French property: What to know about buying a second home in the Riviera and Provence
The French Riviera is often known as resort area, with yachts and mansions dotting the Côte d'Azur, but there is more to it than Saint-Tropez and Antibes.
The sunny city of Nice has become a hot-spot for Americans both buying second homes and moving permanently to France. Meanwhile, the villages of Provence that once enchanted Paul Cézanne still hold charm.
However, the south-eastern part of France does have some downsides - detractors note that the weather can be very hot and that prices (even for rural life) can be higher than other parts of southern France.
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As part of an ongoing series about second homes in France, The Local asked readers and experts to build a full picture of what it is like to buy property in south-eastern France, from the pros and cons to the advice you should know before making a purchase.
What readers had to say
"Natural beauty, quiet, good weather, and great markets in nearby villages," were just a few of the reasons Kamila Ceran gave for why she purchased a second home in the Luberon area in Provence.
When it comes to choosing a location in the south-east, Ceran said that the benefits "really depend on the location".
"There are some very famous, touristy places, like Gordes or Roussillon, and there are plenty less known and quiet, like Murs, Joucas or Lioux. So you can choose whatever you like. People are friendly, local produce is wonderful, there are also lots of houses to choose from, for every budget."
Almost every survey respondent who bought along the French Riviera or in Provence mentioned the weather as a selling point, with proximity to the coast being the another benefit for many of them.
Some chose quieter locations, like Laura Schmuck who said she chose a town between Arles and Avignon because of the "good weather and train connections".
"We are close to the bigger cities of Avignon, Arles and Nîmes, without being in the bigger cities," she said, adding that in her area "people are very nice and welcoming" and there are "not too many tourists."
Meanwhile, others opted for more urban options, like Nice.
Reader Will Alkass bought in Nice, and said that the city "has a lot of things going for it. It is a city for all ages, for all seasons, full of activities and interesting things and places, near the Alps and next door to Italy and Monaco.
He added that the Riviera offers "plenty of choices to chose from, in the centre of town, out of town, near the beach or near the mountains."
David Blackburn also chose to buy in Nice and said he would recommend buying along the French Riviera. "It is truly a magical region," he said. "My husband and I celebrated our first anniversary in Nice and never stopped going back so we finally decided to buy a home.
"Nice is France's second major airport and fifth biggest city, so it is an all year round destination with amazing transport links and always something new to do".
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'A really efficient city': Why more and more Americans are moving to Nice
Richard Hunter said he bought in Mougins, due to its "proximity to the coast, Cannes, the A8 and the Nice airport. Also, there is a lot to do in the local villages, and there is great weather."
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That said, life in Provence and the Riviera is not all sunshine.
Alkass warned that in Nice: "In the summer it gets hot and crowded with tourists. Also, the streets tend to get dirty with dog mess, but I guess this is a problem all over France!"
Resort areas can also come with high prices.
Iain Noble said the region is "a great place to live: warm in winter and a sophisticated cosmopolitan environment."
But he cautioned that "properties can be expensive. Too hot and too many tourists in summer."
According to
Meilleurs Agents
, as of May 2025, in Nice, the average price per metre squared was €5,032 for apartments and €5,970 for detached (single family) homes.
In contrast, the overall PACA (Provence-Alpes-Côte-d'Azur) region had average prices at €4,047 for apartments and €4,059 for detached homes.
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While this is still a good deal cheaper than Paris, where prices soar above €9,000 per square metre, it is more expensive than the south-west.
But if you prefer a smaller village - with a lower price point and fewer crowds - in Provence, Kamila Ceran warned that there is "no public transport in smaller villages. Access to health services may be a problem."
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What experts had to say
Joanna Leggett, the marketing director for Leggett International real estate, told The Local that "sunshine, glamorous resorts, incredible restaurants are all obvious selling points about the French Riviera".
Leggett explained that clients can be surprised by prices. "The feedback we get from clients is 'Oh, it's not as expensive as we thought!'
"You don't need to be rich to buy here. Obviously, prime Cannes or Saint-Tropez will be expensive, but having a holiday home here is eminently achievable and villages inland are absolutely stunning."
As you might have expected, the Riviera is popular, and Leggett noted that "one drawback is the traffic in the summer on the road between Cannes and Nice. If you are travelling to your home in peak season then choose your time carefully.
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"The good news is that Nice international airport has direct flights to London, New York, Miami, Los Angeles and more."
French real estate expert Adrian Leeds, the head of the real estate agency Adrian Leeds Group, which primarily works with Americans buying property in France, said that Nice is the second city she recommends to her clients (after Paris).
"Nice is just fabulous. My clients love it. It has fabulous weather, and the airport is easy to get to. It is honestly quite perfect. The only thing that is missing is the serious cultural offering that you get in Paris, but Nice has plenty of outdoor activities and nature. Plus, it is half the price of the capital."
Leeds noted that Nice fulfills all of her criteria she asks clients to consider before buying property in France: travel availability, access to healthcare, and a local, English-speaking community.
For those less interested in coastal life, Leeds also said that Aix-en-Provence is also in her top five French cities she recommends.
"Aix-en-Provence is cultured, young, and 30 minutes to the Marseille airport. That said, it does get hot in the summer, and you might want a car to be able to explore the countryside. Another downside is that in the winter, it's dead and in the summer it can be overcrowded."
Jennifer Parrette of Renestance real estate firm, told The Local that the French Riviera "is a mecca for warm weather sun seekers and supports one of the most international populations in France.
"On the Riviera, we find that people are surprised by how easy it is to travel by train to a variety of towns and beaches along the coast (...) Day trips to Italy for lunch are a reality!"
Still, she said that her company warns people about crowds during the summer time. "Even the trains can sometimes be difficult to board on peak weekends," Parrette told The Local.
One benefit Parrette highlighted is that "there are always people wanting to own a piece of this French paradise," which founder and CEO of French Riviera House Hunting, Fabricio Carminati echoed.
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"There is a strong rental potential - properties here are in high demand and can be a solid long-term investment.
"Prices have been increasing constantly (except in 2023) sustained by a very active market. There is also proximity to Italy and the Italian Riviera," he said.
The downside to this is that "competition for quality properties is strong," but while clients "might expect the Riviera to be flashy and overpriced, many are pleasantly surprised by how many quiet, authentic villages and mid-range properties still exist.
"Many also think it is a region hosting only retirees, which is wrong. Although a lot of people retire here, the Riviera is also very dynamic with many young expats."
Advice and tips to consider
Carminati said that would-be second home owners should "think about maintenance. A second home needs upkeep. Make sure you have a plan (or a local contact) to manage the property when you're away."
He also advised familiarising yourself with local rules. "Buying in France involves a
notaire
, and the legal system is very different from what many foreign buyers are used to. Working with professionals who understand the local market - and the buyer background - is essential."
Reader Kamila Ceran mentioned this as well. Her advice to those interested in the French Riviera was "Be prepared. The process takes time, months, even for a cash buyer. Do your research before you sign anything. Email is generally not an approved way of communication, so it can be hard if you don't know the language."
For smaller villages, she advised that you "go to the local
mairie
, to learn everything you need about local plans - like building windmills or trash collectors nearby. Remember it's a rural area - you can be subjected daily to the tractor noise in nearby fields."
Iain Noble recommended that would-be buyers be aware of "high service charges and often inefficient management in apartment blocks."
READ MORE:
PROPERTY: What you need to know about 'copropriété' fees in France
He also warned of the "high
taxe d'habitation
(€3,000 plus in Nice)," which is the
additional property tax
that applies to second homes and depends on the local tax levels.
And aside from studying the area you are interested in, several readers also mentioned that in this part of France, particularly if you move away from the coast, you might need to invest in installing air conditioning to deal with increasingly hot summers.
Each day this week we will publish an article on the challenges of buying a second home in certain parts of France including Paris, Brittany and the South West as well as an article on key tips for buying a French second home. Find the full series
HERE
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