A holiday home in Provence
Whether it’s a French city-dweller or a foreigner in search of the sun, everyone admits to a real fondness for lavender fields and olive-groves, old stones and century-old “mas”, the chirping of the crickets and authentic villages. Time-out in Provence…
Beyond its picture-postcard image, Provence has many other facets. It in fact covers several “départements” : Le Var, Les Bouches-du-Rhône, Le Vaucluse, and even Les Alpes-de-Haute-Provence. Its villages share a concept of life based on serenity and authenticity. With a holiday-home market as sizeable as that of the Côte d’Azur, it can offer persuasive arguments such as well-preserved sites and appreciable proximity to main roads. Yann Andres of the agency of the same name is full of praise for the Luberon, especially the area defined by Gordes, Ménerbes and Bonnieux. “Unique in southern Europe, the geographic factor encourages the acquisition of second homes here. The TGV train station in Avignon is less than 40 minutes away, as is the entrance to the motorway ; another 20 minutes, and you’re already at Marignane airport.
As surprising as it may seem, Gordes and its old stone buildings are only 3 hrs 20 from Paris by train : London is just a 2-hour flight away. The Luberon is protected by the very strict regulations of the regional nature park, so there are no bill-boards, no large supermarkets, no housing estates and very few blocks of flats.” Here, the scenery is highly prized and people aren’t fond of concrete. The region focuses its attention on the top end of the market. The holiday-home market is still shared equally by French and foreigners, even if one senses a strong drive on the part of the latter. Prices start at one million €, slightly lower if renovation is required. The average transaction thus lies in the 800,000 € to 1.5 million € range, and entitles the buyer to living space of 300 m2 in about 2.5 acres of land with an attractive view. Enviable properties flirt with the 3 million mark, though exceptional examples go well beyond, never attaining, however, the highest prices on the Côte d’Azur. “Except, perhaps, when we’re talking about a château or vineyard,” points out our specialist. Fairly priced, properties sell within thee months. But only a minority post prices reflecting their real worth. The difference between the prices asked and the amount that should be paid puts a brake on the market’s vitality.
Closer to Aix-en-Provence, the southern part of the Luberon doesn’t follow the same rules. “In contrast to this flagship city, more characterized by family mansions, this sector offers country houses and farms close to villages as enchanting as Lourmarin, Cucuron or La Tour d’Aigues. Properties benefit from extensive grounds, boast authentic old materials and character that is typical of the region. With living space of 200-300 m2 in grounds of 4,000-5,000 m2, they range on average from 700,000 to 900,000 €. And while we’re looking at the holiday home segment, ie. 30 % of transactions, the region is also of interest to the people of Aix who, for the same budget, have difficulty finding the same appointments in the immediate radius around the town,” says Michel Agnel from the Korine Olivier estate agency. Clients include Parisians, future French retirees and 15-20 % of foreigners, including Belgians and Dutch. They’re looking for scenery unspoilt by rampant urbanisation, views of the Durance, quality hotels and restaurants. Even though highly competitive, the market is doing marvellously well. Non-typical properties are the subject of irrational negotiations, often in the 1 to 1.5 million € bracket, without even mentioning the level attained in Gordes. “Another Provence is to be discovered at Aups, Salernes and Régusse, villages in the Var at the entrance to the Verdon Gorges,” adds Michel Agnel. Fans from Luxembourg, Belgium and Germany arrive in number from June to September, multiplying the population by 10 or 15. Here, the “neo-Provençal villa” reigns supreme. Costing from 500,000 to 600,000€ around Aups and Salernes, it offers 150 to 200 m2 in a garden of 2,000 to 3,000 m2. A price that would be halved in little townships hardly 10 km away. Dynamism hasn’t really taken hold : purchasers of holiday homes hesitate here, due to the more remote location of this part of the back-country. “More affordable than the Luberon, the edge of the Var including Forcalquier, Oraison and communes close to Manosque attract North Europeans who are very keen on old buildings and scenic views, farms, old sheepfolds and history,” concludes the manager of the Korine Olivier agency.
All that remains to be explored are the Alpilles, highly sought-after and widely covered by the media. Virginie Laplagne of the Solvimo Saint-Rémy-de-Provence agency splits this hilly area into three parts. The north, with Gravezon, Eyragues, Maillane and Fontvieille, is less popular. There’s no view of the Alpilles and old “mas” are being replaced by standard houses and villas costing from 250,000 to 450,000 €. More importantly, the celebrity effect has faded away. One advantage, however, is proximity to main roads. Demand for holiday homes, accounting for 5 to 10 % of this market, mainly concerns village houses with a garden. The charm of the southern Alpilles is, on the other hand, hard to dispute. This area comprised of Les Baux-de-Provence, Maussane, Paradou and Mouriès embodies the idea everyone has built of Provence, its stone constructions, plane-trees, fountains and, of course, its olive-trees. Mouriès tops the list of the region’s oil producers. Here, you see more country houses, ranging from 500,000 € (with restoration needed) to 3 million € (300 m2 in 2.5 acres of elevated grounds with swimming pool and annexes). Holiday homes represent a market share of 20-30 %. Parisians, Lyonnais, the English, Belgians, Germans, Dutch and Italians all set their sights on luxury properties.
Finally, the golden triangle, staked out by Eygalières, Saint-Rémy and Maussane, is the stomping ground of a wealthy clientele, determined to treat themselves exclusively to an address in one of these villages, and fully aware of the financial terms they will have to accept. The lowest price-tag is 800,000 €. If they fail in their quest, they may decide at best to set their sights on Gordes/Ménerbes/Bonnieux. Within the second home sector, a recent phenomenon has appeared : many of these buyers live here all year round, going back and forth on business in order to preserve their new-found quality of life. “Like the Luberon, the Alpilles have benefitted from the TGV (hi-speed train).” Virginie Laplagne also admits the resounding success of new properties, a certain slowdown in activity, and stability in prices. On this subject, Yann Andres mentions their high level, and competition coming from other parts of Europe such as south-west France, Spain and Tuscany. The Anglo Saxons, for instance, are always comparing prices. “Though Provence’s accessibility gives it a good head start,” he adds. “As do its towns, Aix and Marseille, amongst the most attractive. International opinion has endowed Provence with undeniable attributes : the feeling that you’re in another world, but without the inconveniences.”
By Laetitia Rossi.
