What is the Hinterland Price Index?
Quick answer: The Hinterland Price Index is La Reserve’s twice-yearly reading of median house prices in the eight villages between Valbonne and Grasse. It draws on 1,164 official DVF sales: house sales of €1 million or more (€700,000 or more in Le Rouret, where €1M+ sales are too few) (houses of 100 m² or more, 2021–2025). In the latest complete year (2025), for houses sold for €1M or more, medians run from €6,212/m² in Grasse to €10,073/m² in Mougins, and change since 2021 runs from +13% to +59% depending on the village.
DVF (Demandes de Valeurs Foncières) is the French tax authority’s public record of every property sale. We keep the segment our clients buy and sell in, houses of 100 m² or more sold for €1M or more, and publish the median €/m² and the median sale price for each commune. The figures refresh automatically with each DGFiP release in April and October. We want one benchmark for the hinterland, open and taken straight from the source, for buyers, sellers and journalists to cite.
How to read this index
The headline figures below are full-year 2025 medians, from the latest complete year. They are area-wide DVF medians, not valuations of any individual property. Data as of the April 2026 DVF release (transactions to 30 December 2025). Verify your own position with a notaire. Last updated 18 October 2026.
The index: median house prices by village (2025)
Mougins (€10,073/m²) and Biot (€9,654/m²) top the index for houses sold for €1M or more. Biot has the highest median sale price (€1,920,000). Grasse is the entry point (€6,212/m²). Biot (+53%) and Mougins (+14%) showed the strongest year-on-year rise. Le Rouret is shown separately, on houses sold for €700,000 or more, because too few houses sold there for €1M or more, and is not ranked with the other villages.
| Village | Median €/m² (2025) | Median sale price | YoY (’24→’25) | Since 2021 (’21→’25) | Sales sampled |
|---|---|---|---|---|---|
| Mougins | €10,073 | €1,750,400 | +14% | +33% | 428 |
| Biot | €9,654 | €1,920,000 | +53% | +59% | 87 |
| Valbonne | €8,986 | €1,566,000 | +6% | +44% | 121 |
| Châteauneuf-de-Grasse | €8,705 | €1,445,000 | −8% | +23% | 95 |
| Opio | €8,593 | €1,550,000 | −1% | +26% | 70 |
| Roquefort-les-Pins | €7,440 | €1,261,025 | −12% | +16% | 140 |
| Grasse | €6,212 | €1,279,750 | −9% | +13% | 131 |
| Le Rouret (houses sold for €700,000 or more) | €6,349 | €820,000 | +3% | +22% | 92 |
Source: La Reserve analysis of DGFiP DVF data (data.gouv.fr), houses of 100 m² or more sold for €1M or more (€700,000 or more for Le Rouret), full-year 2025 medians. "Too few sales" replaces any figure our sample rule does not allow us to publish. Sales sampled: total qualifying transactions over 2021–2025, per commune. Download the full dataset: hinterland-price-index.json.
What the data shows
Since 2021, Biot (+59%) and Valbonne (+44%) grew most and Grasse (+13%) least. Year-on-year (2024→2025), Roquefort-les-Pins (−12%), Grasse (−9%) and Châteauneuf-de-Grasse (−8%) eased, while Biot (+53%) and Mougins (+14%) rose most.
Since 2021, the villages move at different speeds: 46 percentage points separate the fastest from the slowest. Single-year moves rest on 13–73 sales per commune in 2025, and one or two large estates are enough to shift a median. Look at the trend since 2021 before the annual figure. Our figures cover houses sold for €1M or more. When a commune has fewer than 10 such sales in the latest complete year, its whole series switches to houses sold for €700,000 or more, and every figure says so. We never publish a median drawn from fewer than 5 sales: that year shows “too few sales” instead. A one-year change, or a change since 2021, appears only when both years compared have at least 10 sales each. If even the €700,000 floor leaves fewer than 10 sales, we publish the median of the last 5 complete years pooled together, and say so.
Methodology and sources
We use DGFiP’s open DVF dataset (every recorded sale), narrowed to houses of 100 m² or more sold for €1M or more as ordinary sales (€700,000 or more where too few sell at that level), and report the median €/m² and median sale price for each commune. DVF comes out twice a year and runs 3–6 months behind completion. The figures include seller-side fees and leave out buyer-side agency and notaire fees.
The index runs on the same DVF model as our town pages and recently-sold data, so every page on the site shows the same numbers. We update it after each new DGFiP release.
- Source: Demandes de Valeurs Foncières (DVF), Direction Générale des Finances Publiques, published on data.gouv.fr (Etalab geolocated edition: DVF géolocalisées) 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), sale price of €1M or more. Each sale counts once, even when the deed covers several lots.
- Sample rule: Our figures cover houses sold for €1M or more. When a commune has fewer than 10 such sales in the latest complete year, its whole series switches to houses sold for €700,000 or more, and every figure says so. We never publish a median drawn from fewer than 5 sales: that year shows “too few sales” instead. A one-year change, or a change since 2021, appears only when both years compared have at least 10 sales each. If even the €700,000 floor leaves fewer than 10 sales, we publish the median of the last 5 complete years pooled together, and say so.
- Geography: the eight communes Valbonne, Mougins, Biot, Grasse, Opio, Le Rouret, Roquefort-les-Pins and Châteauneuf-de-Grasse, with 1,164 qualifying sales across 2021–2025.
- Statistic: the median (not the mean), so that a handful of trophy sales does not skew the result. €/m² is the sale price divided by built surface.
- Timing: DVF is released semi-annually (April and October) and runs roughly 3–6 months behind completion. This edition uses the April 2026 release. The latest transaction is dated 30 December 2025.
- What is included and excluded: recorded prices include seller-side agency fees and VAT where applicable. They 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. What a given home is worth depends on its sector, orientation, view, condition, garden and plot. Sectors sit above or below the commune median. In Valbonne, for example, DVF sector medians for 2021–2025 run from €6,524/m² in Val de Cuberte to €9,172/m² in Châteauneuf Border, against €7,707/m² for the commune over the same years. For a specific figure, use an online estimate or speak to a notaire.
How to use the index
Buyers use it to test asking prices and compare villages. Sellers use it to set a realistic guide price. Whichever side you are on, read the commune median alongside sector-level detail, because prices inside one village spread widely.
- Buying? Compare villages side by side, then look sector by sector. See the best villages to buy near Cannes and the head-to-head comparisons Mougins vs Valbonne, Grasse vs Mougins and Grasse vs Valbonne. The buying process and costs are the same across the Alpes-Maritimes, so start with the complete guide to buying in France as a foreigner.
- Selling? Price from what comparable houses sold for in DVF, not from asking prices. See our guide to selling property in France, then get an online estimate for your home and read about selling in the hinterland with us.
- Researching a single village? Each town hub has its own DVF reading and recently-sold data, for example Valbonne recently sold or Mougins recently sold.
- Want a number for your property? Use the online estimate tool or talk to our team.
Journalists and analysts are welcome to cite the index, with credit to La Reserve. The underlying figures are published as a structured feed at /hinterland-price-index.json.