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This article explains the current housing prices in the South of France in 2026, using the latest residential property data we could verify.
We define the South of France as Provence-Alpes-Côte d’Azur, Occitanie, and Corsica, because these three regions cover most of the Mediterranean residential market.
We constantly update this blog post so buyers can follow fresh property prices in the South of France without having to read dozens of sources.
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 average housing price in the South of France in 2026 is around €345,000, but the median is closer to €255,000 because luxury coastal homes pull the average upward.
- Most residential properties in the South of France in 2026 fall between €120,000 and €900,000, which shows how wide the market is.
- Occitanie remains the main affordability zone in the South of France, especially in Perpignan, Béziers, Carcassonne, Nîmes, and inland villages.
- Provence-Alpes-Côte d’Azur is still the most expensive mainland region, with Riviera apartments often trading far above the South of France average.
- Corsica is a separate market inside the South of France, because limited land and strong coastal demand keep prices high.
- Listed prices in the South of France are usually 5% to 7% above final sale prices, but prime Riviera homes often have smaller discounts.
- The median price per square meter in the South of France in 2026 is about €3,250, or roughly $3,761 at the June 2026 exchange rate.
- New homes in the South of France are usually 15% to 25% more expensive per square meter than similar existing homes.
- Buying costs in France matter a lot, because an existing home in the South of France can cost 10% to 35% more after taxes, fees, and renovation.
What is the average housing price in the South of France in 2026?
The median housing price in the South of France is usually more useful than the average, because the average is pushed up by expensive villas in Cannes, Antibes, Saint-Tropez, Porto-Vecchio, and other prime coastal areas.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in the South of France in 2026 is about €255,000, which is about $295,000 and also €255,000.
The average housing price in the South of France in 2026 is about €345,000, which is about $399,000 and also €345,000.
For about 80% of residential properties in the South of France in 2026, a realistic price range is €120,000 to €900,000, or about $139,000 to $1,042,000.
A realistic entry range in the South of France in 2026 is €90,000 to €180,000, or about $104,000 to $208,000, which can buy a small existing studio or one-bedroom apartment in Perpignan, Carcassonne, Béziers, or some northern districts of Marseille.
A typical luxury property in the South of France in 2026 usually starts around €1,200,000 and can go above €5,000,000, or about $1,389,000 to $5,787,000+, for a renovated villa with a pool in Antibes, Cannes, Cap d’Antibes, Villefranche-sur-Mer, Porto-Vecchio, or Bonifacio.
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, final sale prices are usually about 5% to 7% lower than listing prices.
The gap is smaller, often around 2% to 4%, for scarce sea-view homes on the Riviera, in Corsica, or in the best parts of Provence.
The gap can rise to 8% to 12% or more for overpriced rural homes, energy-inefficient homes, renovation-heavy properties, and homes in weaker inland markets.
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What is the price per sq m or per sq ft for properties in the South of France in 2026?
As of 2026, the median housing price in the South of France is about €3,250 per square meter, or about $3,761 per square meter, which equals about €302 per square foot, or about $349 per square foot.
The average housing price in the South of France in 2026 is about €3,650 per square meter, or about $4,224 per square meter, which equals about €339 per square foot, or about $393 per square foot.
The highest prices per square meter in the South of France are found in sea-view apartments, Riviera villas, and Corsican coastal villas, while the lowest prices are found in older inland houses and renovation-heavy homes, because coastal land is scarce and inland buyer demand is weaker.
The highest price per square meter in the South of France in 2026 is usually in Cap d’Antibes, Cannes Croisette, Saint-Tropez, Villefranche-sur-Mer, Èze, Bonifacio, and Porto-Vecchio, where prime homes can reach €8,000 to €18,000+ per square meter.
The lowest range is usually in Carcassonne, working-class parts of Perpignan, Béziers, inland Aude, Ariège, and parts of northern Marseille, where many homes sit around €1,300 to €2,400 per square meter.
How have property prices evolved in the South of France?
Compared with one year ago, property prices in the South of France in 2026 are roughly 1% higher in nominal terms.
This is a small rise, because mortgage affordability has improved a little, but buyers are still careful and many older homes remain negotiable.
Compared with two years ago, property prices in the South of France in 2026 are broadly stable to slightly higher, depending on the area.
The best coastal markets, especially the Riviera and Corsica, have held up better than inland Occitanie because supply is limited and second-home demand is stronger.
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 South of France.
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How do prices vary by housing type in the South of France in 2026?
In the South of France in 2026, apartments make up about 48% of the market, townhouses and village houses about 15%, detached houses about 20%, villas with gardens or pools about 9%, rural houses about 5%, and luxury villas or prestige apartments about 3%, because cities and coastal towns are apartment-heavy while inland areas have more houses.
Apartments in the South of France in 2026 average around €255,000, or about $295,000, while townhouses and village houses are closer to €285,000, or about $330,000.
Detached houses average around €390,000, or about $451,000, while villas with gardens or pools often sit around €750,000, or about $868,000.
Rural houses average around €260,000, or about $301,000, while luxury villas and prestige apartments usually start around €1,800,000, or about $2,083,000.
If you want to know more, you should read our dedicated analyses:
- 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 do property prices compare between existing and new homes in the South of France in 2026?
In the South of France in 2026, new homes usually cost about 15% to 25% more per square meter than similar existing homes.
This premium exists because new homes are more energy efficient, have modern layouts, include warranties, and are rare in the best coastal and city locations.
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How do property prices vary by neighborhood in the South of France in 2026?
In the Nice, Villefranche, and Antibes corridor, buyers mostly find apartments, sea-view flats, and villas, with typical prices from €520,000 to €1,500,000, or about $602,000 to $1,736,000.
This area is expensive because it has airport access, international schools, strong resale demand, and very limited coastal land.
In Aix-en-Provence, the Luberon, and the best Provence villages, buyers mostly find townhouses, stone houses, and villas, with typical prices from €500,000 to €1,400,000, or about $579,000 to $1,620,000.
This area is expensive because buyers pay for the Provençal lifestyle, TGV access, rental appeal, and a limited supply of beautiful older homes.
In Montpellier, Sète, and the Hérault coast, buyers mostly find apartments, family houses, and small villas, with typical prices from €250,000 to €700,000, or about $289,000 to $810,000.
This area is more affordable than the Riviera because the market is broader, but prices still rise near the sea and in newer popular districts.
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:
| Area | Market profile | Typical property price | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Nice, Mont Boron | Luxury and sea view | €650k to €2.5m, or $752k to $2.89m | €7,500 to €12,000, or $8,680 to $13,888 | €697 to €1,115, or $806 to $1,290 |
| Nice, Vernier and Libération edge | Urban value | €180k to €420k, or $208k to $486k | €4,300 to €5,200, or $4,977 to $6,018 | €400 to €483, or $462 to $559 |
| Cannes, Croisette and Californie | Luxury second home | €750k to €3m+, or $868k to $3.47m+ | €8,000 to €14,000, or $9,258 to $16,202 | €743 to €1,301, or $860 to $1,505 |
| Antibes and Juan-les-Pins | International coastal | €350k to €1.5m, or $405k to $1.74m | €5,800 to €8,500, or $6,713 to $9,837 | €539 to €790, or $624 to $914 |
| Aix-en-Provence centre | Premium lifestyle | €400k to €1.2m, or $463k to $1.39m | €5,500 to €7,500, or $6,365 to $8,680 | €511 to €697, or $591 to $806 |
| Marseille, Prado and 8th district | Family and upscale | €320k to €950k, or $370k to $1.10m | €4,500 to €6,500, or $5,208 to $7,522 | €418 to €604, or $484 to $699 |
| Marseille northern districts | Entry and yield | €80k to €230k, or $93k to $266k | €1,600 to €2,800, or $1,852 to $3,240 | €149 to €260, or $172 to $301 |
| Montpellier, Port Marianne | Newer and popular | €280k to €700k, or $324k to $810k | €4,200 to €5,300, or $4,861 to $6,134 | €390 to €492, or $452 to $570 |
| Montpellier, Celleneuve | Affordable urban | €130k to €320k, or $150k to $370k | €2,300 to €3,100, or $2,662 to $3,588 | €214 to €288, or $247 to $333 |
| Sète centre and Corniche | Coastal value | €230k to €750k, or $266k to $868k | €3,700 to €5,800, or $4,282 to $6,713 | €344 to €539, or $398 to $624 |
| Perpignan centre and station edge | Entry budget | €80k to €250k, or $93k to $289k | €1,500 to €2,300, or $1,736 to $2,662 | €139 to €214, or $161 to $247 |
| Ajaccio and Sanguinaires edge | Island coastal | €300k to €1.2m, or $347k to $1.39m | €4,500 to €6,500, or $5,208 to $7,522 | €418 to €604, or $484 to $699 |
How much more do you pay for properties in the South of France when you include renovation work, taxes, and fees?
In the South of France in 2026, buyers should usually add 10% to 35% or more to the purchase price once acquisition costs, renovation, moving, and setup expenses are included.
For a property bought around $200,000, which is about €173,000, a light refresh and acquisition costs can add around €20,000 to €35,000, or about $23,000 to $41,000.
This means the total cost can land around €193,000 to €208,000, or about $223,000 to $241,000.
For a property bought around $500,000, which is about €432,000, moderate renovation and buying costs can add around €75,000 to €120,000, or about $87,000 to $139,000.
This means the total cost can land around €507,000 to €552,000, or about $587,000 to $639,000.
For a property bought around $1,000,000, which is about €864,000, taxes, upgrades, garden works, energy improvements, or pool work can add around €150,000 to €250,000, or about $174,000 to $289,000.
This means the total cost can land around €1,014,000 to €1,114,000, or about $1,174,000 to $1,289,000.
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 South of France
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Acquisition costs on existing property | Taxes and notary costs | Expect about 7% to 8.5% of the purchase price. On a €300,000 home, that is roughly €21,000 to €25,500, or about $24,000 to $30,000. Most of this is tax, not the notary’s personal fee. |
| Acquisition costs on new-build property | Reduced transfer costs | Expect about 2% to 3.5% of the purchase price. On a €300,000 new home, that is roughly €6,000 to €10,500, or about $7,000 to $12,000. VAT is usually already included in the displayed new-build price. |
| Agency fee | Transaction cost | Expect around 3% to 6% of the property price. In many French listings, this fee is already included in the displayed price. Still, the fee affects the negotiation and the final economics of the sale. |
| Light renovation | Refresh work | Expect about €300 to €700 per square meter, or about $347 to $810 per square meter. This can cover paint, flooring, light kitchen updates, or a basic bathroom refresh. It suits homes that are livable but dated. |
| Moderate renovation | Renovation | Expect about €700 to €1,400 per square meter, or about $810 to $1,620 per square meter. This can include electrical work, plumbing, heating, kitchens, bathrooms, and better insulation. This is common in older homes in Provence and Occitanie. |
| Heavy renovation | Major works | Expect about €1,400 to €2,500+ per square meter, or about $1,620 to $2,893+ per square meter. This can include roofing, structure, full energy renovation, or major layout changes. Old village houses can quickly fall into this category. |
| Diagnostics, moving, furnishing, and setup | Practical costs | Expect about 1% to 5% of the purchase price. The final amount depends on furniture, moving distance, surveys, insurance, and utility setup. Foreign buyers should leave a buffer because small costs add up quickly. |
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, or about €86,000, there is not much market in the Riviera, Aix, Montpellier, or Corsica, but a buyer may find a 25 to 30 m² existing studio near Perpignan station, a 30 to 35 m² existing one-bedroom apartment in Carcassonne centre, or a 55 to 70 m² village house needing work in inland Aude or Ariège.
With $200,000, or about €173,000, a buyer may find a 40 to 50 m² existing one-bedroom apartment in Béziers centre, a 50 to 60 m² existing two-bedroom apartment in Perpignan or a non-prime part of Nîmes, or a 75 to 95 m² existing village house in inland Hérault, Aude, or Gard.
With $300,000, or about €259,000, a buyer may find a 60 to 70 m² existing two-bedroom apartment near Montpellier Celleneuve or Figuerolles, a 55 to 65 m² existing apartment in a mainstream Marseille district, or a 90 to 110 m² existing small house near Nîmes, Avignon, or Béziers.
With $500,000, or about €432,000, a buyer may find a 65 to 80 m² existing two-bedroom apartment in a non-prime central area of Nice, a 110 to 140 m² existing family house in the Montpellier suburbs or a good Nîmes area, or a 60 to 75 m² existing apartment near the coast in Sète, Toulon Mourillon, or Hyères.
With $1,000,000, or about €864,000, a buyer may find a 90 to 110 m² premium existing apartment in Nice Cimiez or near Carré d’Or, a 140 to 180 m² existing villa with a garden outside Aix-en-Provence or in the Var, or a 90 to 130 m² sea-adjacent apartment or small villa in Ajaccio, Antibes, Cannes, or prime Sète.
With $2,000,000, or about €1,728,000, there is a real luxury market in the South of France, including a 180 to 240 m² renovated villa with a pool in Antibes, Mougins, Valbonne, or Aix countryside, a 100 to 140 m² high-end apartment in Cannes, Nice Mont Boron, or Villefranche-sur-Mer, or a 150 to 220 m² coastal villa near Porto-Vecchio, Calvi, or Bonifacio.
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 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 we trust it | How we used it |
|---|---|---|
| INSEE and Notaires old housing price index | INSEE is France’s official statistics agency, and the Notaires use transaction-based housing data. | We used it to anchor the official direction of French resale prices in early 2026. We checked private market estimates against the Q1 2026 trend. |
| INSEE regional index for Provence-Alpes-Côte d’Azur | This is an official indexed price series for existing homes in one of the key South of France regions. | We used it to understand the one-year and long-term direction in PACA. We also used it to compare apartment and house behavior. |
| MeilleursAgents regional price map | MeilleursAgents is a widely used French housing price source with regional, city, and local estimates. | We used it for June 2026 price per square meter estimates. We treated it as a market-price layer and checked it against official trends. |
| MeilleursAgents Provence-Alpes-Côte d’Azur | It gives detailed June 2026 price estimates for the most expensive mainland southern region. | We used it to estimate prices in the Riviera, Provence, Marseille, Toulon, Aix, Cannes, Antibes, and the Var. We also used its trend figures as a market check. |
| MeilleursAgents Occitanie | It covers the larger and more affordable part of the South of France market. | We used it to estimate Toulouse, Montpellier, Nîmes, Perpignan, Béziers, Sète, and inland Occitanie. We used it to separate inland value markets from coastal and urban markets. |
| MeilleursAgents Corsica | It gives apartment and house estimates for Corsica, where island scarcity changes the market. | We used it to price Corsica separately from mainland France. We also used it to estimate Ajaccio, Bastia, Porto-Vecchio, Calvi, and Bonifacio. |
| MeilleursAgents Nice | It provides detailed local estimates for one of the most important Riviera markets. | We used it to cross-check Nice neighborhood ranges. We also used it as a guide for prime versus value areas on the Riviera. |
| Notaires de France acquisition costs | The Notaires are the official legal channel for French real estate transfers. | We used it to estimate buyer acquisition costs on existing homes. We separated taxes and transaction costs from the property price. |
| Service-Public and ANIL notary-fee calculator | Service-Public is the French government portal, and ANIL is the official housing information agency. | We used it to validate acquisition-cost ranges by property type and department. We used it to avoid relying only on private calculators. |
| Notaires de France VAT on property | This is an official notarial explanation of VAT rules for new property. | We used it to explain why new homes have different tax treatment. We also used it to explain why new-build acquisition fees are usually lower. |
| European Central Bank euro-dollar reference rate | The ECB is the official source for euro reference exchange rates. | We used the June 2026 EUR/USD rate of €1 = $1.1573. We converted all euro estimates into dollars with that rate. |
| INSEE economic dashboard and CPI | INSEE is the official source for French inflation data. | We used it to compare housing price changes with inflation. We used May 2026 inflation conditions as the latest available inflation anchor. |
| FNAIM housing market update | FNAIM is a major French real estate federation and tracks market activity closely. | We used it to understand the 2026 market mood. We also used it to explain why the recovery looks moderate rather than overheated. |
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