What does a typical hinterland villa cost?
Quick answer: Across the eight villages the median villa sells for about €1.26M in Roquefort-les-Pins up to €1.92M in Biot, and the middle of the range sits around €1.4–1.6M. Price per m² and house size both vary, so the typical home differs a lot in size from one village to the next: about 166 m² at the median in Châteauneuf-de-Grasse, but ~206 m² in Grasse.
The Hinterland Price Index answers "what is the €/m²". This page answers the other question buyers ask: "what will my budget get me, and how big a house?" Both use the same DVF dataset (houses sold for €1M or more, or €700,000 or more in Le Rouret, houses of 100 m² or more, full-year 2025), so the two pages agree. Because every sale counted is at that price level, the typical prices below describe the upper part of each village’s market. Last updated 18 October 2026.
How to read the "implied size" figures
Implied median size is the median sale price divided by the median €/m². It combines two separate medians, so it gives an illustrative sketch of the typical villa, not a measured average floor area. Read it as "roughly this big", not as a precise statistic. All figures are DVF medians, not valuations.
The typical villa, town by town
Biot has the highest typical price (€1.92M) and Grasse the largest implied home (~206 m²). Roquefort-les-Pins has the lowest median sale price (€1.26M, ~169 m²). Grasse and Opio offer the most floor area among the mid-priced villages.
| Village | Median villa price (2025) | Median €/m² | Implied size |
|---|---|---|---|
| Biot | €1,920,000 | €9,654 | ~199 m² |
| Mougins | €1,750,400 | €10,073 | ~174 m² |
| Valbonne | €1,566,000 | €8,986 | ~174 m² |
| Opio | €1,550,000 | €8,593 | ~180 m² |
| Châteauneuf-de-Grasse | €1,445,000 | €8,705 | ~166 m² |
| Grasse | €1,279,750 | €6,212 | ~206 m² |
| Roquefort-les-Pins | €1,261,025 | €7,440 | ~169 m² |
| Le Rouret (houses sold for €700,000 or more, not ranked) | €820,000 | €6,349 | ~129 m² |
Source: La Reserve analysis of DGFiP DVF data (data.gouv.fr), houses sold for €1M or more, or €700,000 or more in Le Rouret (houses of 100 m² or more), full-year 2025 medians (April 2026 DVF release). Implied size = median price ÷ median €/m² (illustrative). Download the data (JSON).
What a €1.5M budget buys
At the 2025 median €/m², €1.5M buys roughly 241 m² in Grasse but only about 149 m² in Mougins. That is a ~62% difference in floor area for the same money, before sector, view and plot come into it.
| Village | Median €/m² (2025) | Floor area for €1.5M |
|---|---|---|
| Grasse | €6,212 | ~241 m² |
| Roquefort-les-Pins | €7,440 | ~202 m² |
| Opio | €8,593 | ~175 m² |
| Châteauneuf-de-Grasse | €8,705 | ~172 m² |
| Valbonne | €8,986 | ~167 m² |
| Biot | €9,654 | ~155 m² |
| Mougins | €10,073 | ~149 m² |
| Le Rouret (houses sold for €700,000 or more, not ranked) | €6,349 | ~236 m² |
Floor area = €1,500,000 ÷ median €/m², at full-year 2025 DVF medians, before acquisition costs (notaire and fees add about 7% on a resale in the Alpes-Maritimes, see the cost of buying). Illustrative only. The real price depends on sector, condition, view and plot.
Once a village stands out, ask to see homes in your budget, shown privately.
How to use this page, and its limits
Use it to set your expectations before you start looking and to compare what your budget buys in each village. Then look at sectors, because prices spread inside every village and individual sectors sit above or below the median.
- Set the frame, then go granular. These medians give you the centre of the market. The price of a given house depends on its sector. See the village sector pages and our best villages to buy near Cannes.
- Add acquisition costs. The budget figures cover the purchase price only. Allow about 7% on top for notaire and fees on a resale (notaire fees, full cost of buying).
- Remember the data segment. The DVF data here covers houses sold for €1M or more, or €700,000 or more in Le Rouret, all houses of 100 m² or more. Apartments, smaller houses and lower-priced sales are left out, and 2025 is the latest complete year.
- For a real number, use the online estimate tool or talk to our team.
Analysts and journalists are welcome to cite these figures with attribution to La Reserve. Download the data (JSON).