South of France · Art de Vivre
Lavender fields, medieval villages, stone farmhouses and 300 days of sunshine. Provence is the France the world dreams of — and one of its most rewarding places to invest in a second home.
Why Provence
Provence is not just a place. It is a state of mind — one that writers, painters and visionaries have been trying to describe for centuries. Van Gogh painted here. Cézanne immortalised the Montagne Sainte-Victoire. Peter Mayle turned the Luberon into an international obsession with A Year in Provence in 1989. The region has been attracting foreign buyers ever since, and demand has never been stronger.
For international buyers, Provence offers something increasingly rare in European luxury real estate: genuine space, genuine privacy, and genuine connection to the landscape. A Provençal mas on 5 hectares, a bastide with an olive grove, a village house in Gordes with a courtyard — these properties cannot be replicated. Their supply is permanently finite, and that scarcity has driven consistent long-term appreciation.
Provence also sits at the intersection of everything international buyers value in France. The Côte d'Azur is 45 minutes away. Paris is 3 hours by TGV from Avignon or Aix-en-Provence. Marseille Provence Airport connects directly to London, Amsterdam, Frankfurt, Dubai and Casablanca. The practical accessibility of Provence is one of the most underestimated aspects of owning here.
The mas is the defining property of Provence — a traditional stone farmhouse, typically 17th to 19th century, built with thick limestone walls that keep the heat out in summer and warmth in winter. No new mas will ever be built. Their supply is fixed forever, which is perhaps the most powerful argument for their long-term value.
Sébastien's perspective
"Provence is where I see the most emotional purchases — and the most satisfied clients. People come for a weekend in the Luberon, fall in love with a village, and six months later they own a mas. My role is to make sure that love story doesn't become a costly mistake — which means knowing the market village by village, stone by stone."
Key areas
Provence covers a vast territory — from the Rhône valley in the west to the foothills of the Alps in the east. Each area has a distinct character, a distinct buyer profile and a distinct price level:
Luberon Most sought-after
Gordes · Ménerbes · Bonnieux · Lacoste
From €5,000–€9,000/m²
The most internationally famous area of Provence, immortalised by Peter Mayle. The villages perchés — Gordes, Ménerbes, Bonnieux, Lacoste — are among the most beautiful in France. Strong American and British buyer community. The most expensive mas market in Provence. Off-market is essential here.
Alpilles Prestige
Saint-Rémy · Les Baux · Maussane
From €4,500–€7,000/m²
The Alpilles is a limestone mountain range of extraordinary beauty — Van Gogh painted here during his time at Saint-Paul-de-Mausole. Saint-Rémy-de-Provence is sophisticated, gallery-filled, the best market town in Provence. Les Baux perches dramatically above the valley. More accessible than the Luberon but equally beautiful.
Aix-en-Provence Culture
City · university · Cézanne country
From €4,000–€7,500/m²
Aix-en-Provence is Provence's most elegant city — fountains, cours Mirabeau, 17th-century hôtels particuliers, a thriving restaurant scene and a famous music festival. The surrounding countryside (Pays d'Aix) offers some of Provence's finest bastides. 30 minutes from Marseille Airport. Year-round city life with countryside 15 minutes away.
Ventoux & Vaucluse Authentic
Vaison-la-Romaine · Sault · lavender fields
From €2,500–€5,000/m²
The Vaucluse plain north of the Luberon, at the foot of Mont Ventoux — famous for the Tour de France and the world's largest lavender fields. Vaison-la-Romaine has a Roman heritage and a superb Saturday market. More affordable than the Luberon, with generous properties and unspoilt landscapes. Excellent value.
Var hinterland Hidden gem
Cotignac · Tourtour · Lorgues
From €2,500–€4,500/m²
The inland Var — the untouched Provence that tourists rarely reach. Villages like Cotignac, Tourtour (often called "the village in the sky") and Lorgues offer extraordinary authenticity. Excellent wine (Côtes de Provence rosé), truffle markets, fewer crowds. Properties here offer the most generous land and space at the most accessible prices in the region.
Gordes & Ménerbes Iconic
Peter Mayle country · perched villages
From €6,000–€10,000/m²
Gordes is consistently ranked among the most beautiful villages in France. A fortified village perched on a rocky spur above the Luberon valley, it is the visual symbol of Provence worldwide. Properties with views of Gordes command extraordinary premiums. Ménerbes — Peter Mayle's village — is intimate, literary, and internationally famous.
Property types
Unlike Paris or the Riviera, Provence has a vocabulary of property types that is unique to the region. Understanding what you are buying is essential:
🏡 Mas provençal
€1M – €5M+
The most iconic Provençal property. A traditional stone farmhouse, typically 17th–19th century, built by local farmers. Thick limestone walls, terracotta roof tiles (tuiles romaines), exposed beams, terracotta floors. Usually with pool, land and outbuildings. Supply is fixed forever — no new mas will ever be built. The most emotionally compelling purchase in France.
🏛️ Bastide
€1.2M – €10M+
A grand country house — larger and more formal than a mas. Often 18th or 19th century, built for wealthy bourgeois or noble families. Usually with a formal park or garden, sometimes with a chapel or pigeonnier (dovecote). The pinnacle of Provençal residential property. Bastides in the Pays d'Aix or Luberon represent some of the finest country estates in France.
🏘️ Maison de village
€1M – €3M
A stone townhouse within a village — often in a perched village (village perché). Can range from a modest 2-bedroom with a courtyard to a grand multi-floor house with roof terrace and valley views. The ideal pied-à-terre in Provence — village life, walking to the market, evenings on the terrace. Entry-level ownership in the most beautiful villages.
🍇 Domaine viticole
€800K – €6M
A working wine estate — farmhouse, cellars, vines. The Var and Vaucluse produce excellent Côtes de Provence rosé. Unlike Bordeaux, Provençal wine estates are significantly more accessible in price. A passion project with income potential — buyers typically hire a local régisseur to manage the wine production while enjoying the estate for personal use. A genuinely unique lifestyle investment.
Market prices 2026
Provence offers the widest price range of any French region — from a mas in the Luberon at €1M to a grand Luberon bastide at €8M+. Here is what realistic budgets achieve:
| Area & property type | Size | What it includes | Price range |
|---|---|---|---|
| Luberon — stone mas with pool | 180–300m² | 4-5 bed, 3,000m² land, pool, views | €1.2M–€3.5M |
| Gordes / Ménerbes area | 200–400m² | Mas or bastide, panoramic views | €2M–€6M |
| Alpilles — mas near Saint-Rémy | 160–280m² | 3-4 bed, pool, olive grove | €1M–€2.5M |
| Aix-en-Provence — bastide | 250–500m² | 5-6 bed, park, heated pool | €1.5M–€5M |
| Vaucluse / Ventoux foothills | 180–350m² | Mas, land, outbuildings, pool | €1M–€1.5M |
| Wine estate — Var AOC | House + 5-15ha vines | Cellar, outbuildings, farmhouse | €1M–€3M |
Market insight — why Provence values are rising
The Luberon and Alpilles markets have seen 5–8% annual appreciation over the past five years, driven by post-pandemic demand for space, authenticity and outdoor living. American buyers have been particularly active following dollar strength. British buyers remain the largest international community. Chinese and Asian buyers are discovering the Luberon increasingly. Supply of quality mas is permanently constrained — no new ones will ever be built.
Lifestyle & seasons
Spring (March – May): Almond blossom in February, then cherry, then the famous lavender begins to emerge. The markets fill with asparagus, strawberries and early vegetables. The air smells of mimosa and thyme. Temperatures rise gently from 15°C to 22°C. The Provence music festival season opens in April. This is many buyers' favourite time — warm, beautiful, uncrowded.
Summer (June – September): Lavender fields in full bloom from late June to mid-August — the iconic purple Provence. Temperatures reach 30–38°C. The markets are at their most spectacular. Avignon Festival in July is a world-class cultural event. The Luberon villages fill with international visitors. Peak rental season — your mas earns its highest rates. Rosé wine on the terrace as the sun sets behind the Luberon ridge.
Autumn (October – November): Truffle season begins in November — the Vaucluse is one of the world's primary black truffle producing regions. Wine harvests in September–October. The light becomes extraordinary — the "lumière de Provence" that drove Cézanne and Van Gogh to paint obsessively. Warm days (18–24°C), cool evenings. Markets overflow with mushrooms, chestnuts, squash. Arguably the most beautiful season in Provence.
Winter (December – February): Quiet, authentic, genuinely local. Truffle markets peak in December and January (the Richerenches market is world-famous). Temperatures 8–14°C with occasional mistral wind. The Mistral is Provence's famous cold north wind — dramatic, powerful, and the reason Provence has so much sunshine (it clears the sky). Christmas markets in Aix-en-Provence are among France's most beautiful. A wonderful time to own a mas and feel truly local.
Airports & connections: Marseille Provence Airport connects directly to London (Heathrow, Gatwick, City, Stansted), Amsterdam, Frankfurt, Brussels, Dubai, Casablanca and most major European hubs. Avignon TGV is 2h40 from Paris. Lyon airport (1h20 from the Luberon by car) offers further international connections.
Rental income
Provence has one of France's most established luxury holiday rental markets, driven primarily by a British, American, Dutch and Scandinavian clientele that has been returning for decades. A quality mas in a good location, well-photographed and well-managed, earns significant seasonal income:
4-bed mas — Luberon, pool
€4,500–€9,000
per week, peak season (July–Aug)
Summer season (June–September) at near-full occupancy for quality properties. Annual gross: €45,000–€85,000. Shorter seasons in spring and autumn add €10,000–€20,000.
6-bed bastide — Alpilles, pool & views
€8,000–€18,000
per week, peak season
Larger properties with exceptional settings attract the highest rates. Annual gross for a prestige bastide in the Alpilles: €80,000–€150,000 over 10–14 rental weeks.
Hamlet with 3 gîtes — Var
€3,500–€7,000
per week (combined)
A restored hamlet with main house + 2-3 gîtes can run as a mixed personal/rental operation. Popular with extended families and multi-generational groups. Annual gross: €40,000–€70,000.
Village house — Luberon village
€1,200–€2,800
per week, peak season
Entry-level holiday rental for couples and small families. Lower yield than mas but also much lower purchase price and maintenance cost. Annual gross: €15,000–€30,000.
The SAFER rule — what every Provence buyer must know
SAFER (Société d'Aménagement Foncier et d'Établissement Rural) is a government body with pre-emption rights over agricultural and rural land sales in France. If you are buying a property with significant agricultural land (typically over 2 hectares of cultivated land), SAFER has the right to match your offer and purchase instead of you. This applies mainly to wine estates and large agricultural holdings — not to standard residential mas with garden. We always verify SAFER status at the start of every rural transaction.
Buying process
Choose your Provence
The Luberon is not the same as the Alpilles, which is not the same as the Var. Each has a distinct character, price level and community. Before searching, we help you understand the differences and identify which area aligns with your lifestyle vision and budget. This saves months of unfocused searching.
Off-market access — essential in Provence
In the Luberon especially, the best mas never appear on Rightmove, Idealista or any public portal. Sellers in these villages are often long-established locals or foreign families who value discretion. Our network of local agents, notaires and village contacts gives us access to properties before they reach the market — sometimes weeks or months before.
Mas-specific due diligence
Stone farmhouses require careful inspection beyond standard French diagnostics. Key checks: structural integrity of stone walls and roof (lauze stone or terracotta tiles), fosse septique (septic system) compliance, water supply (well vs mains), termite inspection (mandatory in Var), planning status of outbuildings, agricultural land classification (PLU), and access road ownership. We coordinate specialist surveys for every stone property.
Negotiation in Provence
Provençal sellers often have strong emotional attachment to properties that have been in their families for generations. Negotiation here is as much about relationship as price. We approach every negotiation with respect for the property's history while firmly representing your financial interest. Knowing the right tone — and the right moment — is a skill that comes from years of local relationships.
Compromis and legal checks
Compromis signed, 5–10% deposit paid, 10-day cooling-off period. We verify the property's planning history (any unauthorised constructions?), the régime matrimonial of the sellers (relevant if they are a couple — French matrimonial law can complicate sales), and any servitudes (rights of way, easements) affecting the land.
Keys in hand — and what comes next
Final signing at the notaire. Remote signing available via power of attorney — many of our Provence clients complete entirely from abroad. After signing, we connect you with local artisans for renovation (Provence has exceptional stone craftsmen), pool maintenance companies, garden services, caretakers, and rental managers if needed.
Example projects
Budget: €780,000 · Dutch buyer
Property: 4-bedroom mas near Roussillon (Luberon), 185m², 4,000m² garden, pool, original stone features intact. Required renovation to kitchen and one bathroom. Process: Found off-market through our local Apt agency contact. Two visits over a long weekend. Offer accepted same day — seller had chosen our buyer over a higher offer from a developer because of the buyer's commitment to preserving the property. Signed in 11 weeks. Outcome: Renovated over one winter (€65,000). Rented for 10 weeks summer season first year: gross €52,000. Now used personally for 5 weeks/year, rented the rest.
Budget: €1,850,000 · American buyer (New York)
Property: 6-bedroom bastide near Les Baux-de-Provence (Alpilles), 320m², 1.2 hectare park, heated pool, original 18th-century stone facade, fully renovated interior. Found through our Alpilles notaire network — off market, never listed. Process: Full remote purchase. Video walkthrough + independent survey report. Power of attorney for signing. 14 weeks total. Outcome: Personal use only (4–6 weeks/year). Not rented — used as private family retreat. Value estimated +15% since purchase (2 years ago).
Budget: €680,000 · British buyer (London)
Property: Restored hamlet near Cotignac (Var) — main mas (4 bedrooms, 180m²) + 2 stone gîtes (40m² each) + barn + 8,000m² land with truffle oaks. Process: One weekend visit. We had sourced this from our Var agent before it was listed. Negotiated from €720,000. Signed in 9 weeks. Outcome: Main house for personal use 8 weeks/year. Both gîtes plus main house rented remaining weeks. Annual gross rental income: €62,000. Total yield on purchase price: 9.1% gross — exceptional by Provence standards, due to the multi-unit configuration.
FAQ
What is a mas and why is it so sought-after?
A mas is a traditional Provençal stone farmhouse, typically built between the 17th and 19th centuries by local farming families. They are characterised by thick limestone walls (which stay cool in summer without air conditioning), terracotta tile roofs, exposed wooden beams, and a deep connection to the land. No new mas will ever be built — they are listed on the cadastre and cannot be replicated. Supply is permanently finite, which is the foundation of their enduring value.
Can American or British buyers purchase property in Provence freely?
Yes, without any restriction. France imposes no nationality-based barriers to property ownership. Americans, British nationals (post-Brexit), and buyers from any other country purchase Provençal property freely. The process is identical regardless of nationality. For British buyers post-Brexit, the 90-day Schengen rule applies to stays (see our FAQ page for details), but ownership itself is entirely unrestricted.
Which area of Provence is best for American buyers?
The Luberon — particularly Gordes, Ménerbes, Lacoste and Bonnieux — has the largest and most established American community in Provence, drawn by Peter Mayle's famous books and the area's extraordinary beauty. English is widely spoken. There is an established network of English-speaking doctors, artisans and service providers. American buyers also feel a particular affinity with the Alpilles, specifically Saint-Rémy-de-Provence, which has a sophisticated, arts-oriented atmosphere that resonates well.
What renovation costs should I budget for a Provence mas?
Renovation costs in Provence vary enormously depending on the level of work required and the quality of finish. As a rough guide: light refresh (kitchen, bathrooms, painting): €50,000–€120,000. Full quality renovation: €900–€1,400/m². Complete restoration of a historic stone mas with premium finishes: €1,400–€2,000/m². The good news is that Provence has exceptional local craftsmen — stonemasons, carpenters, ironworkers — who know how to work with traditional materials. We connect every client with vetted local artisans.
Is the Luberon overpriced compared to other areas?
The Luberon commands a premium — sometimes a significant one — compared to the Alpilles, Var or Vaucluse for comparable properties. Whether that premium is justified depends on your priorities. If the Luberon villages (Gordes, Ménerbes, Bonnieux) are important to you — for their beauty, their community, or their rental appeal — the premium is real and justified. If you are flexible on location, the Alpilles and inland Var offer comparable landscapes and property quality at 20–35% lower prices. We always show buyers both options and let them decide.
Can I rent my Provence mas short-term without restrictions?
Yes — unlike Paris, Provence has no annual cap on short-term rental of secondary residences. You can rent your mas through the full summer season (typically 14–16 weeks) without any day limit. You will need to register with your commune (simple online process) and declare rental income to French tax authorities. We connect clients with specialist Provence holiday rental companies — the best ones have established British and American client lists and will fill your calendar before public listing.
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