Behind the Riviera, a gîte for sale in Alpes-Maritimes is usually found in the hinterland, among hilltop villages, terraced olive groves and Alpine valleys. The department combines the pull of Nice, Cannes, Antibes and Menton with Grasse and its perfume houses, Vence and Saint-Paul-de-Vence, while the Mercantour national park, the Vallée des Merveilles, the Loup gorges and the Préalpes d'Azur regional nature park draw walkers. The Auron, Valberg and Isola ski resorts add a winter season.
Properties here often combine two houses on one plot, a main villa with separate studios, or a Provençal home with views and a pool, part of which is let by the week. The page is for buyers after a house with gîte, for investors in a trading gîte and for owners thinking of selling. An email alert (in French) lets you know when a property is added.
As of 25 September 2026, 4 listings in Alpes-Maritimes are published on ma-propriete.fr, with asking prices from €745,000 to €2,340,000.
In 2025 the median sale price of a country house in Alpes-Maritimes was €352,770 (average €362,860), or €3,537/m² of living space, for 104 m² on an average plot of 3,212 m², based on 360 sales in rural municipalities. One sale in ten was below €179,500 and one in ten above €559,050. Since the second half of 2020 the median price has moved from €329,000 to €352,770 (+7.2%); over the last year the change is +0.8%. For comparison: €360,000 in Provence-Alpes-Côte d'Azur and €189,200 in France.
| Indicator (2025) | Alpes-Maritimes | Provence-Alpes-Côte d'Azur | France |
|---|---|---|---|
| Median price | €352,770 | €360,000 | €189,200 |
| Average price | €362,860 | €401,500 | €207,100 |
| Lower bound (1st decile) | €179,500 | €215,000 | €90,000 |
| Upper bound (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 | 3,212 m² | 3,324 m² | 3,181 m² |
| Number of sales (2025) | 360 | 4,532 | 150,313 |
The type of municipality matters: across sales from mid-2020 to 2025, the median ranges from €260,000 (tourist inland) to €439,782 (deep countryside). For a tourism business, coastal and tourist-inland municipalities are the relevant benchmark.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Tourist inland (hinterland, mountains) | €260,000 | €2,875/m² | -1.3% | 947 |
| Peri-urban countryside (within a town's catchment) | €379,750 | €3,711/m² | +10.8% | 876 |
| Deep countryside (outside urban influence) | €439,782 | €3,938/m² | +3.5% | 389 |
For prestige homes (houses over 300 m² of living space on 0.05 to 10 ha), the department benchmark is a median of €3,050,000 over 2021-2025, with an average of €3,347,000, a P10–P90 range of €1,400,000 to €5,880,000 and 8,232 €/m² of living space, over 395 sales. These homes average 385 m² of living space on 7,427 m² of land. The 2025 national median is €822,000.
| Area | Sales | Median price | Average price | Range (P10–P90) | €/m² of living space |
|---|---|---|---|---|---|
| Alpes-Maritimes (2021-2025) | 395 | €3,050,000 | €3,347,000 | €1,400,000 – €5,880,000 | 8,232 |
| Provence-Alpes-Côte d'Azur (2025) | 151 | €2,520,000 | €2,997,000 | €1,002,000 – €5,800,000 | 6,914 |
| Provence-Alpes-Côte d'Azur (2021-2025) | 1,050 | €2,475,500 | €2,811,700 | €994,400 – €5,324,000 | 6,623 |
| France (2025) | 981 | €822,000 | €1,321,400 | €428,000 – €3,100,000 | 2,308 |
Sources: listings published on ma-propriete.fr on 25 September 2026 (asking prices, not sale prices); ma-propriete.fr observatories of country house prices in Alpes-Maritimes and prestige property prices in Alpes-Maritimes (in French), DVF data (notarised sales, French tax authority). * fewer than 100 sales: indicative value.
The market is sharply split. In tourist inland communes (hinterland and mountains), the median country house sold for €260,000 over 2020-2025, slightly down (-1.3%) between 2021 and 2025. In rural communes nearer the coast, the median rises to €379,750 for peri-urban areas and €439,782 for rural areas outside urban influence. At the top, large homes reach a median €3,050,000, the highest in the region, at €8,232 per m². A gîte attached to a Riviera villa therefore belongs to the prestige market, while a valley farmhouse compares with hinterland prices.
The middle country, from Grasse to Vence via Valbonne, Mougins and Tourrettes-sur-Loup, appeals to guests who want quiet nights within reach of the beaches; prices stay high. The high country, with the Roya, Vésubie and Tinée valleys, opens onto the Mercantour: hiking, climbing and skiing support more modest gîtes at much lower prices. Nice Côte d'Azur airport, with its international flights, is a major asset, backed by the A8 motorway, Nice station and the Roya and Chemins de fer de Provence railways.
Traditional buildings are stone village houses, sheepfolds and bastides built on restanques, terraces held up by dry-stone walls that are costly to maintain. The loi Montagne (mountain planning law) covers much of the hinterland and limits new building, while the loi Littoral governs the coastal strip. Wildfire risk is high in the middle country, with a legal duty to clear scrub, and Storm Alex in October 2020 showed how violent floods can be in the Roya and Vésubie: read the risk report attached to the compromis de vente, the preliminary sale contract. Since the law of 19 November 2024, every meublé de tourisme (furnished holiday let) must be registered online with a national number, and the mairie (town hall) has gained powers. The new holiday-let rules are summarised on our blog (in French).
Yes, mainly in the high country. In 2025 the median country house sold for €352,770 in the department and one sale in ten stayed below €179,500, mostly in the valleys. A property with a gîte and pool in the middle country costs far more. Check your budget with our borrowing capacity calculator (in French).
Studios near the coast attract guests almost all year thanks to conferences, festivals and business trips, but the purchase price mechanically lowers the yield, and running costs stay high. Before signing, set the price against recent declared income using our holiday rental profitability simulator (in French).
The property is sold through a compromis de vente, then a final deed before a notaire (the notary handling the sale). If the website, customers and trading name are transferred, that part may be a fonds de commerce (business goodwill). Check each unit's registration, the septic inspection and the surveys; our gîte buying guide (in French) covers each step.
Widen your search to gîtes for sale in Provence-Alpes-Côte d'Azur and the neighbouring Var, Alpes-de-Haute-Provence and Hautes-Alpes, or browse all gîtes for sale in France. Selling on the Riviera or inland? List your property.
