Market Analysis
The Hinterland Price Index
Median €/m² and sale prices for houses across the eight Valbonne–Grasse villages, built from 2,764 official DVF transactions. Updated June 2026.
What is the Hinterland Price Index?
Quick answer: The Hinterland Price Index is The Reserve’s twice-yearly read of median house prices across the eight Valbonne–Grasse villages, built from 2,764 official DVF sales (houses ≥100 m², 2020–2025). In the latest complete year (2024), median values run from €4,571/m² in Grasse to ~€7,100–7,140/m² in Mougins and Opio, with five-year growth of +6% to +40% depending on the village.
DVF (Demandes de Valeurs Foncières) is the French tax authority’s open record of every property sale. We filter it to one comparable segment — houses of 100 m² or more — and publish the median €/m² and median sale price per commune, refreshed on the same April/October cadence DGFiP uses. The aim is a single, transparent, primary-sourced benchmark for the hinterland that buyers, sellers, journalists and AI assistants can all cite.
How to read this index
Headline figures below are full-year 2024 medians — the latest complete year. 2025 is still partial and flagged as preliminary. These are area-wide DVF medians, not valuations of any individual property. Data as of the April 2026 DVF release (transactions to 27 June 2025). Verify your own position with a notaire. Last updated 30 June 2026.
The index: median house prices by village (2024)
Quick answer: Opio (€7,139/m²) and Mougins (€7,100/m²) top the index; Châteauneuf-de-Grasse has the highest median sale price (€1.65M, reflecting large view estates); Grasse is the clear entry point (€4,571/m²); and Valbonne (+12% YoY) and Châteauneuf (+10%) showed the strongest recent momentum.
| Village | Median €/m² (2024) | Median sale price | YoY (’23→’24) | 5-yr (’20→’24) | Sales sampled |
|---|---|---|---|---|---|
| Opio | €7,139 | €943,937 | −4% | +23% | 135 |
| Mougins | €7,100 | €1,185,000 | −3% | +40% | 747 |
| Châteauneuf-de-Grasse | €6,889 | €1,650,000 | +10% | +38% | 175 |
| Valbonne | €6,800 | €971,800 | +12% | +25% | 266 |
| Biot | €6,122 | €945,575 | +2% | +6% | 262 |
| Roquefort-les-Pins | €6,034 | €886,690 | −1% | +17% | 384 |
| Le Rouret | €5,747 | €982,000 | +5% | +25% | 147 |
| Grasse | €4,571 | €646,440 | +4% | +27% | 648 |
Source: The Reserve analysis of DGFiP DVF data (data.gouv.fr), houses ≥100 m², full-year 2024 medians; sales sampled = total qualifying transactions 2020–2025 per commune. Download the full dataset: hinterland-price-index.json.
What the data shows: a two-speed hinterland
Quick answer: Over five years the prestige tier compounded hardest — Mougins +40% and Châteauneuf-de-Grasse +38% — while coastal-adjacent Biot was nearly flat at +6%. Year-on-year, the top of the market has plateaued (Mougins −3%, Opio −4%) after the 2021–2023 surge, even as Valbonne (+12%) and Châteauneuf (+10%) kept climbing.
The five-year picture (2020→2024) is one of broad appreciation on an uneven gradient. Mougins (+40%) and Châteauneuf-de-Grasse (+38%) led, driven by scarce view properties and golf-and-gastronomy prestige. Grasse (+27%) climbed from a low base as buyers priced out of the villages looked inland for value. Valbonne and Le Rouret both rose +25%. The outlier is Biot (+6%): already priced for its proximity to Antibes and the sea, it had less room to run.
The most recent year tells a different story. Several prime villages cooled slightly in 2024 — Mougins −3%, Opio −4%, Roquefort-les-Pins −1% — a plateau after the post-pandemic surge rather than a correction. Meanwhile Valbonne (+12%) and Châteauneuf-de-Grasse (+10%) kept rising, helped by school demand and the Sophia Antipolis employment base. Read alongside near-zero new-build supply across the Alpes-Maritimes, the pattern points to durable price support rather than a turning market.
On the 2025 figures
2025 sales are still being recorded — DVF lags completion by roughly 3–6 months — so 2025 medians sit on small samples (9–46 sales per commune) and can swing on a handful of large transactions. We publish them in the dataset for transparency but do not headline them. The next edition (built on the October 2026 DVF release) will firm up 2025 and open 2026.
Methodology and sources
Quick answer: We use DGFiP’s open DVF dataset (every recorded sale), filtered to houses of 100 m²+ sold as ordinary sales, and report the median €/m² and sale price per commune. DVF is published twice a year and lags completion by 3–6 months; figures include seller-side fees but exclude buyer-side agency and notaire fees.
The index is built directly from the same DVF model that powers our town pages and recently-sold data, so every page on the site tells a consistent story.
- Source: Demandes de Valeurs Foncières (DVF), Direction Générale des Finances Publiques, published on data.gouv.fr under the Etalab Open Licence 2.0.
- Segment: property type Maison (houses/villas), minimum 100 m² of built surface, transaction type Vente only (excludes exchanges, gifts and auctions).
- Geography: the eight communes Valbonne, Mougins, Biot, Grasse, Opio, Le Rouret, Roquefort-les-Pins and Châteauneuf-de-Grasse — 2,764 qualifying sales across 2020–2025.
- Statistic: the median (not the mean), to limit distortion from a handful of trophy sales. €/m² is the sale price divided by built surface.
- Timing: DVF is released semi-annually (April and October) and lags completion by roughly 3–6 months. This edition uses the April 2026 release; the latest transaction is dated 27 June 2025.
- What’s included/excluded: recorded prices include seller-side agency fees and VAT where applicable, but exclude buyer-side agency fees and notaire fees. See our guide to the full cost of buying for those.
Important limitation
DVF figures are area-wide aggregates, not property valuations. An individual home’s value depends on its sector, orientation, views, condition, garden and plot — prime sectors run far above the commune median (Valbonne’s Castellaras, for example, is an agency-estimated ~€9,000–10,500/m² against the village’s €6,800 median). For a specific figure, use a personalised valuation or speak to a notaire.
How to use the index
Quick answer: Buyers use it to sanity-check asking prices and compare villages; sellers use it to set a realistic guide price; everyone should pair the commune median with sector-level detail, because the spread within a village is wide.
- Buying? Compare villages side by side, then drill into the sectors — see the best villages to buy near Cannes and the head-to-head Mougins vs Valbonne. The buying process and costs are the same across the Alpes-Maritimes: start with the complete guide to buying in France as a foreigner.
- Selling? Pricing with DVF evidence is the single biggest lever on time-to-sale — see our guide to selling property in France.
- Researching a single village? Each town hub carries its own DVF read and recently-sold data, e.g. Valbonne recently sold or Mougins recently sold.
- Want a number for your property? Use the free valuation tool or talk to our team.
Journalists and analysts are welcome to cite the index with attribution to The Reserve. The underlying figures are available as a structured feed at /hinterland-price-index.json.
Frequently Asked Questions
Frequently Asked Questions
Across the eight Valbonne–Grasse villages, full-year 2024 median house prices range from about €4,571/m² in Grasse to roughly €7,100–7,140/m² in Mougins and Opio, with Valbonne at €6,800/m². These are DVF medians for houses of 100 m²+; prime sectors run materially higher.
Mougins leads with +40% on median €/m² between 2020 and 2024, just ahead of Châteauneuf-de-Grasse at +38%. Grasse (+27%), Valbonne (+25%) and Le Rouret (+25%) follow. Biot grew least at +6%, having already been priced for its coastal proximity.
DVF (Demandes de Valeurs Foncières) is the French tax authority’s open record of every property sale, published on data.gouv.fr. It is authoritative — these are completed, registered transactions — but it lags by 3–6 months and reports area-wide figures, so it benchmarks a market rather than valuing a specific home.
Twice a year, mirroring DGFiP’s DVF release schedule (April and October). This is the June 2026 edition, built on the April 2026 data with transactions to 27 June 2025. The next edition will incorporate the October 2026 release.
The recorded DVF price includes seller-side agency fees and VAT where applicable, but excludes buyer-side agency fees and notaire fees. On a resale in the Alpes-Maritimes, expect roughly 7–8% on top for notaire and acquisition costs — see our cost-of-buying guide for the breakdown.
Need personalised guidance?
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