A manor house for sale in Alpes-Maritimes locally means a Grasse-district bastide or a hillside master's house rather than a timber-framed residence: the term itself is rare in this Mediterranean territory and it is worth saying so plainly. These large residences are split between a heavily built-up coastline and an inland landscape of steep valleys where olive groves still dominate. Built of limestone and covered with Roman tiles, they often keep terraced restanque gardens. Browse the manor houses for sale listed by the department's private owners, agencies and notaries.
This page brings together real price benchmarks for these Riviera residences, the areas where they still survive in number, what sets their architecture apart and the checks specific to hillside buildings under a contrasted climate. Coastal scarcity pushes most large rural estates inland, so comparing a hilltop bastide with a coastal villa on price alone rarely gives a fair picture of what is on offer. To prepare for the purchase of a character property as a whole, read our guide to buying prestige property in France.
DVF land registry data does not identify manor houses as such: the benchmarks below cover sales of houses over 300 m² of living space on 0.05 to 10 ha, above €1,000/m², tracked by our observatory. They frame the market for large residences without describing it entirely: an estate with 30 ha of parkland or a listed monument sold with its farmland falls outside this scope.
In Alpes-Maritimes, 395 sales were recorded from 2021 to 2025, with a median price of €3,050,000, a floor/ceiling range (P10–P90) of €1,400,000 to €5,880,000 and a median of €8,232/m² of living space, for an average of 385 m² of living space and 7,427 m² of land. Across the Provence-Alpes-Côte d'Azur region, the 2025 median stands at €2,520,000 (151 sales), against €822,000 in France in 2025 (981 sales).
| Scope | Sales | Median price | Floor – ceiling (P10–P90) | €/m² living space (median) |
|---|---|---|---|---|
| Alpes-Maritimes (2021-2025) | 395 | €3,050,000 | €1,400,000 – €5,880,000 | 8,232 |
| Provence-Alpes-Côte d'Azur (2025) | 151 | €2,520,000 | €1,002,000 – €5,800,000 | 6,914 |
| 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.
The Grasse-district bastide, which stands in for a manor house in this department, is built in local limestone, with facades rendered in ochre or pink tones, solid painted shutters and shallow roofs of Roman tiles. The oldest residences show a compact plan around a central staircase, vaulted ground-floor rooms once used for storing olive oil, and narrow openings turned inward for shelter from the wind. In the Nice hinterland, a handful of fortified houses retain a corner tower or a boundary wall inherited from unsettled times.
Terraced restanque platforms planted with century-old olive trees almost always surround these properties, along with a stone basin, an olive mill sometimes still working, and sheepfolds converted into habitable outbuildings. Many estates kept an olive-growing activity until the mid-twentieth century, leaving sturdy but plain outbuildings. Recent restorations favour lime renders, joinery in local timber and the repair of dry-stone retaining walls.
The Grasse district, around Mouans-Sartoux, Valbonne and Opio, holds a significant share of the department's large residences, amid hills once given over to perfume-flower growing. The middle Nice hinterland, from Vence to Saint-Jeannet and Gattières, offers bastides with a view over the bay, while the more remote hinterland, in the Loup, Vésubie and Tinée valleys, offers more secluded gentry houses at the gateway to the Mercantour national park. On the Côte d'Azur itself, scarce land severely limits the supply of large rural estates.
The stations at Nice, Cannes and Antibes are served by TGV from Paris, and Nice-Côte d'Azur airport provides a direct international link; the A8 motorway serves the entire coastline. The most sought-after areas remain the Grasse district and the middle Nice hinterland, while the Mercantour valleys and the Tinée hinterland stay more accessible for a bastide of comparable size.
Part of the coastline and its near hinterland falls under the Loi Littoral and a ground-movement prevention plan, owing to steep slopes and sometimes unstable soils; in the Mercantour valleys, flash-flood risk should be checked before any purchase. Near listed or registered bastides in the Grasse district, exterior works require the approval of the Architecte des Bâtiments de France, and mandatory vegetation clearing applies in wildfire-exposed zones.
On the technical side, have the restanque walls inspected, since their upkeep governs ground stability, check the private drainage system common outside the villages, and the condition of irrigation channels that once fed citrus orchards. Access by a narrow mountain road or a jointly owned track should be confirmed, as should the exact status of any old water right attached to the property.
Manor house and bastide listings in Alpes-Maritimes are placed by private owners, agencies specialising in character properties and notaries from the coast and the hinterland; filter them by price, living space, land, outbuildings and view, and set an e-mail alert to track new listings as soon as they appear on the market, whether in the hills or closer to the coast. To compare with Var, Bouches-du-Rhône or Alpes-de-Haute-Provence, browse the manor houses for sale in Provence-Alpes-Côte d'Azur.
