Looking for a country house for sale in Provence-Alpes-Côte d'Azur? From the Luberon to the hills behind Nice and the alpine valleys, the region has a rural building style marked by stone and canal-tile roofs: the Provençal mas, the bastide, dry-stone farm buildings. This page brings together the country houses for sale in Provence-Alpes-Côte d'Azur 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 the region by department (recent notarised sales), the areas worth knowing from the Luberon to the southern Alps, 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 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.
The Provençal mas remains the iconic country house of Vaucluse and Bouches-du-Rhône: a low stone house with colourful shutters, under a canal-tile roof, often positioned to shelter from the mistral wind and backed by a row of cypress trees. The larger bastide, with its symmetrical façade and plane-tree-lined grounds, is also found in the Luberon, around Gordes and Ménerbes, and near Aix-en-Provence. In the Var and Alpes-Maritimes, the old hilltop villages of the hinterland, such as Tourrettes-sur-Loup or Bargème, hold stone village houses with terraced land overlooking the valley. In Alpes-de-Haute-Provence, towards Forcalquier and the Valensole plateau, and Hautes-Alpes, around Gap and the Embrun area, more austere mountain buildings combine stone with steeper roofs designed to shed snow.
A Mediterranean garden with olive trees, lavender and sometimes an orchard often accompanies these houses, along with dry-stone outbuildings (cabin, sheepfold, bread oven). Some hinterland properties, in the Var and Alpes-de-Haute-Provence, have several hectares of scrubland, holm-oak woodland or Mediterranean forest, sometimes with a captured spring or an irrigation basin inherited from traditional watering channels, along with a truffle oak grove in the Vaucluse or the Baronnies foothills, sometimes bordered by an old drystone wall marking a former terrace.
The Luberon (Vaucluse), around Gordes, Bonnieux and Ménerbes, and the area around Aix-en-Provence (Bouches-du-Rhône) are among the most expensive parts of France for a country house, driven by high-end international tourism. The Alpes-Maritimes hinterland, around Grasse and Vence, and the Var coastline around Saint-Tropez and Ramatuelle see comparable pressure for holiday homes. Around Marseille and Toulon, rural buildings benefit from direct access to urban employment, while the Durance valley offers a compromise between countryside living and road links to Aix and Manosque, particularly around Pertuis and Manosque itself, where the mas retains a more agricultural character than closer to the coast.
Alpes-de-Haute-Provence, around Digne-les-Bains and Sisteron, and Hautes-Alpes, more rural and mountainous, offer noticeably more affordable prices for a stone house with a large plot, a setting sought after for a move to the countryside in the mountains. The upper Var and inland Vaucluse, away from the main tourist routes, show a similar trend for mas or bastides in need of restoration.
Proximity to the Mediterranean coast and to the tourist hilltop villages of the Luberon or the Nice hinterland pushes prices up, as does access to the TGV stations at Avignon, Aix-en-Provence or Marseille; in Alpes-de-Haute-Provence and Hautes-Alpes, which have no TGV station, the high-speed network is reached at Aix-en-Provence or Grenoble, more than an hour's drive away. The condition of the building also matters: an uninsulated old mas or bastide, with an unfavourable energy rating, often needs a full roof and insulation overhaul before it is suitable as a main home.
Check the drainage system, wildfire risk in scrubland and maquis areas, closely monitored in the Var and Alpes-Maritimes, fibre-optic availability for remote working, and the local plan rules before converting a sheepfold or cabin into living space, particularly in protected natural zones of the Luberon or the Calanques. Natura 2000 or listed-site status, common along the coast and in the Verdon gorges, can also limit extension possibilities, so it is worth confirming the zoning before making an offer, especially for a property backing onto forest or scrubland.
On ma-propriete.fr, filter Provence-Alpes-Côte d'Azur 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 rural properties for sale.
