A manor house for sale in Bouches-du-Rhône rarely carries that name on the ground: Provençal usage favours bastide, mas de maître or fortified farmhouse, and it is worth saying so honestly rather than forcing a term imported from northern France. The market nonetheless groups under this heading the large two-storey rural residences, flanked by outbuildings, found from the Aix district to the Alpilles and along the edges of the Étang de Berre. Built in limestone or ochre-rendered pebble walls and topped with curved Roman tiles, they often keep a dovecote, a stone-lined well and an avenue of plane trees leading to the gate. 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 large Provençal residences, the areas where they cluster, what sets their construction apart and the checks specific to a garrigue property exposed to wind and wildfire risk. To prepare for the purchase of a character property as a whole, read our guide to buying prestige property in France, useful before any viewing in the Aix district.
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 Bouches-du-Rhône, 184 sales were recorded from 2021 to 2025, with a median price of €2,254,500, a floor/ceiling range (P10–P90) of €1,097,500 to €4,000,000 and a median of €6,077/m² of living space, for an average of 381 m² of living space and 14,001 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) |
|---|---|---|---|---|
| Bouches-du-Rhône (2021-2025) | 184 | €2,254,500 | €1,097,500 – €4,000,000 | 6,077 |
| 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 Provençal bastide that stands in for the local manor house is recognised by its symmetrical facade, louvred shutters, shallow-pitched roof of curved tiles and walls of Alpilles limestone or rubble rendered with ochre-tinted lime. The plan is often square, with a central staircase serving a raised main floor, vaulted ground-floor rooms once used for a wine press or cellar, and openings protected from the mistral wind by solid shutters. A few older residences, near Salon-de-Provence or the Alpilles, retain features of a fortified house: a corner tower, a boundary wall and a studded gateway.
The outbuildings almost always form a larger group than the house itself: a square or round dovecote, a stone basin, a bread oven, a grape-drying loft, a sheepfold and farm sheds around an enclosed courtyard. Many of these properties lived off olives, vines or sheep farming until the twentieth century, which explains sturdy outbuildings with sometimes very plain interiors. Recent restorations favour lime renders, painted oak joinery and insulation compatible with very thick walls.
The Aix district, around Aix-en-Provence, Lambesc and Rognes, holds a significant share of the department's large residences, set among vine and olive hills. The Alpilles, from Saint-Rémy-de-Provence to Eygalières, Maussane-les-Alpilles and Mouriès, form the most sought-after area, with old mas farmhouses restored at the foot of the protected massif. To the west, the Crau plain and the Camargue offer more secluded farming estates among rice fields and lagoons, while the shores of the Étang de Berre and the Salon area provide more accessible properties midway between Aix and Marseille.
The TGV stations at Aix-en-Provence and Marseille-Saint-Charles connect the department to Paris in a little over three hours, and Marseille-Provence airport serves buyers travelling from further afield; the A7, A8 and A54 motorways reach the whole territory. The most sought-after areas remain the Alpilles and the Aix district, while the Crau, the Camargue and the Salon hinterland stay more affordable for a bastide of comparable size.
A large part of Bouches-du-Rhône, notably the Alpilles and the wooded hills around Aix, falls under a wildfire risk zone: the forest-fire prevention plan requires mandatory clearing of vegetation around buildings and can restrict extension projects. Within the protected Alpilles perimeter and near historic monuments in the Aix district, exterior works require the approval of the Architecte des Bâtiments de France; in agricultural zones, converting barns and sheepfolds to other uses remains tightly controlled by the local development plan.
On the technical side, have the private drainage system checked, common outside the towns, inspect the curved-tile roofs after mistral episodes, and review the water supply, since some farmhouses still depend on a borehole or an irrigation canal whose rights should be verified. Clay-shrinkage subsidence risk affects part of the plain, and access by a rural track or a right of way is worth confirming before any offer.
Manor house and bastide listings in Bouches-du-Rhône come from private owners, agencies specialising in character properties and Provençal notaries; filter them by price, living space, land and outbuildings, and set an e-mail alert to track new listings. To compare with Var, Alpes-Maritimes or Vaucluse, browse the manor houses for sale in Provence-Alpes-Côte d'Azur.
