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Buying and living in Provence-Côte d'Azur part of Provence - Alps - Côte d'Azur

Could there be any better place to own property than the south of France? The Mediterranean climate has to be amongst the best in the world, and as for the scenery! Welcome to French Riviera


Provence Alps Cote d’Azur (PACA) is a region of contrasts. Of course, we all know the glamorous resorts as home to the rich and famous - St Tropez, Cannes and Antibes are just three of the beautiful resorts that line the coast. But, a little inland, you will find some of the most spectacular scenery in France (try Les Gorges du Verdon as a taster). You will also find that buying property in PACA is eminently possible, no matter your budget. There are bargains to be had across the region, from a rural farmhouse in the hills, to a city centre apartment in bustling Nice or Avignon. As the famous quote goes “I don’t want to be a millionaire, just to live like one” .

You can expect to enjoy year-round sunshine, and some of the finest bars and restaurants in Europe – can there be anything more pleasant than watching the sun set over the Mediterranean, whilst enjoying your aperitif? You will find that PACA is easy to get to, no matter where in the world you live. No wonder that property here attracts international buyers, as well as those from across France.

Transport and Access

There are provincial airports throughout PACA, but the two main airports are in Nice and Marseille. Nice Cote d’Azur airport has direct flights to 31 countries, on five continents, and welcomes 6.5m passengers a year, many of whom fly in privately. It has a dedicated “business aviation” terminal, with its own customs control and luxury shops. You can also use the helicopter terminal, with a seven-minute transfer time to Monaco. Meanwhile, the Aéroport Marseille Provence has direct flights to around 120 destinations, from Addis-Abeba to Zurich. It offers easy access to the major towns and villages of Provence, as well as major hubs such as Toulon, Aix-en-Provence, and Avignon.

Reaching PACA by train is also easy. There are ten TGV stops with a journey time from Paris of just 2hrs 45 minutes to Avignon, and around 5hrs, 40 minutes to Nice. Of course, the SNCF network also covers the region, and the local trains traverse some spectacular scenery.

By car, the A8 motorway runs east-west across the region, following the line of the Mediterranean. The A7 heads due north from Marseille, up to Lyon, passing through Avignon, Montelimar and Valence.

The market

For an in-depth analysis, read our latest Provence Alps Cote d’Azur (PACA) market comment (below), which includes average prices in all the major towns and cities.

It should be no surprise that property in PACA attracts buyers from all over the world, it also has an incredibly strong domestic demand. This makes it an attractive investment proposition, with a high chance of long-term capital growth. The fact that this region is so popular with tourists, year-round, also means that many buyers offer seasonal holiday rentals when they are not using their properties. This helps cover the annual running costs of the property, and often more.

Since Covid, demand for property in PACA has outstripped supply – there have simply not been enough new properties coming onto the market. This balance is beginning to shift, which is particularly good news for overseas buyers as they will have more choice. Prices have been rising steadily in all six departments within PACA. In the last 12 months they have risen between 4.5% (Bouches du Rhone) and 9.9% (Vaucluse). Of course, you will pay a premium to be on the coast, or to be in, or near, one of the major cities such as Nice, Aix-en-Provence, Avignon, and Arles.

Free PDF to read and download

Where else to start other than driving along the Corniche .

Whilst on the coast here it would be almost impossible not to fall in love with any of the villages on the Gulf of St Tropez, the designer boutiques in Cannes or perhaps even “Billionaires Bay beach” on the Cap d’Antibes. Nice is a superb city, and the airport is literally at one end of the famous “Promenade des Anglais” , further down you will find the famous 5* Hotel Negresco with its period furniture and Baccarat chandelier. Try the Negresco beach club restaurant if you are looking to impress.

Away from the coast, the Gorges de Verdon is the biggest canyon in Europe. The river Verdon was named for its turquoise-green colour and the view from the clifftops, down into the canyon is simply incredible. The limestone walls of the canyon attract rock climbers, and the gorge is very popular for kayaking. There are literally hundreds of beautiful inland towns and villages too. Amongst our favourites is Gordes, in the Luberon Regional Nature Park. Home to many famous painters the cobbled streets wend their way uphill to the picturesque chateau. Other favourites include “les plus beaux villages” such as Roussillon, Ménerbes, Lourmarin, Ansouis, Venasque and Séguret – just make sure you visit during lavender season .

The ski resorts of PACA, like Serre Chevalier-Briancon don’t get talked about enough.

Finally, we think you will fall in love with Avignon and the surrounding villages. Make sure you visit Pope’s Palace (and particularly the gardens) and for a view to die for, try the 14th century Fort Saint-André, it has a 360-degree panoramic view, which includes Mont Ventoux.

Mediterranean_sea centenary_olive_tree calanques Mediterranean_mountain mimosa palais_des_papes
Provence-Côte d'Azur region map palais_des_papes
  • sunshine hours
  • Average Sunshine


    • The Mediterranean sunshine, that lights up the region throughout the year.
    • World class bars, restaurants, and boutiques, mix with the rich and famous.
    • All types of property to suit every budget – from rural farmhouses to villas with a view.
    • The mix of French and International buyers means that demand for property is constant.
    • How about skiing in any of the 46 ski resorts. This truly is a region with everything you could want.

    Over 600 properties and 43 multilingual local agents
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    Provence-Côte d'Azur city map

    Provence-Côte d'Azur
    Departments and Major Cities

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    • € / m² € per m² FNAIM source - non contractual
    Bouches-du-Rhône (13)
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    Marseille - Aix-en-Provence - Arles

    €4515 per m2
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    Alpes-Maritimes (06)
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    Nice - Cannes - Antibes - Grasse

    €5667 per m2
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    Var (83)
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    Toulon - Draguignan - Bandol - Le Lavandou - Sainte Maxime... - Saint-Tropez

    €4712 per m2
    View Var properties for sale

    Alpes-de-Haute-Provence (04)
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    Digne-les-Bains - Barcelonnette - Forcalquier

    €2599 per m2
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    Hautes-Alpes (05)
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    Gap - Briançon

    €2925 per m2
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    Vaucluse (84)
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    Avignon - Carpentras - Apt - Orange

    €3129 per m2
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    Some typical properties

    Focus on some typical types of properties of the Region

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    Provence-Côte d'Azur :

    ... Still not had enough, then go explore the Roman ruins in Arles. The regions cuisine is as rich and diverse as the landscape. Try the local bouillabaisse with a local Provencal wine, or even a glass of pastis. From the snow-capped peaks of the Alpes-de-Haute-Provence to the azure waters of the Med you are in for a visual feast.

    Provence-Alpes-Côte d'Azur, often abbreviated as PACA, is a region in the southeastern part of France. It is known for its picturesque landscapes, beautiful coastlines, and vibrant culture. The region is composed of six departments, each with its unique charm and identity. PACA is a popular destination for tourists who come to enjoy the Mediterranean climate, historical monuments, and stunning scenery.

    The region is bordered by the Mediterranean Sea to the south and the Alps to the north. The coastline is famous for its sparkling blue waters, sandy beaches, and charming fishing villages. Some of the most popular coastal destinations in the region include Cannes, Saint-Tropez, and Nice. The beaches here are perfect for sunbathing, swimming, and water sports, and the coastal towns are packed with restaurants, cafes, and bars, offering visitors a wide range of dining and entertainment options.

    PACA's inland region is equally as beautiful and offers a more rural and relaxed atmosphere. The region is filled with picturesque towns, rolling hills, and lavender fields that are in bloom in the summer months. The Luberon Regional Park, located in the Vaucluse department, is a popular destination for visitors who come to enjoy the scenic countryside and to hike or bike the many trails.

    One of the most significant cultural attractions in the region is the city of Avignon, located in the Vaucluse department. The city is home to the Palais des Papes, a UNESCO World Heritage Site and the largest gothic palace in Europe. The Avignon Festival, held annually in July, is also a popular event that attracts visitors from all over the world. The festival showcases theatre, dance, and music performances.

    The region is also renowned for its wine production, particularly in the Rhone Valley and the Var department. The vineyards here produce some of the most prestigious wines in the world, including Châteauneuf-du-Pape and Côtes de Provence. Wine enthusiasts can take a tour of the vineyards and sample the local wines.

    The region's cuisine is another highlight, with a strong emphasis on seafood, olive oil, and fresh produce. The famous Provençal dish, bouillabaisse, is a must-try when visiting the region. This fish stew is made with a variety of fish, shellfish, and vegetables and is typically served with rouille and bread.

    In terms of transportation, the region has several international airports, including Nice Côte d'Azur Airport and Marseille Provence Airport. The region is also served by a high-speed train network, making it easy to travel between towns and cities.

    In conclusion, Provence-Alpes-Côte d'Azur is a beautiful and diverse region that offers something for everyone. From its stunning coastlines and charming towns to its rich culture, history, and cuisine, the region is an ideal destination for those looking to experience the best that France has to offer.

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