A mas for sale in Provence-Alpes-Côte d'Azur, a Luberon bastide or a mountain sheepfold waiting to be restored: between Mediterranean scrubland and high Alpine valleys, the region offers the most iconic farm buildings in the south of France. This page brings together the farmhouses, barns and mas for sale in Provence-Alpes-Côte d'Azur listed on ma-propriete.fr: a stone Provençal mas with cypress windbreaks, a manor-style bastide with outbuildings, a former dry-stone sheepfold, and a southern Alps farm with land and summer-pasture rights.
Below you will find the actual prices of the rural market across the region's six departments, an overview of where the choice is widest, from the Luberon to the Alpes-de-Haute-Provence, and the points to watch on this old rural stock. For a tourism project, our white paper on setting up a rural gîte will help you cost it.
There are no statistics dedicated to farmhouses and barns: a renovated farmhouse sells like a country house with outbuildings and land, whereas a bare barn or a farm to renovate often sells well below. The most useful benchmark therefore remains the price of country houses.
How much does a country house cost in Provence-Alpes-Côte d'Azur? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Provence-Alpes-Côte d'Azur stood at €360,000 in 2025, with an average price of €401,500 and a median price of €3,469/m² of living space (4,532 house sales in rural municipalities over the year). 10% of houses sold for less than €215,000 (floor price, 1st decile) and 10% for more than €650,000 (ceiling price, 9th decile). The typical country house offers 112 m² of living space on an average plot of 3,324 m², i.e. around 0.3 ha.
The region is well above the national median (€189,200). Since the second half of 2020, the regional median price has risen from €325,695 to €360,000, i.e. +10.5%; over one year (2024-2025) the change is +1.7%.
| 2025 indicator | Provence-Alpes-Côte d'Azur | France |
|---|---|---|
| Median price | €360,000 | €189,200 |
| Average price | €401,500 | €207,100 |
| Floor price (1st decile) | €215,000 | €90,000 |
| Ceiling price (9th decile) | €650,000 | €340,000 |
| Median price per m² of living space | €3,469/m² | €1,830/m² |
| Average living space | 112 m² | 108 m² |
| Average plot size | 3,324 m² | 3,181 m² |
| Number of sales in 2025 | 4,532 | 150,313 |
Differences between departments are significant: the median ranges from €260,000 in Alpes-de-Haute-Provence (04) to €470,700 in Bouches-du-Rhône (13). The table below compares 2025 prices and their change since 2020.
| Department | Median price 2025 | Average price 2025 | Median price per m² | Change 2020-2025 | Sales 2025 |
|---|---|---|---|---|---|
| Alpes-de-Haute-Provence (04) | €260,000 | €267,410 | €2,745/m² | +18.2% | 553 |
| Hautes-Alpes (05) | €305,225 | €311,428 | €2,850/m² | +18.0% | 390 |
| Alpes-Maritimes (06) | €352,770 | €362,860 | €3,537/m² | +7.2% | 360 |
| Bouches-du-Rhône (13) | €470,700 | €516,457 | €4,310/m² | +8.3% | 545 |
| Var (83) | €381,700 | €434,635 | €3,693/m² | +9.4% | 1,617 |
| Vaucluse (84) | €360,000 | €408,023 | €3,384/m² | +8.3% | 1,067 |
A regional average also hides large gaps between municipalities. A smallholding to renovate, a restored longère with its outbuildings, a farmhouse on several hectares of land or a manor house with parkland do not sell at the same price, and the location matters as much as the building: coastline, tourist area, peri-urban countryside close to a job market or deep countryside. The table below shows the median price of country houses in Provence-Alpes-Côte d'Azur by type of municipality (cumulative sales from mid-2020 to 2025) and its change between 2021 and 2025.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Tourist coastline | €570,000 | €4,726/m² | +1.7% | 1,528 |
| Residential coastline | €489,000 | €4,674/m² | +2.2% | 309 |
| Inland tourist areas (hinterland, mountains) | €325,000 | €3,146/m² | -1.5% | 6,348 |
| Peri-urban countryside (city catchment area) | €369,825 | €3,489/m² | +5.9% | 12,238 |
| Deep countryside (outside urban influence) | €335,000 | €3,172/m² | +3.0% | 7,973 |
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget, whether you are looking for a holiday home, a permanent move to the French countryside or a property to turn into a rural gîte. To go further, see our observatory of country house prices in France (national, regional and departmental analysis, downloadable annual report) and work out the full cost of your purchase, including French notary fees, with our notary fees calculator.
In the Vaucluse, Bouches-du-Rhône and Var, the Provençal mas, low and elongated in limestone under canal tile, is traditionally sheltered from the mistral wind by a cypress hedge and flanked by a cowshed or farm shed. The bastide refers to a larger, often manor-style, farm dwelling with outbuildings arranged around a courtyard. In the Alpes-de-Haute-Provence and Hautes-Alpes, the building type changes: dry-stone sheepfolds, alpine barns and smaller mountain farms tied to sheep farming and summer pasture.
These often sought-after buildings convert into homes or gîtes, subject to local planning zoning and a change of use, particularly tightly regulated in protected areas of the Luberon or the Alpilles. The hectares of scrubland, pasture or farmland planted with olives or vines suit keeping horses or a permaculture project in well-exposed valleys.
In the Vaucluse, the Luberon around Gordes, Apt and Bonnieux concentrates a sought-after choice of mas and bastides; Mont Ventoux and the Comtat Venaissin near Carpentras remain more accessible. In the Bouches-du-Rhône, the Alpilles around Saint-Rémy-de-Provence are in demand, while the Crau plain stays more affordable. In the Var, the upper Var around Draguignan and Barjols still offers mas to renovate, away from the coast. In the Alpes-de-Haute-Provence and Hautes-Alpes, the Forcalquier area and the Gap region around Gap offer sheepfolds and mountain farms.
The Luberon, the Alpilles and the countryside behind Cannes in the Alpes-Maritimes remain well above the regional average, among the most expensive in France for this type of property. By contrast, the Alpes-de-Haute-Provence, the upper Var and the Comtat Venaissin offer far more affordable mas and sheepfolds.
Check the permitted use of the buildings against the local plan: in an agricultural zone A, a farm shed or sheepfold can only become housing if it is expressly identified as eligible for a change of use, a rule strictly enforced in protected areas. Examine the roof (canal tile, but also asbestos-cement sheets on more recent sheds), the timber frame, exposure to wind and wildfire risk, and the drainage in isolated areas.
If farmland, olive groves or vineyards come with the property, ask about any current farm lease and about the pre-emption right of the Safer, very active in wine-growing areas. Finally, cost the renovation of an old mas precisely, often high given demand for this type of property.
On ma-propriete.fr, filter Provence-Alpes-Côte d'Azur mas, bastides and farms by budget, built area and land area, set up an email alert to follow new listings, and widen your search to all rural properties for sale in neighbouring regions.
