Provence
Provence is the countryside market of the French south: bastides and mas around Gordes, Menerbes and Saint-Remy, sold on stone, light and a pool under the plane trees. It runs on a longer season and calmer money than the coast an hour away.
May to September at full rate, and the shoulder is real: April and October sell to walkers, cyclists and wedding parties. A well-let bastide sells around 100 nights a year, which the Riviera cannot match.
The pool and the view of the village. A heated pool adds weeks to the season at both ends, and a terrace that looks at Gordes rather than at a hedge moves the nightly rate more than a fifth bedroom does.
These figures benchmark a well-maintained, premium 4-bedroom villa, Provence. Deliberately not the ultra-prime staffed estates that inflate every published average and make owners believe things that are not true. Rates are then adjusted for bedroom count, condition, and amenities.
Bigger, better, or better-staffed villas earn more, sometimes several times more. Tired properties with a static price and a passive listing earn considerably less. That gap is not luck. It is management.
One benchmark per destination was hiding a factor of twenty. A one-bedroom apartment and a staffed six-bedroom chalet are not the same business. Here is the whole ladder, built from 999 real bookings and 141 agency rate cards from our own archive.
| per night, high season | gross per year | |
|---|---|---|
| Apartment | ||
| 1 bedrooms | €120 | €12,700 |
| 2 bedrooms | €180 | €19,000 |
| 3 bedrooms | €260 | €27,900 |
| 4 bedrooms | €340 | €35,500 |
| 5 bedrooms | €430 | €45,600 |
| Villa or chalet | ||
| 2 bedrooms | €430 | €33,800 |
| 3 bedrooms | €790 | €61,900 |
| 4 bedrooms | €1,200 | €93,800 |
| 5 bedrooms | €2,200 | €172,000 |
| 6 bedrooms | €5,280 | €413,000 |
| Seven bedrooms and above: we hold fewer than four observations, so we publish nothing rather than guess. Ask us and a person will look at it. | ||
This is the number nobody publishes, because everyone in the chain benefits from you not knowing it. In Provence, a villa let through an agency loses about 30% of everything the guest pays. And that is only the agency's own cut.
The fees stack. If the agency also lists your villa on Airbnb or Booking, the platform takes its share FIRST, and the agency takes its cut on top. Airbnb charges a host around 15.5%. Booking.com charges 10 to 25%, typically 15 to 22% once payment fees and visibility programmes are added. Stack an agency on top of that and 40% is common. We have seen worse.
Managing it yourself looks cheaper, and on paper it is. But 15.5% does not buy you a housekeeper, a plumber at midnight, or someone to answer the guest who wants the pool warmer by tomorrow. Self-management costs you time, and most owners badly underestimate how much.
Thirty years in this trade teaches you things that do not fit in a benchmark: which agencies negotiate, what a fair contract looks like, which clauses cost you a season, and the specific mistakes that quietly halve a villa's income. We will send you that, for your market, free.
Send me the full breakdown →The information is free. Access to it is not anonymous: we ask for your email, and we sometimes introduce you to partners who pay us. That is how this site stays free for owners. We say so plainly rather than bury it.
A well-maintained four-bedroom villa in Provence grosses roughly €70,300 to €93,800 a year. That figure comes from 65 nights actually sold at €1,200 in high season and 35 nights at €450 outside it. The top of the range is not the average. It is what an owner reaches with active pricing, fast replies and consistently good reviews.
About 100 nights, in our benchmark. We deliberately do not quote an occupancy percentage. Occupancy multiplied by 365 flatters seasonal markets by a factor of two, because the villa is not on the market for most of the year and nobody is trying to sell it in November. Nights actually sold is the only honest unit.
Gross is what the guest pays. Net is what reaches your bank account, and the gap is far larger than most owners believe. Manage the villa yourself on a platform and you lose about 15.5%. Let it through an agency in Provence and you lose about 30%, before a single bill is paid. And the fees stack: if that agency also lists your villa on Airbnb or Booking, the platform fee is deducted as well, and total commissions of 40% or more are common. Our team has worked both sides of this trade, which is how we know. Then subtract cleaning, laundry, pool and garden, utilities and local taxes.
On the numbers we hold, Provence sits 31 out of 44 markets we benchmark, against a median of €101,000 gross a year. That says nothing about the purchase price, which is the other half of any yield calculation. A high gross income on a very expensive property can be a worse investment than a modest income on a cheap one. Get both numbers before deciding.
Because a nightly rate is set by the view, the finish, the address and the level of service included, and almost never by the bedroom count. We have seen two four-bedroom villas in the same town, one at roughly 1,170 euros a night and one at roughly 9,376, and the difference was a sea view and a concierge. Any benchmark built on price per bedroom is meaningless, and most published ones are.
Our four-bedroom benchmark for Provence is €1,200 a night in high season and €450 outside it, but treat that as an anchor, not a price. On a complete market we measured, villas of the same size ranged from 0.72 to 2.6 times the benchmark depending on view, finish and whether staff and concierge are included. Set your rate against the three most comparable villas that actually get booked, not against what neighbours merely ask. Whatever you set, hold it in the weeks that matter: the 65 high-season nights at €1,200 do the heavy lifting, and a discount given there is rarely earned back.
They are our regional benchmark for Provence, built from comparable markets and public rate data. They have not yet been confirmed by an operator working this market directly, and we say so rather than pretend to a certainty we do not have. If you own here, tell us what you actually earned and we will fix the number.
Three questions. An honest estimate, and a free report on what would raise it. We are paid by our partners, never by you.
Estimate my villa →Estimates are based on destination benchmarks and property attributes, not on a formal appraisal. Amounts are shown in local currency using approximate conversion rates. Actual results depend on marketing, pricing strategy and seasonality. Last updated 16/07/2026.