Saint-Tropez kicks off again !
From the 15th-century Citadel via the original fishing village to one of the world’s most highly-prized seaside resorts, Saint-Tropez has lived an extraordinary destiny. Even though we regularly hear about competition from other trendy destinations, this unique address in the Var still steers a steady course.
The arrival in the 1950’s of “New Wave” personalities and the “Yéyé” generation confirmed the appeal of this little town, discovered by Paul Signac and frequented by Matisse, Bonnard, Marquet and Brigitte Bardot. Each summer, the jet-set from all around the world meets up here. Two palatial hotels, eight 4-star hotels and eleven 3-stars share the accommodation possibilities with top-quality real-estate.
“As from early June, the trendy beaches and fashion boutiques are invaded, and tourists gaze at the prestigious yachts in the typical harbour with its colours reminiscent of Sardinia,” says Valérie Chandler of Saint-Tropez Home Finders. But it is in the off-season that one can really appreciate the site’s real character, turning the corner of a cobbled street, on the Place des Lices, home to the Provençal market on Tuesdays and Saturdays, and Place des Herbes with its stalls of fruit, vegetables, flowers and fish, raucously sold at auction. Fans of old rigs never miss the “Voiles de Saint-Tropez” regattas. Near the centre, historic neighbourhoods such as La Belle Isnarde, Sainte-Anne and Les Carles contain old properties, sometimes facing the village or the Deep Blue Sea. Being within walking distance of the centre justifies their high prices. A few acres of vines embellish the landscape. To the north, the very sunny Canoubiers, La Moutte and Les Salins boast some large properties nestling amidst nature. Here, the beaches are secluded and wild, contrasting sharply with the symbolic stretches of sand at Pampelonne. The exclusive estate “Les Parcs de Saint-Tropez” is the most highly coveted address among the wealthy, wanting to rub shoulders with equally well-off neighbours. It plays host to the most beautiful and most expensive seafront properties on the peninsula.
Heading towards Ramatuelle, one discovers Le Capon and Le Pinet, sought-after neighbourhoods containing splendid residences and luxuriant parks, sheltered from prying eyes. Finally, near the Tahiti beach, the “Domaine de la Capilla” enjoys a stunning setting on the sea. “The most enviable homes, with living space of 500 m2 in grounds of about 2.5 acres, offering views of the Mediterranean, range from 30 to 40 million euros, if not more,” says Valérie Chandler, who saw no real drop in activity in 2008 or 2009. “Since February, visits seem to have attained a good cruising speed after the usual months of calm,” says Alex Filippini of the Alex Agency. Fans of apartments, French, Italian, Dutch and, to a lesser extent, English, are ready to pay from 500,000 to 1.5 million euros. Standard products with no particular view cost 10,000 €/m2, a benchmark modified by location, condition and appointments. On the port or in the neighbourhood of La Ponche, apartments can easily reach 20,000 €/m2. As for houses, demand mainly focuses on those within walking distance of the Place des Lices. Today, contemporary design is increasingly popular, while the “Provençal” style seems to be losing favour. Prices start at 3.5 million euros, the amount required for 200 m2 in good condition in grounds of 500 m2 without a sea view, a rare commodity on this exclusive market. The average transaction is around 6 million euros. However, buyers prepared to spend 15 to 30 million euros are still around. They would be interested, for example, in this villa of 600 m2 in landscaped gardens of 5,000 m2, overlooking the sea and offered at around 20 million euros.
“Despite the crisis, prices have remained steady, with slight downward adjustments at most. The big difference lies in the margin for bargaining. It is not unusual for offers 20 % below the stated price to be accepted,” says Philippe Blatgé of Saint-Tropez & Riviera Estate. The “recovery” is proving to be as abrupt as the recession in the autumn of 2008. “Though disparity between supply and demand persists. A house of 300 m2 with four or five bedrooms in mature grounds of 5,000 m2 facing the Med ranges from 8 to 12 million euros. However, clients in search of these criteria will only pay from 7 to 10 million euros.” The current asking price for a house of 350 m2 in grounds of 6,700 m2 is between 12 and 13 million euros. A panoramic sea view is, of course, an important factor when assessing prices. An identical property without this feature, just 200 metres away, thus costs half the price. Similarly, a Saint-Tropez address represents a sound value. As proof : other villages in the vicinity offer properties of the same quality at totally incommensurate prices. “Le Domaine Azur Roc” near Beauvallon, for example, proposes five new villas of 330-500 m2 on a luxuriant estate of almost 25 acres overlooking the Gulf, from 4.5 to 7 million euros.
By Laetitia Rossi
