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
What do the latest numbers reveal about the real estate market in the South of France? 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 the South of France, 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.
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1) Residential properties in the South of France currently offer an average rental yield of about 4.5%
In the South of France, the average rental yield for residential properties is about 4.5%.
Back in 2023 and 2024, rental yields were generally higher, often ranging from 7-10% annually. These numbers varied depending on factors like location, property type, and amenities such as private pools or outdoor spaces.
Take a 1-bedroom property without outdoor space, for example. During the high season, it could bring in €350-400 per week in rental income. In the off-season, the income might drop to around €500 per month plus bills.
If you bought such a property for about €60,000, with annual maintenance costs and taxes around €1,500, you'd be looking at a net rental yield of roughly 4%.
These figures highlight how the rental market in the South of France can fluctuate based on various factors, making it essential to consider all aspects before investing.
Source: Long Term Rentals in France
2) In 2025, the average renovation cost for a property in the South of France is €50,000
In 2025, renovating a property in the South of France will cost around €50,000 on average.
Typically, renovation costs in France range from €20,000 to €60,000, with €40,000 being the average. This gives you a sense of what to expect when planning your budget. However, the South of France is a bit different.
Because of its popularity and stunning landscapes, the South of France often sees higher renovation costs. The demand for properties in this region pushes prices up, making it a unique market compared to other parts of the country.
When considering a renovation, it's crucial to factor in these regional differences. Location significantly impacts renovation expenses, especially in sought-after areas like the South of France.
Understanding these dynamics can help you plan better. Being aware of the average costs and regional variations ensures you're prepared for the financial commitment involved in renovating a property here.
So, if you're eyeing a charming villa or a quaint cottage in the South, remember that the allure of the region comes with its own set of financial considerations.
Sources: Wise, Effy, Hello Watt
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.
3) Property prices in urban areas of the South of France rose by 6% in 2025
The South of France is experiencing a 6% rise in urban property prices in 2025.
One major factor is the stabilization of interest rates, which are holding steady at around 3.5%. This stability makes it easier for people to secure mortgages, leading to more buyers entering the market and naturally pushing prices up.
Moreover, the broader French property market is recovering from a slump. Over the past couple of years, prices and transactions had dropped, but now, with increased buyer confidence and rising disposable incomes, the market is bouncing back.
In urban areas, this trend is particularly noticeable. The demand for properties in cities like Nice and Marseille is growing, driven by people seeking vibrant city life and the amenities these areas offer.
Additionally, the South of France remains a popular destination for both locals and international buyers. The region's appeal as a lifestyle destination continues to attract interest, further fueling the property market.
As a result, the combination of stable interest rates, recovering market conditions, and the region's enduring appeal is contributing to the ongoing increase in property prices in urban areas.
Sources: My Sweet Immo, Mon Immeuble, Le Figaro Immobilier
4) In 2025, the average price per square meter in Nice is about €5,000
In 2025, the average price per square meter in Nice is approximately €5,000.
Back in 2023, Nice Presse highlighted that the average price per square meter was €5,029, showing a 7.3% rise from the previous year. This gives us a clear picture of the upward trend in Nice's property market. By January 2025, Capital.fr reported the average price was around €5,002, reflecting a 1.2% increase over the past year and a notable 7.2% rise over three years.
Lokimo, a real estate data analytics startup, shared that the median sale price in January 2025 was €5,714 per square meter. While this is slightly higher, it still fits within the general price range in Nice, supporting the average of around €5,000.
These figures are shaped by various factors, including demand, supply, and the overall economic conditions. The consistent rise in prices indicates a strong demand for property in Nice, driven by its appeal as a desirable location.
Understanding these trends is crucial for potential buyers, as it highlights the importance of timing and market conditions when investing in property. The data from 2023 and 2025 provides a solid foundation for predicting future price movements.
For anyone considering buying property in Nice, these statistics offer valuable insights into the market's trajectory, helping to make informed decisions.
Sources: Capital.fr, Nice Presse
5) The average property tax in the South of France is €1,500 annually in 2025
The average property tax in the South of France is €1,500 per year in 2025.
This figure is largely influenced by the "Taxe Foncière," a local property tax based on the property's notional rental value. Homeowners in France receive notices from their local tax office, and the amount can vary significantly by region. For example, Nice experienced a 35.3% increase in the tax rate in 2024, while Sommières in the Gard region saw a 45% hike. These regional differences can greatly affect the average property tax you might expect to pay.
Another factor to consider is the annual revaluation of the tax base, which is adjusted for inflation. For 2025, this revaluation rate is at least 1.7%, reflecting the inflation rate observed in November 2024. This means that property taxes are likely to see a slight increase each year, contributing to the average amount.
Regional variations are significant. In some areas, the tax rate has surged, impacting the overall average. For instance, Nice and Sommières have seen substantial increases, which can make a big difference in what you might pay depending on where you buy.
Understanding these factors can help you anticipate the costs associated with owning property in the South of France. The combination of the "Taxe Foncière," regional variations, and annual revaluation all play a part in determining the average property tax.
Sources: Marie France, France 3 Régions, Chase Buchanan, Sud Ouest
Don't buy the wrong property, in the wrong area of the South of France
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6) Property maintenance in the South of France averages €3,000 annually in 2025
In 2025, the average cost of property maintenance in the South of France is €3,000 per year.
Back in 2017, a report from Le Figaro showed that maintaining rural properties in France typically cost between €2,000 and €3,000 annually. This range depended on factors like the size of the property and the services chosen. Over the years, inflation and rising service costs have likely nudged these figures upward.
For instance, pool maintenance alone can set you back between €2,000 and €3,000 each year. Add gardening and other upkeep, and you could easily spend around €5,000 annually. So, if you're planning a comprehensive maintenance plan, hitting the €3,000 mark is quite feasible.
Regional differences do exist. Take Grasse, a charming town in the South of France, where property maintenance costs can vary. However, the overall trend in real estate and related expenses suggests that €3,000 is a reasonable average for this region.
These costs are not just numbers; they reflect the reality of owning a property in such a picturesque area. The combination of essential services and the allure of the South of France makes €3,000 a realistic expectation for annual upkeep.
Whether you're drawn to the lavender fields or the Mediterranean coast, understanding these costs is crucial. It helps you plan better and ensures that your dream property remains a joy rather than a burden.
Sources: Les Echos, Home Hunts
7) Property prices in the South of France are expected to rise by at least 3% in 2025 compared to 2024
In 2025, property prices in the South of France are expected to increase by at least 3% compared to 2024.
This rise is part of a broader trend, with the French real estate market predicted to see a 2% increase in property prices nationwide. The driving forces behind this are a decrease in interest rates and a boost in disposable income, making it a great time for buying property.
The South of France, a favorite among both local and international buyers, is likely to mirror this national trend. With interest rates potentially dropping from 3.5% to 3% by summer 2025, borrowing becomes cheaper, which could lead to more people buying homes and pushing prices up.
Regions with strong economic and demographic growth are expected to see a surge in demand. The French real estate market's reputation for stability and growth potential makes it attractive to investors, which could further elevate property prices in the South of France.
As disposable income rises, more people are likely to enter the market, especially in areas with promising economic prospects. This increased demand, coupled with the allure of the South of France, suggests a positive outlook for property values.
Investors are drawn to the French market for its stability, and this interest is likely to contribute to the upward trend in property prices, particularly in sought-after regions like the South of France.
Sources: Mon Immeuble, Pierre de Nantes, Wise
8) Properties in the South of France now stay on the market for an average of 90 days
The average time a property stays on the market in the South of France is now 90 days.
In recent years, several factors have influenced this trend. Back in 2023 and 2024, selling a property in France typically took between 90 and 100 days, though this varied by city. For example, in the 11 largest cities, the average was 77 days as of March 2024. Yet, cities like Montpellier matched the South of France's current average of 90 days, highlighting regional influences.
High property prices and decreased purchasing power, especially in areas like Provence-Alpes-Côte d'Azur, are key contributors to this 90-day average. These regional factors are significant, as they directly impact how long properties linger on the market.
Market dynamics, such as rising interest rates, have also played a crucial role. These changes have made the market more challenging, resulting in longer sales periods. For instance, in Marseille, the average time to sell a property increased from 73 days in January 2024 to 78 days in January 2025.
These combined factors help explain why properties in the South of France now average 90 days on the market. The increase in interest rates, in particular, has made it tougher for buyers, extending the time properties remain unsold.
Understanding these dynamics is essential for anyone considering buying property in the region. The current market conditions reflect a blend of economic and regional influences that potential buyers should be aware of.
Sources: SeLoger, Journal de l'Agence, MySweetImmo
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
9) Demand for countryside properties in the South of France has risen by 5% in 2025
The South of France has seen a 5% rise in demand for countryside properties in 2025.
This surge is part of a larger trend where people are increasingly drawn to rural and suburban areas. After the pandemic, many buyers crave more space and tranquility, making these regions more appealing. Areas like Bretagne, Dordogne, and Normandie are catching the eye of potential buyers due to their affordability and stunning landscapes.
The desire for quieter, greener locations is particularly strong among retirees, second-home buyers, and remote workers. These groups are looking for places that offer peace and a slower pace of life. The South of France, along with regions like Bretagne and Provence, is becoming a hotspot for those seeking such environments.
While the exact 5% increase isn't always highlighted, the overall trend clearly shows a growing interest in these areas. Buyers are attracted to the charm and serenity that these regions offer. The picturesque settings and the promise of a more relaxed lifestyle are significant draws.
In particular, the South of France stands out for its unique blend of natural beauty and cultural richness. This makes it a prime choice for those wanting to escape the hustle and bustle of city life. The trend is evident as more people prioritize quality of life over urban conveniences.
As the demand continues to grow, these regions are likely to see further development and investment. The shift towards countryside living is reshaping the real estate landscape, offering new opportunities for buyers and investors alike.
Sources: FrenchEntree, Varso Invest
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.