A “mas” in the Luberon
The regional nature park now consists of 77 communes on almost 457,000 acres of land, home to 170,000 inhabitants. It offers hill-top villages and others in the plain. Provence and its famous country-houses known as “mas” are eternally popular among an international clientele, and the Luberon can well be proud of its authenticity, synonymous with a delightful life-style.
Not very high, the mountain range of the Luberon is 60 km long, 5 km wide, lying between the Alpes-de-Haute-Provence and the Vaucluse. Connoisseurs draw a distinction between the “Petit” and “Grand” Luberon. Apt, Cavaillon, Pertuis and Manosque are the main urban centres. From small “cabanes” built of drystone to peasant houses, “pigeonniers” to “bastides, chapels to châteaux, these old buildings have taken the stone, lime, sand, ochres, plaster and clay required for their construction from the bountiful land. Evolving with the passing centuries and depending on needs, they all blend harmoniously into the natural setting. Formerly associated with rural farm buildings, the “mas” is now regarded as the star reference for properties in the South of France. In addition to cultivated land, it generally comes with outbuildings. Very often, it faces south, lies close to a source of water and is sheltered from the Mistral wind. Which explains why north-facing façades are virtually windowless. In the Luberon, the “mas” is a rectangular building, occasionally with an L-shaped wing. An enclosed layout is the most sophisticated version. Its evolution coincides with growing families or increased cultivation of the land. In the old days, the ground floor was reserved for animals while the upper floors provided sleeping accommodation and storage. Published in 1993, Peter Mayle’s novel, “A Year in Provence”, helped to “export” the architectural qualities of the “mas”.
“The “mas” is the favourite type of property among wealthy clients, from both Paris and abroad,” confirms Rudi Janssens of Janssens Immobilier. In addition to the undeniable appeal of these old buildings with a veneer that only time can bring, their aura has become something of a legend : a symbol of the South of France, Provence and an enchanting life-style. Built of exposed stone, usually between 1800 and 1900, these properties are now acquired, in 90 % of cases, as holiday homes. Most of them have been treated to an initial round of renovation, though there are frequently in need of a revamp. The prospect of refurbishment may, in fact, put off certain clients with high demands who prefer houses spic and span, and ready to move in. In the “Golden Triangle” formed by Gordes, Ménerbes and Bonnieux, and even the southern part of the Luberon defined by Lourmarin, Ansouis and Cucuron, “mas” with surface areas ranging from 300 to 500 m2 are priced from 2 to 2.5 million euros, or 1 to 1.5 million € if modernization is required. Among his recent sales, Rudi Janssens mentions one example on almost 5 acres of land over towards Lourmarin, acquired for 990,000 € by a Parisian client, happy to undertake the work required and move in with his family. At the same time, an American client paid 1.4 million euros for a holiday residence of 260 m2 in perfect condition, on almost 3.75 acres of land near Ménerbes. Janssens Immobilier chalks up at least two-thirds of its sales figures thanks to “mas”, even though they only account for a third of the properties sold. This particular type of property is, in fact, the most expensive of all the housing proposed by the Luberon. And its scarcity is aggravated by the fact that owners, fully aware of their asset’s value and not in any real need to convert it into cash, prefer to keep it in the family.
“The low percentage of this niche segment on estate-agents’files naturally guarantees stable prices while creating quite a bit of tension, which finally bears its fruit,” comments Christine Conrad of Valancogne & Partners. Most transactions for “mas” range from 1.2 to 3 million euros, though one client recently parted with 3.5 million euros for an old “bergerie”, or sheepfarm, of 600 m2, accompanied by a guardians’apartment and 74 acres of land just 2 km from Bonnieux. Generous grounds ensure privacy and the absence of any noise or disturbance. For several decades, the Luberon has also been surfing on a wave of fashionability. Pioneers, often close to retirement, bought “mas” with the clearly announced aim of entertaining their families during the holidays. They saw these homes as places where different generations could enjoy spending time together, a tradition they liked to think would be continued over the years. Nowadays, clients in this category but now much younger, work in big cities and fly around to all four corners of the world. An old farm building then becomes a peaceful point of anchorage. They insist on reliable Internet connections and proximity to the TGV station in Avignon. It can theoretically be reached in 45 to 60 minutes, depending on the precise address in the Luberon, with the train-ride to Paris taking 2 hrs 45. These new buyers socialize among themselves, appreciate art and the rich calendar of events held in Gordes, Ménerbes, Bonnieux and Goult, but also in Aix and Avignon. The region around L’Isle-sur-la-Sorgue, outside the Luberon, also offers some fine properties, at more affordable prices. Recent rehabilitations show respect for the environment and a focus on energy savings.
“The Gateway to the Luberon, in other words L’Isle-sur-la-Sorgue, Le Thor and Les Vignères, lies at the junction of Mont Ventoux and the Durance. Lively year round, these communes are close to the TGV station,” say Stéphanie and Jean-Marc Goubert of G Immobilier de Prestige. Here, fast and easy access to the capital tends to be the decisive factor. In the case of “mas”, this region requires an average budget ranging from 800,000 € (for 250-400 m2 in need of a revamp or even renovation, opening out to grounds of 6,000 m2) to 2.5 million euros (for 700 m2 on at least 3.75 acres of land, with spacious, bright interiors and contemporary appointments). Today’s clients used to living in cities prefer the contemporary style to rustic Provençal. A Belgian buyer, who already owned a holiday home, has just treated himself to what will be his main residence, a “mas” of 700 m2 with outbuildings of 120 m2 on 34.6 acres of land, between Le Thor and Les Vignères, for 1,690,000 €. Space is seen as a luxury, a rampart holding back galloping urbanization, a guarantee of tranquillity and a sound investment. Because the latter is indissociable from personal enjoyment of a home and the sentimental aspect of an acquisition. “For a property to pursue its natural ascent, the owner will certainly not want to see a farm hangar mushroom just in front of its windows.” Likewise, more and more clients want high ceilings, a feature directly opposed to what one finds in original “mas”. Luckily, the first floors have often already been raised. Given the inevitable way this market is heading, the “mas” is losing its initial agricultural vocation as well as its interior layout. It is left with its structure, building materials, 2-sided tiled roof and the perfect harmony it maintains with Provence’s natural scenery. Which will no doubt guarantee its continuing success…
By Laetitia Rossi
