Looking for a country house for sale in Alpes-Maritimes (06)? Between the Nice hinterland, the Vésubie valley and the Roya area, the department hides, away from the coast, a Provençal and mountain rural architecture: a stone bastide under curved tiles, a hilltop village house, a farmhouse to renovate in a remote valley. This page brings together the country houses for sale in Alpes-Maritimes published on ma-propriete.fr by private sellers, estate agents and notaries.
To help you decide, we present the actual prices of country houses in Alpes-Maritimes (notarised sales 2020-2025), the areas worth knowing from Grasse to Sospel, and the criteria that determine the value of a house in the countryside. Our complete guide to buying a country house in France completes these benchmarks, from surveying an old building to financing.
How much does a country house cost in Alpes-Maritimes (06)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Alpes-Maritimes (06) stood at €352,770 in 2025, with an average price of €362,860 and a median price of €3,537/m² of living space (360 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €179,500 (floor price, 1st decile) and 10% for more than €559,050 (ceiling price, 9th decile). The typical country house here offers 104 m² of living space on an average plot of 3,212 m², i.e. around 0.3 ha.
This market is close to the regional median (Provence-Alpes-Côte d'Azur: €360,000) and well above the national median (€189,200). Since the second half of 2020, the median price has risen from €329,000 to €352,770, i.e. +7.2%; over one year (2024-2025) the change is +0.8%.
| 2025 indicator | Alpes-Maritimes | Provence-Alpes-Côte d'Azur | France |
|---|---|---|---|
| Median price | €352,770 | €360,000 | €189,200 |
| Average price | €362,860 | €401,500 | €207,100 |
| Floor price (1st decile) | €179,500 | €215,000 | €90,000 |
| Ceiling price (9th decile) | €559,050 | €650,000 | €340,000 |
| Median price per m² of living space | €3,537/m² | €3,469/m² | €1,830/m² |
| Average living space | 104 m² | 112 m² | 108 m² |
| Average plot size | 3,212 m² | 3,324 m² | 3,181 m² |
| Number of sales in 2025 | 360 | 4,532 | 150,313 |
A departmental average hides large gaps. 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 Alpes-Maritimes (06) 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 |
|---|---|---|---|---|
| Inland tourist areas (hinterland, mountains) | €260,000 | €2,875/m² | -1.3% | 947 |
| Peri-urban countryside (city catchment area) | €379,750 | €3,711/m² | +10.8% | 876 |
| Deep countryside (outside urban influence) | €439,782 | €3,938/m² | +3.5% | 389 |
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget for a holiday home or a permanent move to the French countryside. 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 hinterland close to the coast, around Grasse or Vence, the country house takes the form of a bastide in limestone stone, under a curved-tile roof, often with vaulted openings and a terraced garden. Higher up, towards the Vésubie or Tinée valleys, the architecture resembles the alpine hilltop village, with terraced stone houses and steeper roofs suited to snow. Around Saint-Paul-de-Vence and Tourrettes-sur-Loup, eighteenth-century bastides sit alongside simpler mas, often extended over generations. Further inland, towards Peille or Coaraze, hilltop villages built of limestone are laid out along narrow lanes around a church, a defensive layout inherited from the Middle Ages.
The land, often laid out in terraces, holds an olive or citrus orchard at lower altitude, and stone outbuildings (cabanon, sheepfold) further up. Open views over the hills or gorges are a sought-after feature, as is the quiet of a hamlet away from the Côte d'Azur. Restanque terraces, common on mid-country slopes, often carry a centuries-old olive tree, a feature valued at sale. A dry-stone outbuilding with poorly finished joints may need a full roof overhaul before any use as a gîte or workshop. Some of these olive groves are still pressed locally, producing a small but valued harvest each autumn.
Near the coast, around Grasse, Vence and Saint-Paul-de-Vence, country houses remain highly sought-after and command the highest prices in the department, driven by proximity to Nice, served by a TGV station. The mid-country, towards Coaraze, Bar-sur-Loup or Gourdon, still combines reasonable access to the coast with a more rural setting. Antibes and Cagnes-sur-Mer, closer to the coast, sometimes spill over into a highly sought-after peri-urban country-house market. The Vence area, around Tourrettes-sur-Loup and Saint-Jeannet, combines rural calm with relatively easy access to Nice.
The high country, around Sospel, the Roya valley (Breil-sur-Roya, Tende) and the Vésubie valley (Saint-Martin-Vésubie), offers the most affordable prices in the department for a stone house with land, in exchange for being noticeably further from the coast. Further east, the Roya valley, on the Italian border around Tende and Breil-sur-Roya, suffered severe damage from storm Alex in 2020, which accelerated some renovations and has lastingly moderated prices in the area. Breil-sur-Roya's railway link towards Italy also gives the valley an unusual cross-border character.
Distance to the coast and to Nice remains the primary price factor, well ahead of the condition of the building itself. Even so, check the stability of terrace walls, damp in terraced village houses, often poorly ventilated, and the curved-tile roof, sensitive to Mediterranean weather. Ground movement risk, real on the slopes of the mid- and high country, should be checked through the natural-hazard disclosure, as should flash-flood risk in narrow valleys, illustrated by storm Alex in 2020 in the Roya valley.
Check the private drainage system, common in the high country, the risk of ground movement on certain slopes, fibre-optic coverage for remote working, and local planning zoning in protected agricultural or natural areas, which strictly limits extensions in the hinterland. Finally, check the energy rating, often poor on poorly insulated terraced stone village houses, and winter access to high-country hamlets, sometimes snowbound around the Vésubie or Tinée valleys.
On ma-propriete.fr, filter Alpes-Maritimes country houses by budget, living space and land area, set up an email alert so you never miss a new listing, and if needed widen your search to all country houses for sale in Provence-Alpes-Côte d'Azur. Comparing the coastal hinterland with the high country around Sospel or the Roya valley often reveals a striking price gap for a similar stone house with land.
