A maison de maître for sale in Provence-Alpes-Côte d'Azur is anything but uniform: an ochre-fronted bastide near Aix, a mas in the Alpilles, a notable's town house in the Vaucluse, a Belle Époque villa on the Riviera, a larch-and-stone residence in the Hautes-Alpes. The section goes beyond the maison de maître proper and gathers all the fine residences of the region, bastides, mas, villas, architect-designed houses, contemporary properties with views of the sea or the mountains, when the living space exceeds 300 m² or the price approaches a million euros and the property is not a chateau, a manor house or a historic monument. Browse the maisons de maître and fine residences for sale published by private owners, agencies and notaries, from the Luberon to the Riviera.
This page provides price benchmarks for the large Provençal and Alpine residences, the profile of the properties currently on the market, the buildings and areas department by department, and the local checks, from brush clearing to mountain rules. The guide to buying prestige property in France extends this reading with the purchase method.
Maisons de maître form the core of the segment tracked by our observatory: houses with more than 300 m² of living space on 0.05 to 10 ha, sold above €1,000 per m², recorded in the DVF database of the French tax administration. These benchmarks frame the market for large residences without describing it entirely: a small village bourgeois house or a chateau sold with 30 ha of parkland fall outside this scope.
In Provence-Alpes-Côte d'Azur, 151 sales were recorded in 2025, with a median price of €2,520,000, a floor/ceiling range (P10–P90) of €1,002,000 to €5,800,000 and a median of €6,914/m² of living space (average 380 m² of living space on 9,546 m² of land). Over five years (2021-2025), the regional median comes to €2,475,500 across 1,050 sales. Nationally, the 2025 median stands at €822,000 across 981 sales, with a ceiling (P90) of €3,100,000.
| Scope | Sales | Median price | Floor – ceiling (P10–P90) | €/m² living space (median) |
|---|---|---|---|---|
| Provence-Alpes-Côte d'Azur (2025) | 151 | €2,520,000 | €1,002,000 – €5,800,000 | 6,914 |
| Provence-Alpes-Côte d'Azur (2021-2025) | 1,050 | €2,475,500 | €994,400 – €5,324,000 | 6,623 |
| France (2025) | 981 | €822,000 | €428,000 – €3,100,000 | 2,308 |
The breakdown by stratum (coastal, rural tourist, ordinary rural) and the five-year trend are in our observatory of prestige property prices in France (in French). Before making an offer, work out purchase costs and borrowing capacity with our financial tools and calculators.
Source: DVF (DGFiP), transactions from 1 January 2021 to 31 December 2025, processed by ma-propriete.fr; prices rounded to the nearest €100.
As of 28 September 2026, the section lists 43 properties in Provence-Alpes-Côte d'Azur at a median asking price of €1,470,000 (average €2,343,451); 80% of properties are offered between €892,000 and €4,500,000, for a median living space of 346 m² on 1.8 hectare of land, or €4,796 per m² of living space. These are asking prices, before negotiation; they compare with the actual sale prices in the previous section, which are generally lower.
| Asking price | Listings | Share |
|---|---|---|
| under €500,000 | 1 | 2 % |
| €500,000 to €800,000 | 2 | 5 % |
| €800,000 to €1.2M | 10 | 23 % |
| €1.2M to €2M | 15 | 35 % |
| €2M to €5M | 11 | 26 % |
| over €5M | 4 | 9 % |
The departments with the most listings in Provence-Alpes-Côte d'Azur:
| Department | Listings | Median asking price |
|---|---|---|
| Bouches-du-Rhône (13) | 13 | €2,490,000 |
| Vaucluse (84) | 12 | €1,700,000 |
| Alpes-de-Haute-Provence (04) | 7 | €1,200,000 |
| Alpes-Maritimes (06) | 5 | €2,950,000 |
| Var (83) | 5 | €1,295,000 |
| Hautes-Alpes (05) | 1 | €899,000 |
Statistics calculated on the listings published in the section on 28 September 2026; they change daily with new listings and withdrawals.
The Provençal bastide, square, with a curved-tile roof and decorative eaves, painted shutters and an avenue of plane trees, dominates the market around Aix, the Luberon and the Var hinterland; the mas, lower and longer, stands in the Alpilles and the Camargue. The ochre stone of the Vaucluse, the pale limestone of the Bouches-du-Rhône and the grey stone of the Alpes-de-Haute-Provence make very different façades. On the Riviera, Belle Époque villas and contemporary properties with glass walls and wide terraces occupy the hills of Cannes, Antibes and Nice. In Barcelonnette, the villas built by emigrants who came back from Mexico form a group of their own.
Terraced olive groves, ponds, dovecotes, cabanons, infinity pools and pool houses mark the outdoor way of life; indoors, terracotta floors, fireplaces, stone staircases and ceiling height anchor the character of an old residence. In the Hautes-Alpes, larch, stone and roofs of stone slabs or zinc make up the mountain residences, often with thick walls that keep heat in through long winters and deep cellars used for storage.
Vaucluse (84) concentrates demand around the Luberon, Gordes, Ménerbes and Lourmarin, L'Isle-sur-la-Sorgue, Mont Ventoux and Vaison-la-Romaine. Bouches-du-Rhône (13) brings together the Aix country, the Alpilles with Saint-Rémy-de-Provence and Eygalières, Arles and the coast from Cassis to La Ciotat. Var (83) runs from green Provence, around Cotignac and Lorgues, to the gulf of Saint-Tropez and Hyères. Alpes-Maritimes (06) combines Nice, Cannes, Mougins, Vence, Grasse and the hills of the hinterland.
Further north, Alpes-de-Haute-Provence (04) offers the most accessible prices around Forcalquier, Manosque, Riez and Digne-les-Bains; Hautes-Alpes (05) centres on Gap, Embrun, Lake Serre-Ponçon and Briançon. Avignon, Aix-en-Provence, Marseille, Toulon, Les Arcs-Draguignan, Saint-Raphaël, Cannes, Antibes and Nice have a TGV station; Alpes-de-Haute-Provence and Hautes-Alpes do not, and the A51 motorway followed by local roads provide access. The sea frontage belongs to Bouches-du-Rhône, Var and Alpes-Maritimes; Vaucluse and the two Alpine departments have none.
The legal brush-clearing obligations, very strict in fire-exposed zones of the Var, Bouches-du-Rhône, Vaucluse and Alpes-Maritimes, fall on the buyer from the day of the deed. The Vaucluse and the Alpes-Maritimes are subject to flash floods; the southern Alps and the hinterland of Nice lie in zones of notable seismic activity. Curved-tile roofs, decorative eaves and lime renders need steady upkeep, and summer heat weakens old roof timbers.
On the coast, the Loi Littoral protects the areas near the shore, and the Architecte des Bâtiments de France supervises many sectors. At altitude, the Loi Montagne, avalanches and specific planning rules restrict alterations. For a contemporary villa, verify the permit for the pool, the extension and the retaining walls, then commission a full condition report before you bid. The terrace walls found on sloping plots call for a stability check, since rebuilding them quickly weighs on the works budget.
Private owners, agencies and notaries place their listings of maisons de maître and fine residences in Provence-Alpes-Côte d'Azur on ma-propriete.fr. Filter by department, budget, living space, land and pool, then create an e-mail alert to follow each new sale. To extend the search to other properties, look through the luxury properties for sale in Provence-Alpes-Côte d'Azur.
