The Gulf of Saint-Tropez
Just one of the eight territories in Le Var undoubtedly plays host to the most well-known communes in the second most densely wooded département in France, including the "must" addresses of Saint-Tropez and Ramatuelle. From Sainte-Maxime to Le Rayol-Canadel, this peninsula offers picture-postcard scenery…
From the coastal path to the Maures mountains, the colour scheme ranges from azure-blue to soft green, from a shoreline sometimes rugged, sometimes sandy, lapped by the Mediterranean, to 333,450 acres of hills, vales, rivers and lakes comprising the landscapes of Le Var. The mere mention of Saint-Tropez suffices to conjure up the legend. Places to party, trendy boutiques… But also, and above all, a village offering authentic charm, laid out around the famous Place des Lices and the old fishermen's port, now accommodating some of the world's most luxurious yachts. In this town made famous by Brigitte Bardot and the "yéyé" generation of the 'sixties, there are no fewer than three palatial hotels. While neighbouring villages do not aim for the same clientele, they nevertheless offer living conditions of undeniable quality, to the taste of both the working population and holiday residents.
"FNAIM statistics for 2016 give in-depth information," says Delphine Blet of Showroom Immobilier. In Saint-Tropez, apartments are pegged at around 9,816 € per sq.m, giving an average price of 525,000 €, whereas villas cost 15,000 € per sq.m with an average price-tag of 3.4 million euros. A figure which is, however, swollen by a few sales of exceptional properties chalked up over the year. Offerings are comprised 80 % for apartments, 20 % for houses. And the market is clearly bouyant, as witnessed by diminishing stocks. In Sainte-Maxime, which is doing very well, prices are rising. Apartments are priced at 5,500 € per sq.m, up 3.5 %, while houses cost close on 7,200 € per sq.m. Here, rising availabilities of properties are explained by a considerable number of new developments. Undergoing extensive urban expansion, the town is attracting more and more members of the working population. In Cavalaire, on the other hand, average prices have declined by about 5 %. This family-oriented village has joined the rates posted by Cogolin at 5,000 € per sq.m, with apartments at 214,000 € on average, villas at 690,000 €. At the heart of the Gulf of Saint-Tropez, Cogolin posts the lowest prices : 4,000 €/ per sq.m for an apartment, 7,000 € per sq.m for a villa. Offerings balance out evenly between the two types of homes. Here, the trend is also to build new properties.
"Saint-Tropez is an exclusive market, renowned all over the world. For eight weeks a year, people from all four corners of the world descend on the village," says Filippo Speranza Patrignani of Heraclee Luxury Real Estate. "In terms of reputation, this peninsula in Le Var has nothing to envy of Cannes or Monaco." An apartment or village house of 100 to 120 m2 prolonged by a roof-terrace facing the bell-tower is worth about 10,000 € per sq.m. French, Italian, Dutch and German buyers, often in their fifties, appreciate being able to walk to boutiques, food shops and the picturesque harbour. The starting price for a villa is around 2 million euros, which will bring an old house of 120 m2 with a garden of 1,000 m2. Clients are looking for reception rooms, a swimming pool, and a return of 15,000 to 25,000 € per week from seasonal rentals. The top end of the market is showing signs of an up-turn. Visits and offers are plentiful for properties from 6 million euros – the price of a neo-Provençal villa of 400 m2 in need of a revamp, in grounds of 3,000 m2 near Les Salins and the beaches of Ramatuelle – to 12 million euros – for a fully renovated house of 600 m2 in 5,000 m2 of grounds, offering a full range of modern amenities, with sliding windows, a pool, pool-house, heli-pad, wine and cigar cellars, on a select estate such as Les Parcs de Saint-Tropez, Les Salins, Le Capon or La Capilla. La Croix-Valmer is a charming village 20 minutes from Saint-Tropez. Among its most popular neighbourhoods, Gigaro, very close to the beach, offers unimpeded views of the gulf, the islands of Port-Cros and Le Levant. Sunny properties in generous grounds range here from 2.5 to 5 million euros, whereas they would fetch 15 to 20 million euros in Saint-Tropez.
Jean-Philippe Manzon of the Agence Alpha covers Sainte-Maxime, Grimaud and Beauvallon Guerrevieille, which usually benefit from locations facing south with unspoilt views of Saint-Tropez. 90 % of the buyers here are looking for detached villas or terraced "mas", and about 80 % of them are in search of holiday homes. Preferring discretion and family gatherings to the glitz and bustle of Saint-Tropez, French, Belgian, Swiss and German buyers are very keen on these addresses. Since Brexit, English clients are more hesitant. Demand for properties from 500,000 to 800,000 € – bringing a terraced house with a garden of 500 to 1,000 m2 – is steady, though supply is pretty scarce. Detached villas of at least 200 m2 (with four bedrooms and a pool), offering a glimpse of the sea, are priced from 1.5 to 2.5 million euros. Over and above 3 million euros – guaranteeing living space of 300 m2 and picture-postcard views –, sales are fewer on the ground. Most sellers have adjusted their prices downwards. When a property reflects the going market value, it usually sells within less than a year.
