Bastide or mas
for sale in Provence
— Which to choose?
Provençal farmhouse or characterful bastide: two iconic styles, two philosophies of living, two types of buyers. Before embarking on your property purchase project in Provence, here's everything you need to know to make the right choice.
Mas and bastide are the two quintessential examples of luxury real estate in Provence. Yet, these two terms are often confused—even by real estate agencies themselves, which sometimes use them interchangeably in their listings. Behind this confusion lie two radically different types of properties, distinguished by their origins, architecture, use, and market positioning. Choosing between the two is not simply a matter of taste: it's a decision that encompasses heritage, architecture, and lifestyle. Propriétés De Charme helps you see things more clearly.
Mas and bastide: the fundamental differences
The distinction between a mas and a bastide is often confused, but the two types of buildings have neither the same social origin, nor the same architecture, nor the same historical use. Understanding them allows you to better anticipate what you are buying.
In terms of price, a bastide is generally 20 to 40% more expensive than a farmhouse of equivalent size and location—its more refined proportions (high ceilings, enfilades, grand staircases) and more elaborate architecture justify this premium. But in terms of raw charm and renovation potential, the farmhouse often offers better value for money for a bespoke project.
Market 2026
Prices of bastides and mas in Provence
The market for prestigious Provençal country houses and farmhouses is experiencing average annual growth of 4 to 6% in the ultra-premium segment, driven by land scarcity and continued international appeal. A quarter of transactions in this segment involve foreign buyers—British, Belgian, Dutch, and American—seeking a heritage second home under the Provençal sun.
The cost of renovating an old Provençal farmhouse varies between €150,000 and €900,000 for a surface area of 200 m² — a crucial factor to consider in your purchase plan. Note: in 80% of cases, an old farmhouse is rated F or G on the Energy Performance Certificate (DPE) in its current state (stone walls without insulation, basic windows and doors), which represents an essential renovation project but also a significant opportunity for increased property value after renovation.
Where to look
The best regions of Provence to buy
Gordes, Ménerbes, Bonnieux, Lourmarin, L'Isle-sur-la-Sorgue — the Luberon boasts some of the most sought-after farmhouses and country estates in Provence. A wealthy international clientele, a mature market, stable prices but high liquidity. Ideal for both types of properties.
→ View properties in Vaucluse
Eygalières, Maussane-les-Alpilles, Les Baux-de-Provence, Saint-Rémy-de-Provence — the most upscale market in Provence. Perfectly renovated country houses, exceptional farmhouses, and a very wealthy international clientele. Limited supply, very high demand.
→ View properties in Bouches-du-Rhône
Lorgues, Cotignac, Fayence, Draguignan — the Var region offers bastides and mas that are often larger, in more unspoiled settings, and at prices 20 to 30% lower than in the Luberon. Ideal for tourist accommodation projects or large estates.
→ View properties in the Var
Bastides in the hills around Aix, farmhouses in the heights of the Pays d'Aix — 20 minutes from Aix, its universities, its festival and its airport. A very dynamic market since the high-speed rail line, attracting business clients and Parisians looking for a primary residence.
→ View properties in Bouches-du-Rhône
Bastide or mas — which profile are you?
Beyond the architecture, the choice between a mas and a bastide is often a question of lifestyle. The two types do not attract the same buyers, do not meet the same needs, and are not maintained in the same way.
- You love raw authenticity, exposed stone, the charm of imperfection
- You have a personalized renovation project and are ready to start the work
- Are you looking for large plots of land with agricultural outbuildings to develop?
- Are you looking for tourist accommodation with independent cottages in outbuildings?
- You are aiming for a more accessible entry-level budget in the prestigious Provençal segment
- You appreciate the rural atmosphere, the olive groves, the vineyards, the Provençal countryside
- Are you looking for grand spaces, reception rooms, and high ceilings?
- You want a property that is immediately habitable and has high-quality finishes
- You have a large family and need many well-organized bedrooms
- You are looking for a prestigious residence that can host private events
- You are looking for a structured landscaped park rather than an agricultural estate
- Asset value and liquidity upon resale are your priority criteria
Before buying
Common points of attention in both typologies
The DPE and energy performance
In most cases, an old farmhouse or country house is rated E, F, or G on the Energy Performance Certificate (EPC) – stone walls without interior insulation, single-glazed windows, and outdated heating systems. This isn't a deal-breaker, but it is a budget item to consider. A well-executed energy renovation (attic insulation, heat pump, custom-made windows and doors) can raise a property's EPC rating by two classes and increase its resale value by 10 to 20%.
ABF and PLU constraints
Most of the prestigious bastides and farmhouses are located in protected areas—Luberon Regional Natural Park, ZPPAUP (Protected Architectural, Urban and Landscape Heritage Zone), and Historic Monuments perimeters. Any exterior modification, extension, or swimming pool requires authorization from the Architect of the Buildings of France and must comply with local regulations (traditional materials, prescribed colors, regional tiles). This must be verified before making an offer.
Tourist and event-related uses
Farmhouses and country estates are particularly sought after for high-end tourist accommodation projects (bed and breakfasts, guest houses, vacation rentals) or event hosting (weddings, seminars, film shoots). These activities can generate significant additional income. Check local planning regulations regarding change of use before undertaking any commercial project.
- Have a complete building assessment carried out (framework, roof, utilities, dampness) before making any offer
- Check the property's status in the Local Urban Development Plan (PLU) and the presence of an ABF (Architecte des Bâtiments de France) zone or heritage protection zone
- Request permits for past work — swimming pool, extension, outbuildings — to verify their compliance
- Evaluate the energy performance certificate (EPC) and budget for energy efficiency improvements in the financing plan
- Visit outside the summer season to assess the property in its actual condition of exposure and maintenance
- Consult an architect specializing in Provençal heritage before embarking on a renovation project
Propriétés De Charme features a selection of bastides and mas for sale in France, chosen by agencies specializing in prestigious Provençal real estate. Explore our online catalog and filter by property type, region, and budget.
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