A dilemma many overseas property buyers face when looking to move to the South of France, is where exactly should they buy property — Provence or the Côte d’Azur? Both regions are equally desirable, though they have distinct enough offerings that the differences must be carefully considered.
One thing that’s certain is that the two areas regularly attract affluent international buyers who are seeking a new lifestyle, a second home to visit on holiday, or an investment opportunity — or perhaps all three.
In this article, we’ll explore the attributes of coastal Côte d’Azur and inland Provence to help you choose the area that best aligns with your aspirations, goals and preferences.
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What Makes the Provence-Alpes-Côte d’Azur (PACA) Region a Global Luxury Real Estate Magnet?
The PACA region is notably versatile, with access to the mountains and sea (possibly even on the same day), along with both rural and urban settings to choose from. You’ll also be close enough to Corsica and Italy to make the trip whenever you wish.
There are six departments that make up the Provence-Alpes-Côte d’Azur (PACA) region of France:
- Alpes-Maritimes
- Hautes-Alpes
- Alpes-de-Haute-Provence
- Bouches-du-Rhone
- Var
- Vaucluse
Though these six departments are united, they each offer distinct experiences and properties from the coast to inland areas. Best of all, the PACA region benefits from a Mediterranean climate, and you can expect about 300 sunny days each year.
What’s It Like To Own a Home on the Côte d’Azur?
Owning a property on the Côte d’Azur (or French Riviera, as it’s also called) gives you a front-row seat to the Mediterranean mode of living, which is a dream come true for many.
Geographic Appeal: Where Prestige Meets the Sea
The Côte d’Azur runs from Saint-Tropez to the border of Italy, and the region is synonymous with luxurious seaside living. Iconic destinations can be found along the French Riviera stretch, including Antibes, Cannes, Monaco, Nice and Villefranche-sur-Mer. The property market in the region is known for being in high demand and having limited supply, resulting in stability and premium prices.
Property Types and Price Points
There’s a diverse assortment of properties in the Côte d’Azur, including apartments, chateaux, country houses, estates, penthouses, villas and waterfront properties. In the most sought-after areas of the French Riviera, luxury apartments are often the leading type of property, boasting sea views, balconies or terraces, and modern amenities.
While property prices vary based on location, coastal homes are often priced the highest. For example, lavish areas like Ramatuelle, Saint-Jean-Cap-Ferrat and Saint-Tropez will have homes for €20,000 to upwards of €30,000 per square metre.
Investors find the coastal real estate market in the Côte d’Azur appealing thanks to high tourism during peak seasons, which leads to strong rental income.
Is Provence the Answer to Your Authentic French Dream?
Owning a home in Provence puts you in a postcard-like setting every day, with sun-drenched landscapes and centuries-old villages to explore.
Geographic and Cultural Landscape
For a different way of life in France, consider inland living in Provence. You’ll have charming villages, lavender fields, rolling hills and vineyards as your setting. Leading destinations for buying property in Provence include Aix-en-Provence, Les Alpilles, Avignon, the Luberon Valley and Saint-Rémy-de-Provence. Properties in Provence are in demand for buyers seeking an idyllic French countryside way of life, especially those who want a traditional stone property with contemporary amenities.
What Types of Properties Attract Buyers in Provence?
The real estate market in Provence is primarily made up of bastides, country estates, renovated farmhouses, and traditional stone properties. Character-filled homes close to the village centre are in especially high demand, as are renovation projects, as they have the potential to add value once updates are finished.
While homes in Provence are more affordable than coastal properties in France, they’re still considered premium investments. Property prices in Provence range from around €4,000 per square metre to upwards of €9,000 per square metre.
Like with Côte d’Azur investment properties, there’s also the opportunity to rent out your home in Provence. When looking for a property to buy, consider proximity to amenities, entertainment and transportation links to appeal to tourists.
Who Buys Where – And Why?
From buyers seeking a stunning seaside view to those looking for a private hilltop retreat, the South of France brings in an assortment of buyers. Which area you fall in love with is personal, based on your preferences and life goals. Consider the following reasons why a buyer may choose one area over the other.
The Côte d’Azur Buyer
You may be an ideal Côte d’Azur property buyer if you:
- Value glamour and prestige
- Want to be close to high-society events
- Appreciate an international atmosphere
- Want to live by the water and/or participate in water activities
- Plan to earn strong rental income seasonally
- Aren’t bothered by heavy tourism during peak seasons
There are several types of buyers who fit into this category. For example, everyone from families with young children to international business professionals and even retirees may prefer the French Riviera lifestyle.
The Provence Buyer
You may be an ideal Provence property buyer if you:
- Value a tranquil, pastoral setting
- Appreciate historic architecture and Provençal design
- Want a home with ample space and land
- Prefer to pay a lower price than you’d spend on coastal property
- Desire cultural immersion in the French countryside way of life
- Want a consistent year-round experience instead of heavy tourism ebbs and flows
Buying property in Provence is especially attractive to those who want a peaceful country setting while still being close to cultural activities and entertainment. Plus, you could be just 2.5 hours or less to the French Riviera, making a day trip or quick getaway possible.
How Do Investment Returns Compare?
Aside from being a beautiful and exciting place to live, the South of France has properties that are viewed as long-term assets, allowing buyers to combine delightful living with investment potential.
Côte d’Azur Investment Advantages
The Côte d’Azur is recognised worldwide as a luxury destination, and homes in prime locations are able to keep a strong hold on their value thanks to continued demand from wealthy buyers around the world. Over the past 5 years, there’s been an average real estate price increase of 26% in the PACA region.
Moreover, there’s high rental potential in the area, especially when events are planned, like Cannes’ film festival, and during the summer peak season.
Provence Investment Advantages
One of the biggest advantages of investing in Provence property is that there are more affordable price points, even for luxury homes, when compared to the French Riviera’s coastal properties. As an interest in authentic French experiences continues to grow, Provence property only becomes more in demand, too, and homes here tend to hold their value long-term.
When it comes to rental income in Provence, there’s more stability year-round, as the area doesn’t experience the same seasonal peaks that the Côte d’Azur does.
What About Practical Considerations?
- Connectivity and Accessibility: Both areas are close to international airports and train connections, including the high-speed TGV train.
- Seasonality vs. Year-Round Living: You can comfortably live in either region year-round, but the Côte d’Azur has seasonal fluctuations due to busier summers, while Provence’s population stays more consistent. The coast is also more sought-after by international visitors than inland Provence is.
- Ease of Purchase for International Buyers: There’s no lack of French mortgages available to international buyers. However, it’s important to keep in mind how in-demand certain areas of the South of France are when it comes to property. When buying in a competitive market, like Saint-Tropez, for example, quick decisions are necessary because there’s such a limited supply of properties for sale.
Conclusion: Which Region Aligns Best With Your Vision?
Making the decision between buying a home in Provence versus the Côte d’Azur depends on what you want personally and in terms of investment potential. While both areas are incredible places to live, getting the exact lifestyle you’re after means choosing between the two.
The Côte d’Azur may be best if you’re after waterfront living, a jet-setting atmosphere, and seasonal rental income. On the other hand, Provence is a good match for those interested in a tranquil and authentic French lifestyle, character-filled historic homes, and steadier tourism and rental opportunities throughout the year.
Whichever region you choose, you’ll benefit from an exceptional quality of life that only the South of France can offer, complete with incredible natural beauty, cultural richness and economic opportunities.
HOMEHUNTS property agents are able to select beautiful, luxury property in the South of France based on your specific criteria. Whether you looking to live in a bustling town or city or in a more tranquil setting, there is Côte d’Azur or Provence property for you. Search the HOMEHUNTS website and browse our selection of luxury homes. You can also speak directly to one of our property consultants by calling +33 (0)970 44 66 43.
