Superb gulf of St-Tropez
Contrary to current opinion, the sector is not a scene for unrestrained rivalry, with the legendary village placed far ahead of the rest. The gulf has as many communes as there are different motivations and distinct profiles among a mixed clientele. Guided tour...
A lively market at Ste-Maxime
“It’s one of the rare seaside resorts where people live year-round,” remark Sonia and Cyril Baudic of Sainte- Maxime Immobilier, “whereas Saint-Tropez is still very seasonal”…
Right on the coast, Sainte-Maxime is home to about 12,000 residents in winter and three to four times more in summer. Accommodation is shared out equally between main homes and holiday accommodation. The second category is mainly composed of villas, with a much wider choice than one finds for flats. The most sought-after area is Le Sémaphore. This hill overlooking the town centre offers easy access to the historic quarter and the beaches, as well as magnificent sweeping views of the Med. Prices rarely fall below 1 million € ; the average lies between 2 and 2.5 million, while an exceptional, renovated property of 450 m2 in grounds of 3,500 m2 with sea view will cost 6.5 million €. In the same sector, La Petite Corse plays host to properties from 3 to 6 million €. Then come La Croisette, at the exit from Sainte-Maxime direction Saint-Tropez, and Beauvallon. The drawback for the latter is dense traffic in the high season. Most transactions hover around the 2 million € mark. A house of 260 m2 with grounds of 3,300 m2 at Cavillon costs 3.5 million €. At La Nartelle, a vast neighbourhood easily reached from the centre, the average price tag is close on 1.5 to 2 million €. Fans of apartments focus on the town itself. Its old part is highly typical, though not very practical. A 2-bedroomed flat of 50 m2, refurbished and facing the deep blue sea, costs 300,000 €. The same apartment with a garage in the modern part of town, more practical but with less charm, can be found at 320,000 €. For a very classy apartment of 130 m2 in a residence with park and pool, expect to pay 800,000 €. Thanks to the wide choice, except for building plots, negotiations move at a good pace. Only over-valued properties fail to sell. The market is active, rising and healthy.
Grimaud, an ideal location
This commune with three different sectors lies at the heart of the Gulf, midway between Saint-Tropez and Sainte-Maxime. “An attribute that explains its popularity among international clients,” observes Philippe Jager of Jager Immobilier… The only real drawback about the Gulf of Saint-Tropez lies in its accessibility…
often very difficult. With two roads leading to the A8 highway, Grimaud is one of the rare good pupils in the class. Only 3 km from the sea, Grimaud is the oldest village in the Var. Very quiet, it appeals to fans of calm, authenticity and privacy. It is characterized by a concentration of art galleries, unimpeded views of the gulf, Sainte-Maxime and Saint-Tropez, and the surprisingly large living space offered by its village houses. 140 m2 on two floors, opening out to the hills and extended by a terrace costs 700,000 €. Then there’s Port-Grimaud, home to magnificent yachts. Most homes here are rented out. High prices for properties are explained by the rarity of mooring spaces. A “fisherman’s house” of 70 m2 with a 15-metre mooring will sell for 1 M €. Finally, Beauvallon spreads out above the Mediterranean shore facing Saint-Tropez. It offers an 18-hole golf-course and a 90 year-old beach. 250 m2 in grounds of 2,500 m2 will change hands at 2 M €. While the first two areas are very sound values, because now well-entrenched and highly prized, Beauvallon suffers in comparison with other sectors. Philippe Jager is not, however, experiencing the national slowdown in activity, except for properties of less-than-average quality.
A more accessible west
“While very close to Saint-Tropez on the map, Cavalaire-sur-Mer and La Croix-Valmer, the two seaside resorts on the west side of the gulf, offer a completely different property market,” says Bertrand Foucher of the Agence de Cavalaire…
Cavalaire has 4 km of sandy beaches and a pleasant harbour, particularly appreciated by the French. House prices start at 600,000 €, range from 900,00 to 1.2 million € for the majority of transactions, and only go beyond 1.5 million on rare occasions. Apartments are handled by developers. The top end of the market ranges from 7,500 to 11,000 €/m2 when offering a good view of the Mediterranean. The average price is 4,500 €/m2. The most significant feature over the past few years has been the restructuring of the town centre. Even though roads have been reduced to provide a much more attractive shopping area, traffic circulates more easily. This successful experience is, in fact, about to inspire La Croix-Valmer. For the time being, its 6-km coastline, its protected nature park of about 550 acres and the high-class neighbourhoods of Gigaro, Heraclé, Vergeron, Tabarin and Sylvabelle all contribute to an inviting scenario. As for its neighbouring commune, prices start at 600,000 €, though the top end of the market flirts with 5 to 6 million €. With this kind of budget, one can expect a property of 400 m2 on about 2.5 acres of land with sea view. It’s true that a panoramic view of the Med influences prices, and may result in a 30 % price difference for virtually identical homes. As for building land, the western part of the gulf suffers from the same penury as elsewhere.
Saint-Tropez, an exception to all rules
“It’s hard to make comparisons with other towns around the gulf,” admits Daniel Richier of Azur Prestige Immobilier. “Fans insist on the Saint-Tropez address, possibly tolerate the idea of migrating to Ramatuelle or even Gassin, but nowhere else”…
This “exceptional” character is reflected by high prices. A fisherman’s house of 80 m2 with a glimpse of the sea, a terrace and refurbishment to be carried out will not be found under 1.5 million €. Most transactions exceed the 3 million € mark. A few French industrialists rub shoulders with 80 % of foreigners, English, Scandinavian, Belgian and Dutch. The Russians systematically aim for the top end of the market. Sought-after areas include Les Canoubiers, Le Capon and Les Salins. In Les Parcs de Saint-Tropez, the most modest investment amounts to 4 million €, with 8 million € bringing a home of 400 m2 in grounds of 5,000 m2. Still on a gated and guarded estate, a seafront property can cost over 15 million €. While the market is particularly competitive, it is not affected by any crisis. And there’s no reason why that would change, given the scarcity of building land and highly restrictive planning regulations. The media talks in vain about Saint-Tropez being abandoned for equally festive but less expensive destinations, the town is always full. Better still, thanks to modern means of communication and the dynamism of the Nice Côte d’Azur airport, visitors stay for longer periods than in the past. Rental possibilities are, however, dwindling away.
