Market Analysis
What your budget buys
The typical villa, and what a given budget buys, across the eight Valbonne–Grasse villages — a budget-and-size companion to the Hinterland Price Index.
In This Guide
What your budget buys
What does a typical hinterland villa cost?
Quick answer: Across the eight villages the typical (median) villa sells for roughly €650,000 in Grasse up to €1.65M in Châteauneuf-de-Grasse, with most villages clustered around €0.9–1.2M. Because price per m² and house size vary together, the headline budget buys very different homes: about 140 m² at the median in Grasse, Opio and Valbonne, but ~240 m² in Châteauneuf, where buyers tend to acquire larger view estates.
The Hinterland Price Index answers "what is the €/m²"; this companion answers a different question buyers actually ask — "what will my budget get me, and how big a house". Both are built from the same DVF dataset (houses of 100 m²+, full-year 2024), so the two pages stay consistent. Last updated 30 June 2026.
How to read the "implied size" figures
Implied median size is the median sale price divided by the median €/m². Because it combines two separate medians, it is an illustrative sketch of the typical villa, not a measured average floor area — read it as "roughly this big", not a precise statistic. All figures are DVF medians, not valuations.
The typical villa, town by town
Quick answer: Châteauneuf-de-Grasse has the highest typical price (€1.65M) and the largest implied home (~240 m²); Grasse is the entry point (€646,440, ~141 m²). Mougins and Le Rouret offer the most floor area among the mid-priced villages.
| Village | Median villa price (2024) | Median €/m² | Implied size |
|---|---|---|---|
| Châteauneuf-de-Grasse | €1,650,000 | €6,889 | ~240 m² |
| Mougins | €1,185,000 | €7,100 | ~167 m² |
| Le Rouret | €982,000 | €5,747 | ~171 m² |
| Valbonne | €971,800 | €6,800 | ~143 m² |
| Biot | €945,575 | €6,122 | ~154 m² |
| Opio | €943,937 | €7,139 | ~132 m² |
| Roquefort-les-Pins | €886,690 | €6,034 | ~147 m² |
| Grasse | €646,440 | €4,571 | ~141 m² |
Source: The Reserve analysis of DGFiP DVF data (data.gouv.fr), houses ≥100 m², full-year 2024 medians. Implied size = median price ÷ median €/m² (illustrative). Full dataset: hinterland-price-index.json.
What a €1.5M budget buys
Quick answer: At the 2024 median €/m², €1.5M buys roughly 328 m² in Grasse but only about 210 m² in Opio or Mougins — a ~55% swing in floor area for the same money, before sector, view and plot are taken into account.
| Village | Median €/m² (2024) | Floor area for €1.5M |
|---|---|---|
| Grasse | €4,571 | ~328 m² |
| Le Rouret | €5,747 | ~261 m² |
| Roquefort-les-Pins | €6,034 | ~249 m² |
| Biot | €6,122 | ~245 m² |
| Valbonne | €6,800 | ~221 m² |
| Châteauneuf-de-Grasse | €6,889 | ~218 m² |
| Mougins | €7,100 | ~211 m² |
| Opio | €7,139 | ~210 m² |
Floor area = €1,500,000 ÷ median €/m², at full-year 2024 DVF medians, before acquisition costs (notaire and fees add roughly 7–8% on a resale — see the cost of buying). Illustrative; actual price turns on sector, condition, view and plot.
How to use this — and its limits
Quick answer: Use it to set expectations before you search and to compare what your budget achieves across villages, then drill into sectors — because within any village the spread is wide, and prime sectors sell far above the median.
- Set the frame, then go granular. These medians tell you the centre of the market; a specific home’s price depends on its sector. See the village sector pages and our best villages to buy near Cannes.
- Add acquisition costs. The budget figures are purchase price only; budget roughly 7–8% on top for notaire and fees on a resale (notaire fees, full cost of buying).
- Remember the data segment. DVF here is houses of 100 m²+ only; apartments and very small properties are out of scope, and 2024 is the latest complete year.
- For a real number, use the valuation tool or talk to our team.
Analysts and journalists are welcome to cite these figures with attribution to The Reserve; the underlying data is published at /hinterland-price-index.json.
Frequently Asked Questions
Frequently Asked Questions
The median villa (DVF, houses ≥100 m², 2024) ranges from about €646,440 in Grasse to €1.65M in Châteauneuf-de-Grasse, with most villages between roughly €0.9M and €1.2M — Valbonne €971,800, Mougins €1,185,000, Biot €945,575.
At 2024 median €/m², roughly 328 m² in Grasse, ~261 m² in Le Rouret, ~221 m² in Valbonne and ~210 m² in Opio or Mougins — before acquisition costs and before sector, view and plot, which move the real figure substantially.
Grasse, clearly — its €4,571/m² 2024 median is the lowest of the eight, so a given budget buys the most floor area there. Among the mid-priced villages, Le Rouret and Roquefort-les-Pins offer the most space, and Le Rouret and Mougins the largest typical homes.
It is the median sale price divided by the median €/m² for each town. Because it combines two separate medians, it is an illustrative sketch of the typical villa rather than a measured average floor area — read it as approximate. All inputs are DVF medians for houses of 100 m²+ in 2024.
No — they are purchase prices only. On a resale in the Alpes-Maritimes, budget roughly 7–8% on top for notaire and acquisition costs. See our cost-of-buying and notaire-fees guides for the breakdown.
Yes — both come from the same DVF dataset (houses ≥100 m², 2024), kept consistent on purpose. The Price Index focuses on €/m² and price trends; this page reframes the same figures around budgets and typical house size, which is how many buyers actually think.
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