From the Southern Alps to the Mediterranean, a gîte for sale in Provence-Alpes-Côte d'Azur might sit beside a Luberon village, a ski resort or in the hills behind Nice. The region is full of names travellers already know: Avignon, Arles, Aix-en-Provence, the Alpilles, the Verdon gorges, the Valensole plateau, Mont Ventoux, Saint-Tropez, Grasse and Briançon. The Mercantour, Port-Cros and Calanques national parks and regional nature parks such as the Luberon, Verdon, Queyras and Camargue carry the appeal of the coast inland.
Listings here include mas and bastides (Provençal farmhouses and manors) with one or more gîtes, dual-dwelling properties, equestrian estates that take guests and, in the mountains, stone farmhouses on several hectares. The page is for buyers after a house with gîte, for those taking over a trading business and for owners preparing to sell. Whether you search for a gîte in Provence or in PACA, the market differs sharply from one department to the next.
As of 25 September 2026, 26 listings of gîtes in Provence-Alpes-Côte d'Azur are published on ma-propriete.fr. The median asking price is €1,335,000; half of them are priced between €886,750 and €2,182,500, within an overall range of €284,800 to €12,500,000.
In 2025 the median sale price of a country house in Provence-Alpes-Côte d'Azur was €360,000 (average €401,500), or €3,469/m² of living space, for 112 m² on an average plot of 3,324 m², based on 4,532 sales in rural municipalities. One sale in ten was below €215,000 and one in ten above €650,000. Since the second half of 2020 the median price has moved from €325,695 to €360,000 (+10.5%); over the last year the change is +1.7%. The national median is €189,200.
| Indicator (2025) | Provence-Alpes-Côte d'Azur | France |
|---|---|---|
| Median price | €360,000 | €189,200 |
| Average price | €401,500 | €207,100 |
| Lower bound (1st decile) | €215,000 | €90,000 |
| Upper bound (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 | 3,324 m² | 3,181 m² |
| Number of sales (2025) | 4,532 | 150,313 |
By department:
| 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 |
The type of municipality matters: across sales from mid-2020 to 2025, the median ranges from €325,000 (tourist inland) to €570,000 (tourist coastline). For a tourism business, coastal and tourist-inland municipalities are the relevant benchmark.
For prestige homes (houses over 300 m² of living space on 0.05 to 10 ha), 151 sales were recorded in Provence-Alpes-Côte d'Azur in 2025, at a median of €2,520,000; over 2021-2025 the regional median is €2,475,500 for 1,050 sales. The table gives the breakdown by department.
| Department | Sales | Median price | Range (P10–P90) | €/m² of living space |
|---|---|---|---|---|
| Alpes-Maritimes (06) | 395 | €3,050,000 | €1,400,000 – €5,880,000 | 8,232 |
| Alpes-de-Haute-Provence (04) | 19 | moins de 30 ventes : non publié | — | — |
| Bouches-du-Rhône (13) | 184 | €2,254,500 | €1,097,500 – €4,000,000 | 6,077 |
| Hautes-Alpes (05) | 4 | moins de 30 ventes : non publié | — | — |
| Var (83) | 329 | €2,700,000 | €1,017,100 – €5,511,100 | 7,742 |
| Vaucluse (84) | 119 | €1,251,800 | €711,700 – €2,652,200 | 3,402 |
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 Provence-Alpes-Côte d'Azur and prestige property prices in Provence-Alpes-Côte d'Azur (in French), DVF data (notarised sales, French tax authority). * fewer than 100 sales: indicative value.
Across the region, the median country house sold for €360,000 in 2025, nearly twice the national median (€189,200). For a gîte, two benchmarks frame the budget: €325,000 in tourist inland communes, slightly down (-1.5%) between 2021 and 2025, and €570,000 on the tourist coastline. Since 2020 the Alpine departments have risen most (+18.2% in Alpes-de-Haute-Provence, +18.0% in Hautes-Alpes), while Bouches-du-Rhône remains the most expensive at €470,700. A property with several gîtes quickly joins the large-home market: a regional median of €2,475,500 over 2021-2025, but €1,251,800 in the Vaucluse against €3,050,000 in Alpes-Maritimes.
Think of the region in three bands. The coast, from the Camargue to Menton, has the longest season and the most international guests, but rural land is scarce and gîtes sell at prestige prices. Inland Provence, from the Luberon to the Alpilles and from the Ventoux to the Haut-Var and Forcalquier, is the core of the market: hilltop villages, farmhouses among vines and olive trees, lavender and markets fill gîtes from spring to autumn. Further north and east, the Southern Alps, from the Ubaye to Briançon and the Mercantour, offer two seasons and lower entry prices, with heavier heating and upkeep costs. High-speed rail stations at Avignon, Aix-en-Provence, Marseille, Toulon and Nice, Marseille-Provence and Nice Côte d'Azur airports and the A7, A8 and A51 motorways provide access. Our article on where to buy a gîte in France (in French) weighs up these factors.
Provençal buildings (mas, bastides, sheepfolds and dry-stone bories) lend themselves to gîtes, but stone walls, Roman-tile roofs and terraces need regular upkeep; in the mountains, insulation, heating and roof frames must cope with winter. Wildfire is the main regional hazard, and clearing scrub around buildings is compulsory in exposed areas. Flash floods affect the Argens, Ouvèze, Durance, Rhône and Roya valleys, and avalanches and rockfall add to the list at altitude. The loi Littoral (coastal planning law) covers the coast and the shores of large lakes, the loi Montagne much of the Southern Alps. Near listed monuments, works need the opinion of the state heritage architect. Each gîte is a meublé de tourisme (furnished holiday let): since the law of 19 November 2024, the mairie (town hall) has more powers and energy performance rules are being phased in. The law also provides for a national online service to assign registration numbers, which is not yet in place and is due to open in the fourth quarter of 2026. The optional 1 to 5 star rating remains a selling point.
Budgets almost double from one department to another: in 2025 the median country house sold for €260,000 in Alpes-de-Haute-Provence, €360,000 in the Vaucluse and €470,700 in Bouches-du-Rhône. A property with a gîte, pool and land costs more, often much more near the coast. Add notaire fees (the notary handling the sale), furniture and compliance work.
The Luberon regional nature park spans two departments: the Vaucluse, for Gordes, Bonnieux, Ménerbes and Lourmarin, and Alpes-de-Haute-Provence, for Forcalquier and the Manosque area. The Vaucluse side is the most sought-after and expensive; the Haute-Provence side often gives more space for the money. Check both department pages above.
Ask for recent bookings, accounts and reviews, each unit's registration number, the septic inspection by the local SPANC service and the mandatory surveys. The property is sold through a compromis de vente, then a final deed before a notaire; customers and website may form a separate fonds de commerce (business goodwill). Test your figures with our holiday rental profitability simulator and read our gîte buying guide (both in French).
Browse all gîtes for sale in France and set up an email alert (in French) to follow new properties in Provence-Alpes-Côte d'Azur. Selling a gîte in the region? List your property on ma-propriete.fr.
