Despite the difficult context and the rise in rates, we still observe a surprisingly active market although the conclusion of transactions is becoming longer and more complicated. Discover the analysis of experts from the Sotheby’s International Realty network, with a tour of the regions most popular with buyers of second homes in France!
Secondary residences resisting the predicted real estate crisis
The years of confinement (2020-2022) gave sales records years thanks to a new, more flexible lifestyle between the city and the countryside, resulting in the emergence of half-primary/half-secondary residences. “During this exceptional period, we had an unprecedented activity, particularly in markets traditionally popular for second homes. Now exceptional real estate is plateauing and this phenomenon also applies to the second home market. On the other hand, this slowdown, which is a natural phase in the market cycle after 3 record years, is much less pronounced in our secondary residences segment than for the new and classic market. », explains Alexander Kraft, President – Managing Director of Sotheby’s International Realty France – Monaco.
This phenomenon can be explained by the fact that buyers of second homes are less affected by the increase in rates than buyers of primary residences, particularly first-time buyers and average households.
Why this interest in French second homes?
Now that the French have returned to the city to find a social life and a more active lifestyle, they also want to escape it at times by treating themselves to some greenery in their second home. “We have returned to a more classic market with a more traditional use of second homes. People who invest in a second home mostly want to treat themselves to a green and calm setting in order to balance their professional life, which often requires being in the city, with their personal life, which they want to be more relaxed. They do not plan to leave their hometown and their main residence: for them, it is exclusively a question of finding a balance that suits them, “ explains Alexander Kraft.
Finally, buyers are aware of making good long-term investments. This is not a purchase trigger but remains an important consideration, particularly in difficult times and high inflation.
Who is buying today in France?
The pandemic had marked the second home market with a significant rejuvenation of buyers. The thirties and forties had entered this market long occupied by older people. “This “Airbnb” generation favored turnkey properties that had already been renovated, where all that remained was to settle in. They are also sensitive to developments that save energy such as solar power and any new technology that makes it possible to make a gesture in favor of the planet,” adds Alexander Kraft.
The continued interest of the French is reinforced by the return of foreigners, especially Europeans, Americans, and increasingly Asian customers.
A stable market and longer transactions
Despite the difficult context and the rise in rates, we still observe a surprisingly active market although the conclusion of transactions has become longer and more complicated in recent months.
“There is an imbalance between the expectations of buyers and sellers. Sellers still believe they are in 2022 while buyers are already anticipating price drops linked to developments in the new home market and the classic market in particular. Therefore, our challenge is to find a reasonable middle ground in line with the new market reality”, says Alexander Kraft. Negotiations tend to be longer and more aggressive, with lower offers not being accepted right away. However, particularly for quality goods without any defects, transactions remain rapid; in general, the accepted negotiations are between 5 and 15% of the initial price depending on the market and the property.
Côte d’Azur, solidity to all tests
“The Covid period was very dynamic, marked by a desire to purchase with exterior, view/near the sea, etc. We have returned to the days before with requests similar to what they were before 2020. The real obstacle that we are encountering today concerns financing that has become difficult to obtain due to the increase in rates and the loss of appetite of banks to finance foreign clients: this invariably leads to a growing number of sales that are not successful.
We are also recording fewer requests even if we still have very interested customers who are positioning themselves. Although the dynamism of the Covid period will not be matched in 2023, we are not currently observing a drop in prices. On the contrary, in Nice for example prices are still rising. Our market is quite unique and, if there is to be a drop, it will catch up with us later because a large number of our clients have several properties and therefore do not need to sell.
The Americans are present, which can be explained by two realities: the dollar which is stronger, and the fact that some find France safer than the United States for making their investments. We also note that Nice performs very well in both primary and secondary residences,” explains Peter Illovsky, head of Côte d’Azur Sotheby’s International Realty with 5 agencies.
Tour of regional markets with second homes in France
Megève, Courchevel and Méribel, above all a second home market
“We are in a market that is 95% secondary residences. It has been constantly increasing since COVID-19 and has reached peaks for 2 years. Whatever the resort, the mountain market is always very dynamic even if Megève remains the most popular resort ahead of Méribel and Courchevel. », explains Olivier Roche, manager of the three Megève, Courchevel and Méribel resorts at Sotheby’s International Realty.
“Demand is very high but supply is reduced, which explains the increase in prices. It has evolved exponentially but new economic market conditions (interest rates, inflation, war) have not slowed down demand. In Megève, prices have increased by 20% over the last three years. This increase is directly impacted by the lack of goods on the market, with stocks being very low.
There are no rules in our niche mountain market but the 3-bedroom apartment, connected to the village, is very popular, as is the 5-bedroom chalet with spa and swimming pool. Of course, views and connection to slopes remain the main criteria. For the same 100m² apartment with 3 bedrooms, identical services, and a good location, it costs 2.5 million euros in Méribel, 4 million euros in Courchevel, and 1.5 million euros in Megève. We have observed longer and more frequent use of goods during peak seasons but also in shoulder seasons. Teleworking facilitates this new trend but there are also other environmental factors that encourage a more dense use of second homes in assembly, and more particularly in Megève: pollution, heat waves, and strikes. People come to take refuge in the mountains.”
Chamonix, strong demand and rising prices
“In Chamonix, demand remains strong for the acquisition of secondary residences. The number of buyers is such that it sometimes becomes difficult to satisfy all expectations. », explains Sonia Thomas, manager of two Sotheby’s International Realty agencies in Chamonix.
“Large apartments are particularly sought after because they are easier to manage as a second home. But the market does not have enough products in this category. Properties only stay on the market for a short time: a customer can make an offer a few hours before their visit. Prices have been rising for 5 years. A beautiful 3-bedroom chalet in a prime area of Chamonix can easily reach 2.8 million euros, or even 3 million if there is beautiful land. In Chamonix city center, we get up to 14,000 euros/m².
Buyers who are unfamiliar with the sector are often surprised and disappointed when they realize that a budget of 1.5 million euros is not necessarily enough for a well-located chalet. Chamonix is a year-round mountain resort with an extraordinary quality of life, close to Geneva airport or the TGV station. Prices have soared. Chamonix Center, the districts of Les Praz, Les Bois, or Les Tines are very sought after. There are still great opportunities at the top of the Valley in Argentières if you are ready to seize an opportunity at the price offered. It can happen that the secondary residence becomes semi-primary.
The property is often occupied by family, and friends, or for seasonal rental. The crowds are fairly regular all year round and even more so in the summer. In Chamonix, the market is not completely mature for properties priced over 10 million euros; these sales are quite rare and it is a recent phenomenon in the Valley.”
Normandy, for a green lung close to Paris or a future main residence
“Today the market has returned to a more traditional pattern with on the one hand people in their forties, often Parisians, who are looking for a green lung by coming to Normandy, and on the other hand a very present clientele who invest in a second home with the aim of becoming the principal at the time of retirement. », explains Cyril Maupas, director of Sotheby’s International Realty in Normandy (Deauville, Pont-L’Evêque, Bayeux, Rouen).
“Geographically we distinguish two trends: land and seaside. The latter is very sought after but the notion of erosion is increasingly thought of although this does not stop acquisitions even in the red zone. The subject that slows down thinking time is that of energy diagnostics and audits in single-property properties. Classified properties do not have this constraint but it is a recurring subject for those from the 18th or 19th century.
In the Seine-Maritime market, we are seeing a new craze for the acquisition of châteaux: we have sold 4 in recent months on the banks of the Seine. In the Bayeux sector, we find a lot of foreign customers, directly linked to the proximity of the landing beaches. In the Pays d’Auge, after the pandemic created a certain enthusiasm, the sector is regulating itself on its land part with the traditional environment and the countryside. Exceptional properties are the rarest and most sought after with demand as high as ever, such as houses in the heart of town in Deauville, beach access, or even an apartment along the coast for example.
The “country” market is becoming coherent and normalizing again. Normandy remains a safe haven, it continues to be a highly sought-after region both by our traditional Parisian clientele and by foreigners. It is a beautiful region little impacted by global warming, which offers 600 kilometers of coastline, magnificent Normandy landscapes, varied architecture, and a beautiful history. »
Brittany, a highly coveted seaside
“Like last year, the second home market remains active in Brittany for seaside properties even if we have noted a “brake down” on the part of buyers since the last quarter of 2022.”, reports Ronan Pradeau, head of the Bretagne Sud Sotheby’s Realty agencies (Quimper, Vannes, La Baule). “The search is changing little on the criteria of the ideal property: rather old or very beautiful contemporary, seaside, beach and shops accessible on foot or by bike, little work desired because few qualified craftsmen available and shortage /rise in the price of construction materials or, conversely, a property to be completely renovated.
We offer properties between 400,000 euros and 12 million, but the bulk of the budgets are between 800,000 and 1.2 million euros or more than 2 million. Whether you are in Côtes d’Armor (22), Finistère (29), Morbihan (56) or Loire-Atlantique (44), the seaside is the most coveted area. These are Bénodet, Sainte-Marine, Beg-Meil in Finistère, the Gulf of Morbihan, Carnac, La Baule/Pornichet, Pornic or even the Pays Bigouden and the Bay of Audierne which are experiencing a new craze. There are few good real estate deals to be had in Brittany, the region has always been attractive and even more so with global warming, but the best opportunities today are found in the countryside: you can acquire, for example, a 2 400 m² in perfect condition on 8 hectares for less than 2 million euros. »
Emerald Coast, a trickle of supply in the face of sustained demand
“The trend is still the same in the market for second homes on the Emerald Coast: demand is strong, sustained, and serious in the face of supply that is still sparse. The entire coast is affected on each side of the Rance, with Dinard, Saint-Lunaire, Saint-Briac, and Lancieux on one side, and Saint-Malo and Cancale on the other. », explains Christophe Martin, Director of Côte d’Emeraude Sotheby’s International Realty.
“Prices have stabilized at a high range, with no increase since fall 2022. The second home market on the Emerald Coast actually includes several markets. On the one hand, we have rather frequent requests for so-called classic properties such as an apartment of 100 m² which will, depending on its condition and location, be between 5,000 and 7,000 euros per m², or a house of 150 m² between 600,000 and 800,000 euros depending on its condition and location. On the other hand, there is also tailor-made real estate with possibly a sea view, between 9,000 and 11,000 euros per m².
For a sea view property, you need to count between 2 and 3 million euros, with exceptions depending on the surface area and condition. In our market, the important criteria are location, proximity to activities and shops, and tranquility. Prices vary between 500,000 euros for a 100 m² apartment and 3 million euros for a beautiful sea view property. It all depends on the location, the condition, the services… but there is no good business to be done at the moment on the Emerald Coast due to the scarcity of supply compared to demand. We note a change in the use of the residence home which becomes a second place of residence thanks to teleworking: many families, who were hesitant to telework, have taken the plunge or are in the process of organizing themselves to take it because they realized that it was feasible, whether they are employees or business leaders. Our customers are French, on a Rennes-Paris axis, with also some buyers from the North of France or even foreigners from Belgium, Switzerland and Germany. »
Île de Ré, a return to normal with a supply market
“The second home market has experienced a clear slowdown on the Ile de Ré since September 2022. We are seeing a return to normal with a market of supply and no longer demand. It will take time for sellers and buyers to meet again,” specifies Vincent Petit, director of La Rochelle Ile de Ré Sotheby’s International Realty.
“Even if prices remain high, a downward adjustment of sales prices is necessary. In 2022, prices varied between €6,000 and €8,000 per m². Our clients, the majority of whom are French, are particularly looking for villas by the sea, without work and with shops within walking distance. The budget is around 1.5 million euros. Le Bois plage is particularly sought after because it ticks the greatest number of criteria, but this sector is a victim of its success: prices are high and there is very high attendance.
In my opinion, Saint-Clément, which has long been ignored, is an excellent alternative for the north of the island. It is a very pleasant little village, away from the summer crowds and still accessible. For municipalities like La Flotte or Saint-Martin, you need to plan between 1.5 million and 2 million euros. We recently sold a house to renovate with great building potential for 1.1 million euros. For future buyers, it is important to keep in mind that seasonality remains very marked on the island; let’s not forget that this remains a rural environment that cannot suit everyone.”
La Rochelle, more requests for primary residences than secondary ones
“This year, we are recording more requests for secondary residences to acquire a primary residence than a secondary residence in the La Rochelle sector. The trend has reversed and customers are more selective”, Expresses Vincent Petit, director of La Rochelle Ile de Ré Sotheby’s International Realty. “We mainly have two buyer profiles: families moving to the provinces and seniors who want to settle in the region. Prices are stagnating. For a house with character, such as a private mansion, in the very center, you need to count between 800,000 and 1.5 million euros. La Genette, the Mail and the city center are the most sought-after areas to be able to do everything on foot and have all the amenities nearby. »
Royan and Île d’Oléron, two growing sectors with stable prices
“In these two sectors, the market is doing well, and prices have been stable for 1 year. Our clientele, mainly French, are attracted by the ocean and are looking for a peaceful living environment. For some, the view is an asset, and, for older customers, shops must be nearby. » ” indicates Francis Clein, manager of Royan/Ile d’Oléron Sotheby’s International Realty. “The golden triangle of Royan (Saint-Palais, Vaux-sur-Mer, and Pontaillac) is particularly in demand. On the island of Oléron, clients are looking for typical or contemporary houses close to the ocean with a maximum budget of 2 million euros. Some of our clients have jobs that allow teleworking, which allows them to enjoy their home more. »
Bordeaux and Arcachon Bay, are essential outdoor spaces
“More and more, secondary residences are felt as a refuge, a shelter, a place of “security” and rest: second homes are equipped with wifi and gain in comfort, then become main residences. While the main residences are embellished with a swimming pool or vegetable garden and become leisure or holiday residences. », explains Carmen Milcent, deputy director of the Bordeaux Sotheby’s International Realty and Cap Ferret Pyla Sotheby’s International Realty agencies.
“Demand in the countryside, in the immediate vicinity of Bordeaux, by the sea or lake is always on the rise. Teleworking further anchors this phenomenon, which has gone from a simple trend to a recurring reality. The most sought-after properties are the countryside less than an hour from Bordeaux, Arcachon Bay, and the surroundings of the region’s lakes. Outdoor spaces are essential if possible not overlooked. The quality of connectivity is considered, as well as the search for calm, with the possibility of easily accessing all cultural or sporting activities.
Our clients are looking for properties in which they will be able to choose their level of social mobility, without suffering it. Our buyers are as much local as Parisians or foreigners; we also note that the Americans are back. The average budget for our transactions on this type of sought-after property is 1.6 million euros. By agreeing to take charge of some work, the south of Bordeaux, on the banks of the Garonne, can still be attractive. Some small, lesser-known villages on the Arcachon Basin or more “secret” areas along the lakes can also be. »
Basque Country, still very strong demand by the sea and in the countryside
“After a period of exponential growth in prices, we are rather observing a stationary trend in secondary residences, without however moving towards a decline. Buyers are still present and demand remains very strong”, says Bénédicte Marchal, director of Biarritz Sotheby’s International Realty and Saint-Jean-de-Luz Sotheby’s International Realty. “The most sought-after areas remain the coastal strip, from the bay of Saint-Jean-de-Luz and Ciboure to Anglet Chiberta. With proximity to the ocean and easy access to beaches and shops. Demand is still very strong in Guéthary and Bidart for properties in the heart of the village or with a view of the ocean but also in Biarritz.
The seaside town offers an exceptional quality of life with access to all amenities, luxury boutiques and restaurants, beaches, and surf spots. The countryside is also very sought after in the charming Basque villages with authentic architecture and, often, with magnificent unobstructed views of the mountains. The international clientele is back (English, Americans, or Europeans) with still French clients from big cities. We have also observed the arrival of customers who are abandoning the Côte d’Azur in favor of the Basque Coast for their second home. The region is in fact more affordable and caters to a clientele looking for authenticity.
Prices vary greatly depending on the location, the level of standing of the property, the view… In Biarritz, the average sale price is around €9,000/m² but, for a high-end property, it is not uncommon to exceed €12,000/m² and prices can soar for a front-line view of the ocean. It is still possible to get good deals on properties to renovate. This can also be an opportunity to create your own custom home. »
Languedoc-Roussillon, a market popular with three types of customers
“Traditionally we sold secondary residences to people who bought at the end of their professional career and the house became their main residence in retirement. Since the pandemic, the democratization of teleworking is a reality that has brought us a younger, more active clientele who decide to come to the region even if they work in Paris, London, or Brussels. Our prices are increasing but remain accessible and attractive for a clientele of people in their thirties and forties, a type of people that we did not have in secondary school a few years ago. A third category of customers has appeared, it is settling in and becoming more professional: These are people who invest in prestigious properties for luxury seasonal rentals in the Languedoc – Roussillon region.
The market is doing well; we have had two hysterical years and the influx of people continues to support the market. We are selling slightly less but are still above what we had in 2020, which allows us to say that we remain at exceptional levels. Obviously, the goods must be without defects, without nuisances, and not overvalued. If all of this is respected, the goods go quickly and with little, if any, price negotiation. Our Parisian, Lille, Norwegian, Danish, Dutch, Swiss, Luxembourg, and Swedish customers are still there and the Americans have been coming back for 6 months.” explains Catherine Jousselin, director of Terres d’Oc Sotheby’s International Realty.
Provence-Lubéron, a highly successful region offering alternatives
“The second home market has been very active since the start of the year, especially since the recent nomination of Gordes as the most beautiful village in the world by Travel and Leisure, a global tourism benchmark. This appointment brings renewed interest for investors wanting a vacation home and maintains the attractiveness of the Lubéron, and more precisely of Gordes. In addition, the last season of the series “Emily in Paris” was filmed in Provence, particularly in Gordes, thus broadcasting the image of the village throughout the world. Although there has been a little less demand since the start of the year, the sales volume is however higher.” reports Pascal Danneau, director of Provence Luberon Sotheby’s International Realty.
Prices are very stable in Provence – Luberon as is our portfolio of goods, with a constant flow of incoming goods. The owners are strict on the purchase conditions of buyers, preferring by far the absence of suspensive conditions. Not an obvious fact in this context of harder credit granting. Our clients want to be in the “magic square” of the Lubéron delimited by four villages with different atmospheres: Gordes, Ménerbes, Bonnieux, and Roussillon. The trend is to be close to a village to go by bike, buy a newspaper, have a drink with friends.
After seeking isolation, with farmhouses with lots of land, clients are now looking for the countryside with proximity to services and shops, the possibility of being able to go shopping and socialize whenever they want. For those who want to get good deals in the region, I would advise taking an interest in the Mazan market. In the Mont Ventoux regional park, half an hour from Gordes, Mazan benefits from the same sunshine and the same rail and airport network, but with more accessible prices. It’s a region that is hugely popular with cycling enthusiasts. Tours are also organized there combining the best of sport (bicycle route) and gastronomy, particularly on the legendary Mont Ventoux. »
Green Provence, more reasonable prices
“The demand for second homes is high in the region. Clients are looking for either authentic properties that may need updating or modern villas. Everyone is looking for peace and quiet, a view, and preferably a few steps from a village. “, explains Alison Raltson, director of Provence Verte Sotheby’s International Realty. “Prices increased very quickly during Covid-19 (+10%), and properties were selling at asking price. Now prices are slowly returning to what they were before the pandemic. Tourtour, Cotignac, and Entrecasteaux are the most sought-after villages. Most of our clients are looking for properties between €600,000 and €1 million.
There are few on the market at the moment between €600,000 and €800,000 because they were all sold during confinement, but the mandates are starting to arrive. Our prices vary from €250,000 for a village house to €2 million for authentic country houses. The Var is less expensive than other regions of Provence because it is less known. Therefore, it is a good place for buyers to invest and enjoy a higher standard of living. Many people moved here during the lockdown because they wanted to get away from the big, crowded cities. Now almost every village is connected to fiber and many buyers work from home, some full-time, others part-time. »
Alpilles and Pays d’Aix, a still very dynamic market
“The Alpilles and the Aix region remain very dynamic. Strong demand is coupled with a return of international and northern European customers. Prices are stabilizing but exceptional properties are still seeing strong interest with prices still at their highest. », declares Pierre-André Scandolera, director of Aix-en-Provence Sotheby’s International Realty (with 5 agencies in Bouches-du-Rhône: Aix-en-Provence, Bouc-Bel-Air, Arles, Éguilles and Saint-Rémy -de-Provence).
“The ideal property is an old house renovated with a contemporary spirit in a quiet area with a view, a beautifully landscaped garden, a swimming pool, not overlooked, stone and finally in a recognized and lively place with a beautiful address, with access to social and cultural life. You need at least 1.2 million euros for this type of property. The buyers remain mainly the French who appreciate and recognize the art of living in Provence.
Today, secondary residences must live, bring together friends, and families, and be connected to work. It remains a very good investment for seasonal rental, we have new clients with budgets of more than €100,000 per week. The rise in rates has caused a lot of purchasing power to be lost. Banks are becoming more and more demanding on files and are asking more and more for second homes. But buyers are confident and real estate remains a safe bet and a very good investment that ensures the sustainability of one’s assets. »
Lyon & Beaujolais, an increasingly blurred border between secondary and primary residence
“On the Lyon market, the euphoria is over with rates having increased. People are instead refocusing on the main residence. For a second home in the mountains and sea, the objective is to buy for rental profitability,” describes Romain Billard of Lyon Sotheby’s International Realty.
“Between the main residence and the secondary residence, the border becomes more blurred. Many buy as a second home and find themselves living there, and the main residence becomes the secondary. It’s a real favorite purchase. Taxation also plays a role and owners adapt to these regulations and real estate taxes. The most sought-after properties are small old houses full of charm and renovated with a beautiful garden in a beautiful environment with a budget of €400,000, but also apartments or chalets for a rental investment which can go up to more than one million Euros. The great opportunities are located in the areas of Allier, Loire, Haute-Loire and Isère with more affordable prices. This is also the case in the south of Burgundy with Brionnais/Charolais within a maximum radius of 2 hours from Lyon.”
Annecy & its region, variable prices but a very popular destination
“Like tourist and mountain areas, the Annecy region has experienced strong demand in secondary residences in recent years on the second home market, a rather high-end market. Prices can vary from a few hundred thousand euros to several million euros depending on the location and size of the property. However, it is possible to find more affordable properties moving further away.” says Sasha Marmillon of Annecy Sotheby’s International Realty.
“The most sought-after areas are generally those which offer a view of Lake Annecy (criterion n°1), the mountains, or the ski slopes. The most expensive properties are usually found near the lake. The “foot in the water” is non-existent, annual sales can be counted on the fingers of one hand. More than 40% of housing in the Annecy region are second homes. In lakeside villages, such as Talloires and Veyrier du Lac, this figure can rise to 60%. The second home really becomes a second place of residence, which can lead to an increase in real estate prices. This may have a negative impact on local residents who can no longer afford to pay these high prices. »
Evian & Lake Geneva, a rather foreign clientele for second homes
“To date, we have not seen a drop in demand. However, it is premature to say with certainty because we are in a very seasonal territory”, specifies Pierre Laugier, director of Evian Sotheby’s International Realty.
“The most sought-after properties remain properties close to the Swiss border (canton of Geneva to the West and canton of Vaud/Valais to the East) as well as those benefiting from a beautiful view of Lake Geneva or better “the feet in the water”. For apartments, prices vary between 400,000 euros and 1.5 million euros. For villas, you need to count between €800,000 and several million for exclusive waterfront properties. Unfortunately, there are fewer and fewer good deals in the real estate market which has been constantly increasing in recent years. There are also increasingly restrictive planning rules to limit new construction in a restricted area between lake and mountain (Coastal law and Mountain law). In the secondary residences market, our clientele is mainly foreign: European and from the Middle East (Saudi Arabia, Kuwait, United Arab Emirates, and Qatar).”
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