000 ($218,000 to $224,000). This assumes a standard existing-home purchase without major renovation needs.
For a property around $500,000 (about €425,000) in the South of France, the additional costs would be roughly €38,000 to €51,000 in fees and taxes. If you also plan a medium renovation, add another €40,000 to €60,000, bringing your all-in total to approximately €500,000 to €535,000 ($590,000 to $631,000).
If you purchase a property around $1,000,000 (about €850,000) in the South of France, acquisition costs alone would add approximately €68,000 to €100,000. Your total would then be around €920,000 to €950,000 ($1.09M to $1.12M) before any renovation work.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in the South of France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the South of France:
| Expense | Category | Estimated Cost Range (€ / $) |
|---|---|---|
| Acquisition costs ("frais de notaire") | Fees and taxes | Typically 7% to 8% of the purchase price for existing homes (lower for new builds at around 2% to 3%). For a €300,000 property, expect roughly €21,000 to €24,000 ($24,800 to $28,300). This covers registration duties, land registry fees, and the notary's official fee. |
| Agency fees | Fees | Usually 3% to 10% depending on the property price and the agency's mandate structure. On a €300,000 sale, this could range from €9,000 to €30,000 ($10,600 to $35,400). Some listings include agency fees in the displayed price while others add them on top. |
| Light renovation | Renovation | Expect to pay €200 to €600 per square meter ($235 to $710/sqm) for paint, new floors, and minor fixes. For a 70 sqm apartment, that means roughly €14,000 to €42,000 ($16,500 to $49,600). This level of work freshens up the space without structural changes. |
| Medium renovation | Renovation | Budget €800 to €1,500 per square meter ($945 to $1,770/sqm) for kitchen and bathroom upgrades plus general improvements. A 70 sqm apartment would cost roughly €56,000 to €105,000 ($66,000 to $124,000). This typically includes new fixtures and updated finishes. |
| Heavy renovation | Renovation | Plan for €1,800 to €3,000+ per square meter ($2,125 to $3,540+/sqm) for layout changes, new electrical and plumbing systems, and energy efficiency work. A 70 sqm apartment could cost €126,000 to €210,000+ ($149,000 to $248,000+). Older buildings with complex access can push costs even higher. |
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 South of France in 2026 with different budgets?
With $100,000 (about €85,000), options are limited in the South of France's prime coastal cities: you could buy a small studio of around 22 square meters in Nice's L'Ariane neighborhood (existing building), an older one-bedroom of about 25 to 28 square meters in a non-central area of Marseille, or a small studio in an inland Occitanie town away from the coast.
With $200,000 (about €170,000) in the South of France as of the first half of 2026, you could purchase a two-bedroom apartment of around 40 to 45 square meters in a non-prime Marseille neighborhood, a studio or small two-bedroom of 30 to 40 square meters outside Montpellier's prime districts, or a two-bedroom apartment of about 45 to 55 square meters in Toulouse outside the central Carmes area.
With $300,000 (about €255,000), your options in the South of France expand to a three-bedroom apartment of around 65 square meters at Marseille's city average prices, a three-bedroom of 60 to 70 square meters in Montpellier's Antigone district, or a two-bedroom apartment of about 45 square meters in Nice outside the prime neighborhoods.
With $500,000 (about €425,000) in the South of France as of the first half of 2026, you could afford a three-bedroom apartment of around 70 square meters in Nice's prestigious Cimiez neighborhood (existing or renovated), a three to four-bedroom apartment of 75 to 85 square meters in Nice's Carré d'Or (smaller but prime location), or a family apartment of about 80 square meters in Montpellier's modern Port Marianne district.
With $1,000,000 (about €850,000), the South of France offers options like a large apartment of 130 to 150 square meters in central Aix-en-Provence, a high-end apartment of 110 to 130 square meters in Nice's Cimiez or prime hillside areas (existing or renovated), or a luxury apartment of around 100 square meters in Cannes' green Croix des Gardes neighborhood.
With $2,000,000 (about €1,700,000), you enter the true luxury market in the South of France where you can find a high-end apartment of around 200 square meters in Cannes' La Californie with views and terraces, a very prime Nice property on top streets with sea views (large apartment or small villa, often renovated), or access to exclusive coastal micro-markets with pools, concierge buildings, and premium amenities.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in the South of 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 South of France, 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 | Why it's authoritative | How we used it |
|---|---|---|
| INSEE Notaires-INSEE House Price Index (PACA) | France's official statistics office publishing the authoritative price index methodology and long-term series. | We used it to anchor our 10-year and 1-year price change estimates with an official quality-adjusted index. We also used it to avoid relying only on listing prices. |
| INSEE Publication on Recent Price Movements | Official INSEE release summarizing the most recent movements in existing-home prices across France. | We used it to justify why the market is stabilizing and mildly rising heading into 2026. We used it as context for our year-over-year estimate for the South. |
| INSEE CPI (Consumer Price Index) | The official inflation series used widely for inflation-adjusted comparisons in France. | We used it to convert price changes into real (inflation-corrected) terms. We used it to keep the story honest because nominal gains can look bigger than real gains. |
| European Central Bank (ECB) Exchange Rates | The central bank reference for euro foreign exchange rates used across finance and reporting. | We used it to convert all euro figures into US dollars consistently at €1 = $1.18. We kept the same rate across the whole article to reduce cognitive load. |
| SeLoger PACA Regional Price Page | One of France's largest real estate portals with a long-running price index and transparent price presentation. | We used it to estimate current price per square meter at regional and city level in PACA. We also used it to build realistic 80% range bands. |
| SeLoger Nice - Cimiez Neighborhood Page | Provides consistent average, low, and high price bands at neighborhood level using the same framework. | We used it to populate the neighborhood comparison table. We used the low and high figures as a practical proxy for typical range in Cimiez. |
| SeLoger Nice - L'Ariane Neighborhood Page | Shows entry-level pricing in Nice's more affordable districts with the same methodology. | We used it to identify realistic entry-level prices in Nice. We referenced it for our budget examples at the $100,000 level. |
| SeLoger Cannes - La Californie Neighborhood Page | Documents ultra-premium pricing in one of the South of France's most exclusive neighborhoods. | We used it to show the high end of the market in the neighborhood table. We referenced it for luxury price examples. |
| SeLoger Nice - Carré d'Or Neighborhood Page | Covers one of Nice's most sought-after central neighborhoods popular with expats. | We used it to highlight expat-friendly areas and their premium pricing. We included it in our neighborhood comparison table. |
| SeLoger Marseille City Page | Provides city-wide average prices for France's second-largest city with wide price spreads. | We used it to show more affordable alternatives to Nice and Cannes. We referenced Marseille pricing in our budget examples. |
| SeLoger Aix-en-Provence City Page | Covers the popular lifestyle city near Marseille known for family-friendly living. | We used it to include Aix in our neighborhood comparison table. We referenced it for the $1,000,000 budget example. |
| SeLoger Montpellier - Antigone Neighborhood Page | Documents pricing in Montpellier's popular planned district in the Occitanie region. | We used it to represent Occitanie pricing in our neighborhood table. We referenced it for mid-budget examples. |
| SeLoger Toulouse City Page | Provides pricing data for France's fourth-largest city in the South. | We used it to show inland alternatives to coastal cities. We referenced Toulouse in our budget examples. |
| SeLoger Toulouse - Carmes Area Page | Covers Toulouse's premium central neighborhood with higher prices. | We used it to include Toulouse's premium area in our neighborhood table. We showed how even inland cities have price variation. |
| SeLoger Cannes - Croix des Gardes Page | Documents pricing in Cannes' green upscale neighborhood as an alternative to La Californie. | We used it to show range within Cannes itself. We included it in our neighborhood comparison table. |
| SeLoger Marseille - Avenue du Prado Page | Shows pricing for Marseille's more central and commute-friendly area. | We used it to represent Marseille's mid-range option in our neighborhood table. We highlighted it as a commuter-friendly choice. |
| SeLoger Toulon - Mourillon-Centre Page | Provides pricing for Toulon's popular seaside neighborhood. | We used it to include a more affordable coastal alternative in our table. We showed Toulon as a seaside option outside Nice and Cannes. |
| SeLoger Nice City Page | Provides overall city-wide pricing context for Nice. | We used it for general Nice pricing references. We cross-checked neighborhood data against city averages. |
| SeLoger Alpes-de-Haute-Provence Page | Shows pricing for inland Provence areas away from the coast. | We used it to reference more affordable inland options in the South. We mentioned it for budget examples under $100,000. |
| Meilleurs Agents - Montpellier Port Marianne | Another major French real estate data provider offering complementary price estimates. | We used it to cross-reference SeLoger data for Montpellier's Port Marianne district. We included it in our neighborhood table. |
| Banque de France Credit Statistics | The French central bank publishing official credit and mortgage rate data. | We used it to explain why demand improved after the 2023-2024 slowdown. We cited easing mortgage rates as a key driver of market stabilization. |
| Service-Public Notary Fee Calculator | The official French administrative information site for public services. | We used it to support our section on purchase costs and notary fees. We referenced it to keep the extra costs discussion grounded in official guidance. |
| French Ministry of Economy - Frais de Notaire Guide | Official ministry explainer matching how costs are handled in real transactions. | We used it to explain what is inside "frais de notaire" and why they differ between old versus new builds. We justified our typical percentage ranges with this source. |
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