A 1940s bastide near Grasse — €526,000 where neighbouring houses sell for €2-4M

Three levels of ambition for this bastide

The variant frames are built on a real photograph of this house by our own model trained on Côte d'Azur architecture: the silhouette, the roof, the genoise, the openings and the shutters stay as they are — only what the works programme describes changes. This is an idea of the result, not an architect's design. One photo in the listing was produced by the agency's own AI — we use it neither as a base nor in the gallery.

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A

V1 · Light: repair, courtyard, and sell as it stands — as four apartments

The shortest route: fill the cracks per the engineer's report, renew the render and the shutters in the same tones, replace the windows with equals, clear the courtyard and set a lounge under a pergola. The house stays divided into four apartments — that is its present value for a family with guests or for letting.

• Total in ~€823k (works ~€176k)
• Profit after tax: ~€196-279k (stress/base)
• Timeline ~13 months (ABF consultation included)
• Permits: DP for external works, ABF opinion inside the Site Inscrit perimeter

The best ratio of money to time, if the engineer confirms the cracks can be treated locally.

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B

V2 · Middle: restore the whole ensemble

The wing is brought to the same finish as the main block, a stone terrace is laid along the facade level with the courtyard, the garden around the century-old olives is restored and the services are fully replaced. The house becomes coherent and energy-modern — while staying the same in volume.

• Total in ~€1.23M (works ~€496k)
• Profit after tax: ~€19-151k (stress/base)
• Timeline ~19 months
• Permits: DP/permis by scope, ABF opinion mandatory

The honest result of the maths: the middle earns LESS than V1. The market does not pay for half the journey — either targeted, or maximum.

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C

V3 · Maximum: a faultless restoration, not a new house

You cannot demolish and build a super-villa here: zone Ao and the protected landscape forbid it, and the demolition case prices out at minus €1.67M. So the maximum is a different thing: the four apartments become one bastide residence, the attic joins the living volume without touching the roofline, a stone pool sits flush with the ground by the olives, a summer kitchen with a wood-fired oven stands under a pergola, and the planting matures. The target is this market's top decile — confirmed by real transactions.

• Total in ~€1.48M (works ~€686k)
• Profit after tax: ~€363-556k (stress/base)
• Timeline ~22 months
• Permits: permis + ABF opinion; merging the apartments and converting the attic are separate gates

The recommended scenario: on a protected plot the maximum is reached through the quality of the restoration, not through new volume.

The short comparison

Money: the levels of the estimate

The entry is the asking price of €526k plus fees; the listing states the agency fees are paid by the seller. Counted: purchase + fees + works + cost of capital; profit after corporate tax (IS). Each rung's exit is a percentile of REAL transactions within 800 m (68 sales): p70 for V1, p85 for V2, the top decile for V3. The stress level is an exit 20% lower. The slope and the delay of consultations inside the protected perimeter are priced into the works and the timelines. All construction rates are estimates until contractor quotes and the structural report.

Five checks before any deal

We do not sign until all five pass.

1. 01The structural engineer's report and the G5 geotechnical survey (under way by the seller): the cause of the cracks, the extent of the consolidation, its cost.
2. 02Exact boundaries and area with a géomètre: the listing's coordinates are blurred, and the cadastre returns a neighbouring 24,608 m² plot.
3. 03The règlement of zone Ao and of the AC2 Site Inscrit perimeter: what is actually allowed — the attic, the pool, the summer kitchen, external changes under ABF opinion.
4. 04The legal status of the four apartments: the division, the possibility of merging them into one residence, vacancy.
5. 05Local contractor quotes for the consolidation and the restoration — until then every construction figure is an estimate.

Download the PDFs

Full numbers and photos — four documents (Russian with a French summary).

Where the data comes from

• The agency listing (snapshot 12.08.2026) — areas, layout, DPE and the declared structural studies as stated by the seller; photos from the listing.
• Real transactions (state DVF registry, dept 06): 68 house sales within 800 m in 2021-2025, median €5,862/m²; top sales — 221 m² for €4.0M (10.2025) and 258 m² for €2.99M (01.2024).
• Rules: Géoportail de l'urbanisme (zone Ao, servitudes A9, PM1, AC2 Site Inscrit), Géorisques (seismic zone 3), IGN RGE ALTI relief.

An independent break-down for discussion — not a listing and not a guarantee of income. Every figure carries a date and a source; the outcome depends on the structural report, the zone rules and contractor quotes. Photos belong to the listing's rights holders; the variant frames are our visualisations built on those photos.