— provence-alpes-cote-d-azur · 06
Real estate prices in Le Mas — investor simulator — September 2026
Median price per m² in Le Mas
1 795 €/m²
- Dept. 06 rank No. 32 / 140
- 5-year trend -34,6 %
Half of sales between 1 273 €/m² and 2 321 €/m² (24 DVF sales).
DVF — DGFiP · median over 8 sales (2025)
Real estate market in Le Mas
In Le Mas, the price/sqm is around 1 795 € (-34,6 % over 5 years), a to study carefully market for investors (grade E/5).
What investor yield in Le Mas?
Indicative calculation. Excludes taxes, notary fees, vacancy and works. 5-year attractivity index crosses DVF + INSEE demography + Sit@del permits + Filocom vacancy.
Net annual yield
—
5-year attractivity index: E (28/100)
— Read more
Understanding the Le Mas real estate market
Marge de négociation à Le Mas
À Le Mas, le marché ne dégage pas de marge de négociation automatique : le prix repose sur les fondamentaux du secteur. (estimation indicative, 8 ventes)
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie nettement moins cher — environ un quart du prix en moins pour une maison classée G, près de 12 % pour un appartement (valeur verte 2024, Notaires de France / ADNOV, 552 850 ventes) — 55,3 % des logements le sont ici ; un bien A-D performant part, lui, du prix du marché.
Un conseiller immobilier peut vous accompagner sur cette négociation →The 23 sales recorded in Le Mas
Every property sale registered here between 2021 and 2025. 23 sales is not a market — it is too few to derive a reliable price per m². But these are the actual transactions, and the spread between them tells you more than any median could.
| Date | Type | Floor area | Land | Price | €/m² |
|---|---|---|---|---|---|
| December 2025 | Maison | 40 m² | 42 m² | 50 000 € | 1 250 €/m² |
| September 2025 | Maison | 32 m² | 645 m² | 70 000 € | 2 188 €/m² |
| February 2025 | Maison | 89 m² | 69 m² | 50 000 € | 562 €/m² |
| December 2024 | Maison | 36 m² | 67 m² | 55 000 € | 1 528 €/m² |
| September 2024 | Maison | 101 m² | 280 m² | 350 000 € | 3 465 €/m² |
| September 2024 | Maison | 40 m² | 17 m² | 82 500 € | 2 063 €/m² |
| August 2024 | Maison | 120 m² | 90 m² | 182 500 € | 1 521 €/m² |
| January 2024 | Maison | 94 m² | 54 m² | 213 000 € | 2 266 €/m² |
| December 2023 | Maison | 60 m² | 810 m² | 195 150 € | 3 253 €/m² |
| November 2023 | Maison | 9 m² | 4 360 m² | 28 000 € | 3 111 €/m² |
| October 2023 | Maison | 48 m² | 20 m² | 100 000 € | 2 083 €/m² |
| July 2023 | Appartement | 53 m² | — | 62 000 € | 1 170 €/m² |
| May 2023 | Maison | 70 m² | 49 348 m² | 140 000 € | 2 000 €/m² |
| February 2023 | Maison | 76 m² | 60 m² | 150 000 € | 1 974 €/m² |
| January 2023 | Maison | 40 m² | 5 206 m² | 123 000 € | 3 075 €/m² |
| July 2022 | Maison | 40 m² | 310 m² | 99 500 € | 2 488 €/m² |
| July 2022 | Maison | 45 m² | — | 68 000 € | 1 511 €/m² |
| June 2022 | Maison | 55 m² | 25 m² | 105 000 € | 1 909 €/m² |
| April 2022 | Maison | 13 m² | 1 630 m² | 15 000 € | 1 154 €/m² |
| August 2021 | Maison | 130 m² | 55 m² | 75 000 € | 577 €/m² |
| June 2021 | Maison | 22 m² | 32 m² | 30 000 € | 1 364 €/m² |
| February 2021 | Maison | 40 m² | 22 m² | 25 000 € | 625 €/m² |
| January 2021 | Maison | 85 m² | 84 m² | 60 000 € | 706 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
Range: half of sales between 1 273 €/m² and 2 321 €/m² (across 24 DVF sales, 3 years).
This market is defined above all by a marked price decline (-34,6 % over 5y), and a sharply shrinking population (-36,9% over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Le Mas within the provence-alpes-cote-d-azur regional market. On the rental side, the ANIL median apartment rent there is 13,3 €/sqm/month, an indicative gross yield of 8,9 % before taxes, fees and vacancy.
The town is in demographic decline over 5 years (-36,9 %), with construction activity low (little new construction, tight market on existing stock). Housing vacancy is low (tight rental market, secure rents). These three factors crossed with the recent price trend (-34,6 % over 5 years) determine the attractivity grade E shown above.
Note: DVF covers registered transactions excluding non-finalised off-plan sales, and ANIL publishes medians (not averages — the rent distribution is pulled up by exceptional properties). For a fine analysis at the exact address, use the simulator above or the town's full profile.
Sources: DVF (DGFiP Etalab) — rolling 5-year medians, ANIL — rent map, INSEE pop_evol — 5-year demographics, Sit@del — 24-month building permits, Filocom (DGFiP / SDES) — housing vacancy. The attractivity grade and 5-year capital gain are NTYP estimates (proprietary weighting of the data above, independent of any affiliation) — see our methodology.
— Live calculations
Every dimension, in euros.
On this page, 6 calculations with the real figures for Le Mas: whether to buy or rent, how much to negotiate, the monthly mortgage payment, the net rental yield, the monthly cashflow and the energy bill.
Method and assumptions detailed in Transparency.
— Your questions
Frequently asked questions
Are the prices/sqm in Le Mas expensive?
The median DVF price is 1 795 €/sqm. For a 60 sqm apartment, that is around 107 708 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Le Mas?
The indicative gross yield is 8,9 % (median rent 13,3 €/sqm/month × 12 ÷ median price 1 795 €/sqm). The net yield after charges, property tax, vacancy and taxes is generally 30 to 45 % lower. Use the simulator above to personalise it to your case.
[[prix_immobilier.faq2bis_q]]
What does the E 5-year attractivity grade mean concretely?
The index crosses 4 factors over the last 5 years: DVF price trend, INSEE demographic trend, Sit@del building permits and Filocom vacancy. E corresponds to a market showing weak signals (declining demographics, high vacancy). Investment to avoid unless a specific heritage opportunity. The full method is documented in the Methodology section.
Can future prices be predicted from the last 5 years?
Not reliably. The past price change (shown above, DVF source) describes the recent market — it does not foretell the future. Property markets tend to revert to their mean: a town that rose or fell sharply does not mechanically keep going the same way, and rates, the wider economy or a local shock weigh more than any extrapolation. That is why we show the observed change and the real drivers (demographics, vacancy, building permits) rather than a speculative future capital gain.
Is it better to buy an apartment or a house in Le Mas?
The median apartment price/sqm in Le Mas is typically 5 % above the house price/sqm (houses offer more usable surface but a lower €/sqm ratio thanks to the land share). For a rental investment, the apartment generally offers a better yield (more tenants, simpler management, lower urban vacancy). The house is rather preferable for a family primary residence or a heritage project with valuable land.
Is it better to buy or rent in Le Mas?
It depends how long you keep the home. In Le Mas, a 60 sqm flat costs about €107 708 to buy and €797 a month to rent, a rent-to-price ratio of 8,9 % gross per year. That ratio decides, not the price level.
Buying adds costs renting never pays — transfer duties, notary fees, property tax, maintenance — which must be recouped first. The “Buy or rent” calculator on this page works out the year the balance tips.