Buying a farmhouse with pool or view: the essential criteria

Buying a mas in Provence is far more than a simple real estate purchase: it is the acquisition of a lifestyle, a heritage rooted in the land, and often a long-term life project. Whether you dream of an infinity pool facing the lavender fields or an unobstructed view over the Alpilles, certain criteria are absolutely essential to making the right choice. Here is the complete guide to a successful purchase.

Pool, orientation, and land

The pool is often central to the project for buyers of Provençal farmhouses, and for good reason: the region's hot, sunny summers make it a near-essential feature. But before being seduced by an azure-blue basin, rigorously evaluate the land it sits on.

Orientation is paramount. A mas well-oriented due south or south-east will enjoy optimal sunshine from early morning, pleasantly extending swimming days. Conversely, a north-facing orientation or land lying below a hillside can create significant shaded areas in the afternoon, considerably reducing the enjoyment of the pool.

The land area must comfortably accommodate the pool, preserve a private garden space, and comply with the legal setback distances from property boundaries (generally a minimum of 3 metres). In Provence, garrigue or pine-forest plots may be subject to DFCI brush-clearing regulations, which must be checked before purchase.

Soil quality also affects the cost of installing or renovating an existing pool: clay or rocky ground can complicate construction and inflate the bill. If the mas already has a pool, commission a full inspection (waterproofing, liner or surface condition, filtration system, safety compliance) before signing.

Houses with a view of the Alpilles

The Alpilles are one of Provence's most iconic panoramas. Von Peerc, an agency specialising in prestige real estate in Provence, offers a selection of exceptional farmhouses in this region. Discover farmhouses in the Alpilles with Von Peerc. An unobstructed view over these limestone ridges and their centuries-old olive groves represents a criterion of rarity and a considerable heritage asset.

To properly assess a view of the Alpilles:

• Visit at different times of day, as the light changes dramatically between morning and sunset. Some views are sublime at dawn and more ordinary in full daylight.
• Check the permanence of the view: an unprotected view may be compromised by a future neighbouring construction. Consult the PLU (Local Urban Plan) of the municipality to find out about buildable zones nearby.
• Identify potential nuisances: proximity to a road, power line, or intensive agricultural area (spraying, machinery) that may diminish the charm of the panorama.
• Assess accessibility: hilltop or isolated farmhouses often offer the finest views, but they may present access difficulties in winter or higher connection costs (water, electricity, fibre).

The areas of Les Baux-de-Provence, Maussane-les-Alpilles, Eygalières, and Saint-Rémy-de-Provence are particularly sought after for their farmhouses with views. Browse farmhouses around Saint-Rémy on Von Peerc. Prices reflect this demand, but market liquidity remains strong, which is reassuring from a heritage investment perspective.

Renovation potential

Few old farmhouses require no work at all. The authenticity of Provençal construction (cut stone, terracotta floor tiles, oak beams) is often accompanied by roofs in need of repair, outdated electrical or plumbing installations, and insufficient thermal insulation.

Before committing, commission:

• A structural survey by an architect or engineering firm: condition of the framework, load-bearing walls, and canal-tile roof.
• All mandatory surveys (energy performance certificate, asbestos, lead, termites, non-collective sanitation where applicable). In Provence, termite infestation of woodwork is common; a pest survey is essential.
• A precise cost estimate from local tradespeople, ideally specialists in mas renovation. Renovation costs in this region can be significantly higher than the national average, particularly for specialist trades (stonemason, antique terracotta tiler, traditional mason).

Renovation potential also represents an opportunity: acquiring a mas to renovate at a more accessible price, then adding value through quality works, can prove an excellent heritage strategy. Farmhouses renovated with quality materials and in keeping with their Provençal character achieve very high resale prices.

Note, however, that properties located in an ABF zone (Buildings of France Architects) are subject to architectural constraints that may restrict certain material or design choices, and obtaining construction permits can take longer.

Heritage value

An authentic Provençal mas is a prime heritage asset, provided you understand what drives its value. Von Peerc supports buyers throughout this process with in-depth knowledge of the Provençal farmhouse market. Learn more about the heritage value of a mas with Von Peerc.

What makes a mas valuable:

• Architectural authenticity: exposed stone, traditional canal-tile roof, wooden shutters, single-storey mas or with dovecote, bread oven, vaulted cellar… Original period features are irreplaceable and highly prized by buyers.
• Land area and configuration: a plot of more than one hectare with olive trees or a vineyard offers additional charm and rarity. Farmhouses with agricultural operations (designated origin, olive oil, viticulture) have a specific land status that must be carefully analysed.
• Location: proximity to sought-after villages (Saint-Rémy, Les Baux, Eygalières), easy access from Marseille, Avignon, or Marignane airport, and the immediate environment (nature park, absolute tranquillity) are lasting value drivers.
• Overall condition and quality of past renovations: a farmhouse tastefully renovated with noble materials (stone, wood, wrought iron) is worth far more than one modernised with standard materials.

Over the long term, the Provençal farmhouse market has demonstrated remarkable resilience, with prices that hold up well through real estate cycles. International demand (British, Belgian, Swiss, American buyers) underpins prices in the most iconic areas.

Selection and negotiation with a specialist agency

Buying a mas is a complex transaction that benefits from the guidance of an agency truly specialised in this segment. Von Peerc, based in the heart of the Alpilles, is one of the reference agencies for farmhouse buyers in Provence. Von Peerc: how to choose your real estate agency in Provence?

How to choose the right agency:

• Favour agencies established locally for several years, with a detailed knowledge of the farmhouse market in the Alpilles and surrounding areas. They often know of off-market properties (not publicly listed) that are only accessible to serious buyers.
• Verify that agents master the legal and tax specifics of farmhouses: status of agricultural buildings, SAFER pre-emption rights, rural easements, planning rules in agricultural zones.
• Ask for references and do not hesitate to contact former clients to validate the quality of the support.

Negotiation tips:

• Farmhouses that have been on the market for more than 6 months generally offer a more significant margin for negotiation. Find out how long the property has been listed.
• Use technical surveys to justify a negotiation: roof to repair, unfavourable energy rating, compliance works… These itemised elements are solid arguments.
• Commission a contradictory valuation by an independent property expert if the price seems high.
• Think to include in your offer any furniture or equipment you wish to keep (garden furniture, pool equipment, pergola, agricultural tools).

Finally, ensure you are accompanied by a notary experienced in rural and Provençal property law who will secure the deed of sale and alert you to any non-obvious easements or constraints.

Conclusion

Buying a farmhouse with a pool or a view of the Alpilles is both an emotional and a strategic project. By taking the time to evaluate each criterion: land and orientation, architectural authenticity, renovation potential, heritage value; and surrounding yourself with the right experts, you will give yourself every chance of making a purchase that lives up to your ambitions.