A manor house for sale in Provence-Alpes-Côte d'Azur is not a common local term: the regional market speaks first of bastides, mas or Provençal maisons de maître, built in limestone with canal-tile roofs and coloured shutters. From the Comtat Venaissin to the alpine valleys of Hautes-Alpes, the region nonetheless holds old noble residences, rarer than in Brittany or Normandy but sought after for their southern character. Listings range from restored bastides with outbuildings to Provençal residences awaiting renovation. Browse the manor houses for sale listed by the region's private owners, agencies and notaries.
This page clarifies what the term actually covers on this market, gives real price benchmarks for Provençal residences, points to the most sought-after areas, and lists the checks specific to an old property in a Mediterranean or alpine climate depending on the department. To approach the purchase of a character property as a whole, read our guide to buying prestige property in France. It is worth reading past the headline price, since land, water rights and outbuildings can shift the true cost of a Provençal property considerably.
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 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.
In Vaucluse, Bouches-du-Rhône and Var, the bastide, built in limestone with simple volumes and shallow-pitched canal-tile roofs, stands in for the local noble residence; Alpes-Maritimes adds Niçois influence, with ochre fronts and genoise eaves under the roofline. Further inland, in Alpes-de-Haute-Provence and Hautes-Alpes, the style turns starker: grey or schistose stone, roofs of stone slate or sheet metal, compact volumes suited to a mountain climate, sometimes with an attached pigeon house or sheep barn.
Outbuildings often matter as much as the house itself: a sheep barn, wine cellar or silk-worm shed, bread oven, well and irrigation basin, sometimes an olive mill. Many properties kept a farming role into the twentieth century, which explains preserved terracotta floors and original fireplaces alongside roofs and frames sometimes needing renewal. Recent restorations favour lime renders, local timber joinery and careful water management.
Vaucluse, around Avignon, the Luberon and Carpentras, holds the most sought-after supply, ahead of Bouches-du-Rhône between Aix-en-Provence and the Alpilles. Var, in the hinterland of Draguignan and the Haut-Var, and Alpes-Maritimes, between Grasse and the Nice hinterland, complete the southern part of the region. Further north, Alpes-de-Haute-Provence around Forcalquier and Manosque, then Hautes-Alpes around Gap and Embrun, offer rarer and noticeably more affordable properties, away from the coast.
Avignon TGV, Aix-en-Provence TGV, Marseille Saint-Charles, Toulon, Cannes, Antibes and Nice are served by TGV, easing access to Vaucluse and Bouches-du-Rhône; Alpes-de-Haute-Provence and Hautes-Alpes remain accessible by TER or by road. The most sought-after areas remain the Luberon and the Nice hinterland; inland Alpes-de-Haute-Provence and Hautes-Alpes offer comparable properties on gentler terms. Distance from the coast tends to matter more here than in most other regions when it comes to price.
Check the listing's wording: a bastide or maison de maître in the Luberon or the Alpilles often corresponds, locally, to what would be called a manor house elsewhere in France, without matching that typology. Some buildings in Vaucluse and Bouches-du-Rhône are registered historic monuments or sit near a classified site, putting exterior work under the authority of the Architecte des Bâtiments de France; on the Var and Riviera coastline, the Loi Littoral heavily restricts extensions. Ask specifically whether any part of the land falls within a protected natural site, which can add a further layer of restriction.
On the technical side, check exposure to wildfire risk, common in the wooded ranges of Var and Alpes-Maritimes, the condition of water tanks and mandatory vegetation clearance, and water availability, a genuine summer concern in Vaucluse and Alpes-de-Haute-Provence. In the mountains of Hautes-Alpes, review insulation, winter access and the status, municipal or private, of rural tracks serving the property. Buyers unfamiliar with the region often underestimate how much these seasonal constraints shape day-to-day life on the property.
Listings for manors and bastides in Provence-Alpes-Côte d'Azur come from private owners, agencies specialising in character properties and notaries; filter by price, living space, land and outbuildings, and set an e-mail alert to follow new listings. Explore the full regional offer with prestige property for sale in Provence-Alpes-Côte d'Azur.
