In brief. A sound valuation starts from what comparable homes actually sold for. In France those prices are public through DVF, the sales file published by the tax administration. The figures are then adjusted for what they cannot show: the land, the view, the condition, the layout and the planning position of the house. Price per square metre is a useful first measure for flats but often misleads for villas, because a villa's price includes its plot. We set out our conclusion in a written avis de valeur that lists the comparables and the reasoning, so that a seller can test every step.
The evidence: DVF sales records
DVF (Demandes de valeurs foncières) is published by the Direction générale des finances publiques on data.gouv.fr. It is drawn from notarial deeds and cadastral records and covers the last five years of sales. It is updated twice a year, in April and October. Each release replaces the previous one, which means late-registered sales can still be added to earlier years. It covers all of France except Alsace, Moselle and Mayotte.
For each sale DVF gives the date, the price, the type of property, the built area recorded by the tax services (the surface réelle bâtie), the number of main rooms and the area of land. Anyone can browse it by commune, cadastral section and parcel on the public explorer at app.dvf.etalab.gouv.fr. What DVF does not show is just as important: it says nothing about the view, the aspect, the condition, the quality of finish or the privacy of the plot.
Our town figures for 1 January 2024 to 31 December 2025 are on prices per m² by town and discussed in the market report.
Why price per m² misleads for villas
- The price includes the land. A DVF house price covers the house, the plot, the pool and any outbuildings. Dividing it by the built area credits the whole price to the house, so a modest house on a large flat plot looks expensive per square metre and a large house on a small plot looks cheap.
- The area is the tax area. The surface réelle bâtie comes from the tax files. It does not always match the living area quoted in a listing, so the same house can show two different prices per square metre.
- Samples are small. In Beaulieu-sur-Mer DVF records 13 single-house sales over the two years. One unusual sale moves a median built on so few.
- A median is the middle sale, not your home. Mougins recorded 307 house sales with a median of €7,100 per m², yet 59 of those sales were at €2 million or more. The median says little about a home at either end of that range.
- The mix changes. A year with more sea-view sales lifts a town's median without any single home becoming worth more.
For flats in a copropriété the measure works better, because the land is shared and the Carrez area is defined by law; even there, floor, view and terrace make a large difference.
An illustration
The arithmetic below is illustrative, not a record of real sales. It applies the Mougins house median for 2024 and 2025 to two houses of the same size.
| House A | House B | |
|---|---|---|
| Built area | 200 m² | 200 m² |
| Plot | 1,500 m², mostly level | 900 m², steep terraces |
| Pool | Yes, declared with a permit | No |
| Condition | Renovated, DPE class C | Original 1970s fittings, DPE class F |
| View and setting | Open view, quiet lane | Facing a busy road |
| Median price per m² × area | €1,420,000 | €1,420,000 |
The median gives both houses the same figure. No buyer would. House B needs an energy audit before sale, a budget for works and a buyer who accepts the road; House A will draw more buyers and stronger offers. The valuation work lies in measuring those differences from real comparables.
What moves value on this coast
| Factor | What we examine |
|---|---|
| Land | Size, slope, how much is usable garden, boundaries, easements, building rights under the PLU |
| View and aspect | Sea or open view, its permanence, south or west orientation, privacy |
| Position | Distance to the village, schools and Sophia Antipolis; road and aircraft noise |
| Condition and energy | Roof, structure, pool, heating and cooling, DPE class and the cost of works |
| Permits | Whether extensions, pool and outbuildings were authorised and declared complete |
| Layout | Single-level living, en suite bedrooms, guest house, parking |
| Setting | Private lane or gated domaine, the charges of an association syndicale |
| Depth of demand | How many sales at that price level the town records, from DVF |
Planning points are explained in pools, extensions and planning and the diagnostics in property diagnostics.
How we reach a figure
- We visit, measure and read the title deed, plans, permits and diagnostics.
- We select DVF sales in the same and neighbouring communes, of the same type and of similar built area and plot, over the last 24 months. We check each one on the cadastral map.
- We set aside sales that are not comparable, such as sales of several lots together, land alone or bare ownership.
- We adjust for land, view, condition, layout and permits, explaining each adjustment.
- We compare the result with homes currently for sale, remembering that asking prices are not sale prices.
- We give a range and a recommended asking price in writing.
The avis de valeur
An avis de valeur is an estate agent's written opinion of market value. It is not a formal expertise by a qualified expert immobilier, which may be needed for a tax declaration, an inheritance or a dispute; a notaire can advise when one is required. Ours states the comparables used, the adjustments made, the assumptions and the resulting range. If you are preparing to sell, see also preparing a villa for sale and selling with Amber Connections.
Frequently asked questions
Is French sale price data public?
Yes. DVF is published on data.gouv.fr by the tax administration and covers the last five years of sales everywhere except Alsace, Moselle and Mayotte. It shows prices, dates, built area, rooms and land area, but not the condition or the view.
Why should my house not simply be valued at the town's median price per m²?
A house price includes the plot, pool and outbuildings, while the median is only the middle of a wide range. In Mougins, for example, the median house sale in 2024 and 2025 was €7,100 per m² while 59 of 307 house sales were at €2 million or more.
How recent are the DVF figures?
The file is updated in April and October. Sales take time to be registered, so the most recent months are incomplete and later releases can add sales to earlier periods.
Is an avis de valeur the same as an official valuation?
No. It is an agent's reasoned opinion of market value. For tax or inheritance purposes and in a dispute, a formal valuation by an expert immobilier may be required; ask your notaire.
Does planning potential affect value?
It can. Unused building rights under the local plan change what a buyer will pay; so does a pool or extension that was never authorised. We check the PLU zone and the permit history as part of the valuation.
Last updated: 11 October 2026