Charming stonehouse with quiet location, panoramic view, and swimming pool
Villa · Côte d'Azur, France
€549,000
The Basics
Our Analysis
Priced 14% below the local sale average of €4,419/m² based on 1283 sales in 2024. This property operates as a split-unit income generator, consisting of two separate dwellings built a decade apart, which complicates the 'single villa' classification and may require structural integration if intended for a single family. While the 10/10 Booking.com rating suggests strong short-term rental viability, the reliance on a septic tank for a high-occupancy capacity (up to 8 guests) poses a significant infrastructure risk. The extensive 2,750 m² terraced plot and proximity to the Estérel/Var woodland trigger mandatory 50-meter brush-clearing obligations that represent a hidden annual maintenance cost for the buyer.
The Verdict
Suited for
Less suited for
What this home offers
Location
Côte d'Azur / Alpes-Maritimes, Var (83)
Financials
Price Fairness
How the asking price compares to local market data
Priced 14% below the local sale average of €4,419/m², based on 1283 sales in 2024.
What It Costs to Own
Estimated monthly and upfront costs based on your buyer profile
Upfront
~€215,208
Monthly
~€3,187 /mo
Realistically required investment
Estimated over 5–10 years
€66,500–€169,000
~12–31% of property value
Most buyers underestimate this by ~30–50%
Rental potential
Estimate how much you could earn renting this property — as a holiday let, B&B, or separate units.
Things to know
Things to know
Legal considerations
Environmental & location risks
Show all 12 standard requirements
Good to know
Location & environment
Living here
What daily life looks like in this area
While basic village amenities are reachable within a 10-minute walk (0.5km), the 15km distance to major hospitals and trains requires a vehicle. The 'perched' nature of Bagnols-en-Forêt means local walks likely involve significant incline.
About this area
Local market
Nearby services
Internet connectivity
Best available speed: >1 Gbps
Source: ARCEP, commune-level statistics (2025-12-31)
Safety & crime
Interpreted from official police & gendarmerie records
Could not retrieve safety data
The data source may be temporarily unavailable
Next Steps
Questions to ask and documents to request
Key things to clarify before making an offer
Questions to ask
- Are the two units (90m² and 60m²) registered as a single residential dwelling or two separate lots in the land registry?
- When was the septic tank last emptied and does it meet the current SPANC compliance for an 8-person capacity?
- Is the swimming pool registered with the tax authorities and does it have a certified safety device (alarm, cover, or barrier)?
Documents to request
- Title deed (titre de propriété)
- Technical diagnostics package — DDT (DPE, amiante, plomb, termites, ERP, assainissement, électricité, gaz, bruit)
- Land survey plan (plan cadastral)
This report is generated from listing data and regional knowledge. It is not a substitute for a professional survey, legal review, or in-person visit.
Characteristics
Details
- Note by advertiser
- Strong revenue stream
- Property Type
- Villa
- Status
- Authentic
- Category detail
- Country Seat
- Commerce category
- Income property (tenant)
- Year of construction
- 1970
- Stories / levels
- 1
- Total living m2
- 144 m²
- Plot size m2
- 2,750 m²
- Orientation
- Southerly
- Scenery
- Mountains
- Sewage
- Septic Tank
- Security
- Yes
- Gas
- B
- Energy
- D
- max. occupancy
- 8
- Ownership tax p/a
- €1800.00
Room information
- Total number of rooms
- 5
- Bedrooms
- 2
- En-suite bathrooms
- 1
- All bathrooms
- 2
- Kitchen size
- 20 m²
- Additional kitchens
- 1
- Dining room
- 20 m²
- Family room
- 15 m²
- Toilets
- 2
- Total Parking Spaces
- 10
- Terrace size
- 40 m²
- Cellar
- 15 m²
- Balconies
- 1
- Oven
- yes
- Fridge
- yes
- Gas stove
- yes
- Fully equipped bathroom
- yes
- Open kitchen
- yes
- Heating Electric
- yes
- Tiled floors
- yes
Special features
- Swimming pool
- Yes
- Pool house
- Yes
- Gardens
- Yes
- Private Terrace
- Yes
- Fitted Wardrobes
- Yes
- Barbeque
- Yes
- Open fireplace
- Yes
- Irrigation system
- Yes
- Induction Cooking
- Yes
- Dishwasher
- Yes
- Fully equipped kitchen
- Yes
- Exterior Lights
- Yes
- Garden lights
- Yes
- Security cameras
- Yes
Services in the area
- Shopping Center
- 15 km
- Supermarket
- 0.5 km
- Dining out
- 0.5 km
- Primary school
- 0.5 km
- Hospital
- 15 km
- Airport
- 70 km
- Dental service
- 0.5 km
- General Practioner
- 0.5 km
- Train Station
- 15 km
- Golf Course
- 10 km
- River
- 5 km
- Lake
- 10 km
- Coast
- 15 km
- Skiing
- 100 km
- Bus , Metro, Tram
- yes
About Côte d'Azur / Alpes-Maritimes, Var (83)
Local highlights, dining & things to do nearby
Why Côte d'Azur / Alpes-Maritimes & Var (83)
The French Riviera remains the gold standard for luxury real estate in Southern Europe. The draw is a unique combination of old-world glamour, high-end infrastructure, and immense resale liquidity. For investors, the area offers a "safe haven" for capital; for lifestyle buyers, it offers a dramatic landscape where the Mediterranean meets the Alps. Whether you are seeking the glitz of Cannes and St. Tropez or the rustic, pine-scented inland hills of the Var (the arrière-pays), this region provides a quality of life that is difficult to replicate elsewhere.
Climate & Lifestyle
The region boasts over 300 days of sunshine per year.
- Summer: Hot and dry, with coastal life centering around beach clubs and yachting. August can be crowded and humid.
- Winter: Mild and crisp. While coastal towns remain active, the hinterland becomes quiet. You can often have lunch outdoors in a t-shirt in February, then drive 90 minutes to ski in the Southern Alps.
- Lifestyle: Life follows the "market rhythm." Morning visits to local boulangeries and weekly markets (like those in Antibes or Lorgues) are central to daily life. Dining is a serious affair, characterized by Provençal flavors—olive oil, garlic, and rosé wine.
Getting There & Around
- Air: Nice Côte d'Azur Airport (NCE) is the second busiest in France, offering direct flights to most European capitals and North America.
- Rail: The TGV (high-speed train) connects Marseille, Cannes, and Nice to Paris in about 5.5 hours.
- Roads: The A8 La Provençale motorway is the main artery. While well-maintained, it is notorious for heavy traffic during peak summer and commute hours.
- Public Transport: Excellent rail links along the coast (TER), but a car is essential if you are buying a villa in the hills of the Var or the Alpes-Maritimes hinterland (e.g., Mougins or Fayence).
Practical Living
Daily life for foreigners is remarkably seamless due to the region's long history of international residents.
- Healthcare: World-class. The Hôpital Pasteur in Nice and Hôpital de Cannes have top-tier emergency departments. Pharmacies are ubiquitous and highly professional.
- Shopping: A mix of high-end boutiques and massive "Hypermarche" stores like Carrefour or Leclerc.
- Connectivity: Fiber-optic internet is widely available even in older villages, making it a hotspot for "work-from-home" professionals.
Property Considerations
Villas generally fall into two categories: "Provençal Style" (terracotta tiles, pastel plaster, shutters) or "Modern/Contemporary" (flat roofs, floor-to-ceiling glass).
- Watch-outs:
- Clay Soils (Sécheresse): In parts of the Var, soil shrinkage during droughts can cause structural cracks.
- Wildfire Risk: Strict débroussaillement (brush clearing) laws apply to villas near forests.
- Humidity: Older stone villas (Mas) lack damp-proof courses; ensure the "vide sanitaire" (crawl space) is ventilated.
- Renovation: Skilled tradespeople (artisans) are plentiful but expensive. Expect high demand for English-speaking project managers.
- Planning: The Plan Local d’Urbanisme (PLU) strictly governs what you can build. It is notoriously difficult to get permission for significant extensions in protected zones.
Buying as a Foreigner
France has a highly regulated, secure buying process overseen by a Notaire.
- Costs: Budget 7–8% of the purchase price for "Notary Fees" (mostly state taxes).
- Process: It begins with the Compromis de Vente (preliminary contract), followed by a 10-day cooling-off period for the buyer. Completion usually takes 3-4 months.
- Pitfall: Ensure you understand French inheritance laws (forced heirship), which may differ significantly from your home country. Structuring the purchase via an SCI (property holding company) is a common strategy.
Community & Expat Life
There is a massive, well-integrated expat community. Nice and Antibes have large English-speaking populations, while Mougins is a hub for international families due to the Mougins British International School.
- Services: You will easily find English-speaking doctors, lawyers, and real estate agents.
- Social: Groups like the British Association of the Riviera or various "Expats in Nice/Cannes" Facebook groups are very active.
- Integration: While you can survive on English alone, learning basic French is essential for building rapport with local neighbors and navigating bureaucracy.
Sports & Leisure
- Golf: The region features world-class courses like Terre Blanche (Var) and Golf de Cannes-Mougins.
- Water Sports: Unrivaled sailing, diving, and paddleboarding along the Esterel coast.
- Nature: The Verdon Gorge (Great Canyon of Europe) offers hiking and kayaking, while the Mercantour National Park provides high-altitude trekking.
- Culture: Home to the Cannes Film Festival, the Nice Jazz Festival, and world-renowned museums like the Fondation Maeght in Saint-Paul-de-Vence.
Safety & crime
Interpreted from official police & gendarmerie records
Could not retrieve safety data
The data source may be temporarily unavailable
From our blog
How we calculate the Real Costs of Owning a home in France.
In this article I explain how I calculate those costs on Olivings, and which public data sources I use to make those estimates as realistic as possible.
5 min read
Common Mistakes When Buying Property in Provence
Buying a home in Provence is rarely complicated, but it’s easy to underestimate the practical realities. This guide covers the most common mistakes buyers make.
8 min read
More homes in Côte d'Azur
Show all
Architect-Designed Villa – Gulf of Saint-Tropez – Le Plan-de-la-Tour
Le Plan-de-la-Tour, Côte d'Azur / Alpes Maritimes, Var (83) · Villa
€997,500
House with 4 rooms of 156m² for sale
La Gaude, Côte d'Azur / Alpes-Maritimes, Alpes Maritimes (06) · Villa
€850,000
€5,449/m²
Cagnes sur Mer. Villa of 144m² for sale
Côte d'Azur / Alpes-Maritimes, Alpes Maritimes (06) · Villa
€789,000
€5,479/m²
In a quiet, secure neighborhood near downtown: an exceptional villa offering a truly privileged life
Côte d'Azur / Alpes-Maritimes, Var (83) · Villa
€4,200,000
€11,351/m²
Set within a secure estate offering a peaceful setting, just a short distance from the town center
Côte d'Azur / Alpes-Maritimes, Var (83) · Villa
€3,950,000
€10,676/m²
Contemporary recent villa, close to amenities and just minutes from the town center
Côte d'Azur / Alpes-Maritimes, Var (83) · Villa
€1,450,000
€8,192/m²