Provence-Alpes-Côte d’Azur
This part of south-east France has been a popular choice for English-speakers looking for a slice of French life
Regional capital: Marseille
Departments: Alpes-De-Haute-Provence, Alpes-Maritimes, Bouches-Du-Rhône, Hautes-Alpes, Var, Vaucluse
Main cities: Marseille, Nice, Toulon, Aix-En-Provence, Avignon
Thanks to the unique microclimate of this region, whose borders remained unchanged in the recently redrawn map of France, it is possible to enjoy a morning’s skiing in the Alps followed by a dip in the warm Mediterranean sea in the afternoon.
This part of south-east France, which borders Italy and the principality of Monaco, has been a popular choice for English-speakers looking for a slice of French life since before Peter Mayle wrote his bestselling A Year in Provence.
Coupled with the lure of the Côte d’Azur, which basks in the glamour of Cannes and Saint Tropez as much as the warm Mediterranean sun, this means property bargains are more difficult to find than in many other rural regions of France.
Nature-lovers will be enthralled by the wild bulls and flamingoes of the Camargue wetlands.
Property prices
Median prices per m2 for non-newbuild apartments in the third quarter of 2025: Nice €4,810 +1.5%, Marseille €3,240 +3.9%
Median prices for non-newbuild houses in the third quarter of 2025: Nice n/a, Marseille / Aix-en-Provence €400,000 +3.5%
(figures taken from the most recently available French property report (Jan 26) from the Notaires de France, % year-on-year change: July 1, 2025 to September 30, 2025 / July 1, 2024 to September 30, 2024)
Character of the region
Often shortened to PACA, the Provence-Alpes-Côte d’Azur region borders the Mediterranean to the south and Italy to the east, and is known for its sunny climes and varied landscape encompassing mountains and sea.
The coast’s dynamic and diverse capital Marseille acts as the gateway to southern Europe with access to Africa and the Middle East, while the Alps offer space and freedom in the great outdoors. The principality of Monaco sits in its south-eastern corner.
Population/density
5.2 million people across 31,400 sq km (Insee figures 2023 [latest available]) = approx. 7.7% of the population
Fact: Marseille is France’s third-largest city after Paris and Lyon (Auvergne-Rhône-Alpes capital)
Weather
Mild, wet winters (January average 8C) and hot, dry summers (July average 25C).
Local industries
Agriculture, tourism and R&D.
Cities and towns
Major cities include Marseille, Nice, Toulon (Europe’s largest military port), Aix-en-Provence and Avignon, alongside towns such as Cannes, Antibes, and Saint-Tropez.
Food and drink
Pastis, wine (Côtes de Provence rosé, Châteauneuf-du-Pape, Rasteau, Bandol), bouillabaisse (fish stew), ratatouille, tapenade (olive paste), pistou (basil garlic sauce), aïoli (garlic mayonnaise), salade Niçoise, pissaladière (tart with anchovies, onions, olives), socca (chickpea flour pancake), calissons (sweets)
Cultural points of interest
PACA’s riches are renowned, from hilltop villages close to the lavender fields of Provence and the calanques (limestone coves) of Marseille-Cassis, to the wild bulls and flamingoes of the Camargue wetlands and the dramatic drops of the Gorges du Verdon.
The region’s beauty inspired artists who left a rich cultural legacy in the area, among them Paul Cézanne, Vincent Van Gogh, Henri Matisse, Marc Chagall and Pablo Picasso.
Major transport points
Airports: Nice Côte d'Azur (NCE), Marseille Provence (MRS), Toulon-Hyères (TLN), Cannes Mandelieu (CEQ)
Trains: Marseille-Saint-Charles, Nice-Ville, Avignon, Aix-en-Provence, Cannes, Menton
Motorways: A7 (Autoroute du Soleil, linking to northern France), A8 (La Provençale, west to east / Italy), A50, A51, A52, A54, A55, and A57
Ferries (to Corsica): Marseille, Nice, Toulon