Saint-Tropez property market guide 2026

In Q3 2026, the average asking price for an apartment in Saint-Tropez stood at €17,996.9/m² according to CASAFARI Area Insights (indexed listings, outliers excluded), easing 4.0% from its Q3 2025 peak while remaining 22.9% above early 2023. Houses averaged €28,304.8/m², a volatile figure to read with caution in a market this thin. These are asking prices rather than notarial transaction prices, in a commune of just 3,582 permanent residents where 68.3% of all dwellings are second homes (INSEE, 2023).

On a quiet morning in late September, once the classic yachts of the Voiles de Saint-Tropez have cleared the Vieux Port and the café terraces along the quay begin to thin out, prospective buyers sit down with their advisers to ask the only question the glossy brochures leave out: what does a square metre on this peninsula actually cost?

How much does a home in Saint-Tropez cost?

For apartments, which form the more liquid half of the local market, the average asking price in Saint-Tropez (CASAFARI location ID 494385) reached €17,996.9/m² in Q3 2026, according to CASAFARI Area Insights. That figure represents a 2.0% decline on Q2 2026 (€18,362.5/m²) and a 4.0% decline year on year compared with the Q3 2025 peak of €18,750.3/m², yet it sits 22.9% above the Q1 2023 average of €14,645.8/m². All CASAFARI figures in this guide are average asking prices per square metre derived from indexed property listings across portals and agency websites, with statistical outliers excluded.

For houses and villas, CASAFARI Area Insights recorded an average asking price of €28,304.8/m² in Q3 2026. In a peninsula market with very few transactions, the house series is inherently thin and volatile: the Q3 2026 figure marks a 15.5% jump on Q2 2026 (€24,503.5/m²) and stands 14.1% above Q3 2025 (€24,812.2/m²). Rather than a sudden repricing of the entire commune, a move of that magnitude in a single quarter reflects the mix of waterfront and gated-estate villas that happened to be listed for sale during the summer.

As an illustration of scale derived strictly from these averages, a 100 m² apartment in the town priced at the Q3 2026 average asking rate comes to roughly €1.8 million before transfer duties and notary fees. A 300 m² villa calculated at the Q3 2026 house average sits above €8.4 million. In practice, achieved prices in a negotiating market settle below initial asking prices; across France as a whole, the Notaires-Insee existing-home price index for Q2 2026 (published in September 2026) showed transaction prices down 0.8% year on year.

CASAFARI Area Insights aggregates and deduplicates active listings across the French Riviera to track asking prices by property type and quarter, while the live ticker at the top of this section updates weekly from the active apartment stock.

Are Saint-Tropez prices rising or falling in 2026?

The two segments of the Saint-Tropez market tell different stories between 2023 and 2026, and both require reading across several quarters rather than reacting to a single print.

Property type	Q1 2023 asking average	Q3 2025 asking average	Q2 2026 asking average	Q3 2026 asking average	Change vs Q3 2025	Change vs Q1 2023
Apartments	€14,645.8/m²	€18,750.3/m²	€18,362.5/m²	€17,996.9/m²	-4.0%	+22.9%
Houses (indicative, thin series)	€22,479.1/m²	€24,812.2/m²	€24,503.5/m²	€28,304.8/m²	+14.1%	+25.9%

Source: CASAFARI Area Insights, location ID 494385, queried 23 October 2026. Figures are average asking prices per square metre from indexed listings, outliers excluded.

Apartments climbed steadily throughout 2023 and 2024 before peaking at €18,750.3/m² in Q3 2025. Since that autumn peak, the series has recorded four consecutive quarters of mild easing to sit just under €18,000/m² in Q3 2026. After a 22.9% expansion over three and a half years, this trajectory looks less like a correction and more like a high plateau.

Houses moved within a relatively narrow band between roughly €24,300/m² and €25,100/m² from Q2 2024 through to Q3 2025, dipped to €23,454.7/m² in Q1 2026, recovered to €24,503.5/m² in Q2 2026, and then spiked to €28,304.8/m² in Q3 2026 (+25.9% compared with €22,479.1/m² in Q1 2023). The chart above illustrates why no single quarter in a trophy villa market should be read in isolation.

Set against the wider national picture explored in our France property market guide, where Notaires-Insee recorded a provisional 0.8% year-on-year dip in existing-home transaction prices in Q2 2026 (-0.1% for apartments and -1.3% for houses, -1.0% on the quarter), Saint-Tropez apartments are now moving broadly in step with the country after strongly outperforming between 2023 and 2025. Readers comparing broader regional movements can also monitor CASAFARI property market trends. For the coming quarters, advisers are watching whether apartment asking prices stabilise around the €18,000/m² mark and whether the Q4 2026 house print reverts toward the €24,500–€25,000/m² range.

Why is the market so small, and why does that matter?

To understand why ten villa listings can swing a quarterly average by several thousand euros a square metre, one has to look at the demography of the commune. According to the INSEE complete dossier for the commune of Saint-Tropez (2023 census, legal populations in force on 1 January 2026), Saint-Tropez has just 3,582 permanent inhabitants living in 1,911 households. That resident population has fallen by 36% since 2007, when the town counted 5,640 inhabitants (4,452 in 2012; 4,352 in 2017). Of those 3,582 residents in 2023, 35.9% (1,287 people) were aged 65 or over.

While the year-round village has shrunk, the housing stock has moved in the opposite direction. According to INSEE housing and second-home figures for Saint-Tropez (2023), the commune contains 6,902 dwellings. Of those, 68.3% (4,715 properties) are second homes or occasional dwellings, only 27.6% are main residences, and 4.1% are vacant. The second-home stock has grown at every single census since 1968: from 997 units in 1968 to 2,256 in 1982, 2,886 in 1999, 3,427 in 2007, 3,966 in 2012, 4,124 in 2017, and 4,715 in 2023.

Even by Riviera standards, that concentration is remarkable. Across the wider Communauté de communes du Golfe de Saint-Tropez (58,300 inhabitants and 73,426 dwellings in 2023, per INSEE), second homes account for 57.2% of the stock, whereas across France as a whole the share was 9.7% of 37,527,880 dwellings in 2022 (INSEE).

Geography and planning lock this structure in place. The commune of Saint-Tropez covers just 15.18 km² on a peninsula governed by France's national coastal protection law (loi Littoral) and a restrictive local urban plan (Plan Local d'Urbanisme, or PLU). Because new construction is virtually non-existent, annual supply consists almost entirely of what existing owners choose to part with. For a buyer, patience, off-market access and rigorous line-by-line comparables matter far more than trying to time the macroeconomic cycle.

Where on the peninsula do buyers look?

Although the commune covers barely fifteen square kilometres, the market divides into distinct micro-locations with very different liquidity profiles.

• The village, Vieux Port and La Ponche: The historic lanes behind the harbour and the fishermen's quarter of La Ponche hold the vast majority of the apartment stock. Walkable year-round and sought after by buyers who want to step out for morning coffee without taking a car, this is the most liquid segment of the market and the one reflected in the €17,996.9/m² apartment series.
• Les Parcs de Saint-Tropez, Les Canebiers and Les Salins: Stretching east along the northern and eastern shores of the peninsula, these gated domains and coastal pockets represent the trophy villa market. Properties with direct sea views or walking access to Canebiers and Salins beaches rarely trade openly and have few equivalents anywhere in Europe.
• Ramatuelle, Gassin, Grimaud and Cogolin: The celebrated stretch of Pampelonne beach actually lies across the municipal boundary in the neighbouring commune of Ramatuelle. Buyers seeking larger grounds, vineyards, or secondary houses for guests and household staff frequently look to Ramatuelle, Gassin, Grimaud and Cogolin; note that in CASAFARI's database, those communes carry their own location IDs separate from Saint-Tropez (494385).

Getting to the peninsula shapes how owners use their homes. By road, Nice Côte d'Azur airport is about an hour and forty-five minutes away outside peak summer traffic, and Toulon-Hyères airport is about an hour; private aviation uses the La Môle–Saint-Tropez airfield about 15 km inland. The nearest high-speed rail connection is the Saint-Raphaël-Valescure TGV station, with regular summer ferries crossing the gulf from Sainte-Maxime right into the Vieux Port. Buyers weighing a primary residence or faster airport access further east along the coast often compare these dynamics with the Nice area guide or our Marseille area guide.

The buyer pool combines domestic families from Paris and Lyon with international second-home buyers from Belgium, Switzerland, Germany, the United Kingdom, the United States and the Gulf states. Purchases are typically driven by lifestyle and long-term capital preservation rather than rental yield, and are frequently completed in cash or held through a French civil real-estate company (Société Civile Immobilière, or SCI).

What does a foreign buyer pay in taxes and duties?

France places no residency requirement, quota or special permit on foreign or non-EU citizens purchasing residential property. Every transaction passes through a public notary (notaire), who verifies title, planning compliance and tax collection. Non-resident buyers and their family offices should, however, budget for three specific fiscal and regulatory rules in 2026.

First, acquisition costs rose in 2025. Under the 2025 finance act, the Var department exercised its option to increase the departmental share of property transfer tax (droits de mutation à titre onéreux, or DMTO). As confirmed by the Chambre des notaires du Var in reports on the Var transfer-tax increase from 1 May 2025, the departmental rate rose from 4.50% to 5.00% on 1 May 2025 and is authorised until 2028. When combined with the communal tax (1.20%), the state levy and notary emoluments, a notary's breakdown of transfer duties in 2026 puts total transfer duties on an existing home at about 6.3% of the purchase price (the exemption for first-time buyers of a main residence rarely applies in Saint-Tropez).

Second, almost every purchase on the peninsula falls within the scope of France's real-estate wealth tax (Impôt sur la Fortune Immobilière, or IFI). Under article 964 of the General Tax Code, non-residents are taxed solely on their net French real-estate assets. According to the IFI 2026 threshold and scale published by the Fondation de France, IFI is triggered when net taxable French property exceeds €1,300,000 on 1 January, with a progressive scale running from 0.5% (calculated from €800,000) up to 1.5% on net assets above €10 million. Because finance acts can adjust tax rules annually, buyers should model their holding structure with a cross-border tax adviser before signing a preliminary contract.

Third, owners who plan to offset running costs with July and August holiday lets face a tighter national framework under the loi Le Meur of November 2024:

• Registration and local tax: Owners must declare furnished tourist lets via the Déclaloc system and collect the municipal tourist tax. According to the Saint-Tropez taxe de séjour and Déclaloc portal (consulted 23 October 2026), the mandatory national registration number (numéro d'enregistrement national) for furnished tourist lets, initially scheduled for 20 May 2026, was postponed to Q4 2026.
• Energy performance: As set out in the INC guide to furnished tourist lets and the DPE rule, new furnished tourist lets requiring prior authorisation have needed an energy performance diagnosis (DPE) of class E or better since 1 January 2025.
• Municipal powers and tax allowances: The loi Le Meur empowers French communes to include quotas for furnished tourist lets in their PLU and to lower the letting cap on main residences from 120 to 90 days a year, while reducing the micro-BIC tax allowance to 30% (capped at €15,000 of revenue) for unclassified lets and 50% for classified lets. Prospective buyers should verify the current municipal rules directly with the mairie of Saint-Tropez and their notary before relying on summer rental income.

How to value and source a property in a market with so few comparables

In a town where a dozen high-value listings can skew a quarterly average, relying on a single portal asking price is a costly way to negotiate. Buyers' agents, wealth managers and valuers use Valuations, Comparables and Market Study to look beneath the headline average: Comparables pulls active listings, historical asking-price adjustments, time on market and delisted stock across Saint-Tropez and neighbouring communes such as Ramatuelle and Gassin to triangulate a realistic pricing band for a specific street or estate.

When stock is scarce and the same villa appears on four agency websites at slightly different prices or surface areas, buying agents and family offices rely on Property Sourcing for buyers' agents and family offices and CASAFARI for investors to view the entire indexed market on a single screen, complete with price-change histories and historic listings that have quietly been withdrawn.

For quantitative analysts, family-office data teams and proptech developers who want to reproduce the Saint-Tropez series (location ID 494385) or benchmark it against every coastal commune in the Var and Alpes-Maritimes, the same dataset is available programmatically through the Area Insights documentation on developers.casafari.com and the Comparables and valuation API documentation. Teams building AI workflows can also connect an assistant directly via the Casafari MCP, where API and MCP queries consume tokens from the account plan.

Whether you are advising a buyer on a village apartment by the port or benchmarking coastal markets across the Riviera, you can create a CASAFARI account on platform.casafari.com to explore the live data yourself.