Erbalunga on Cap Corse seen from the air, with its ruined Genoese tower on a rocky point, the village houses clustered around the small harbour and the turquoise sea

Corsica - Erbalunga - The Genoese tower and the harbour

Buying a house · Corsica

Buy a house in Corsica

Village houses, restored shepherd’s huts, grand family homes and houses to live in all year: real prices, the areas worth searching from the Gulf of Ajaccio to Cap Corse, and the checks that are specific to the island. Home Select then runs the search for you, off-market properties included, and is paid on success only.

Describe your project View the fees

2011: 15 years of hunting in France
1,200+: Buyers guided
4.8/5: On Google (141 reviews)
100%: On success, nothing upfront

At a glance

The median house price is €3,300/m² in Haute-Corse, around Bastia, Cap Corse and the Balagne, and €4,800/m² in Corse-du-Sud, around Ajaccio and the far south (DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026).
In Porto-Vecchio, the only Corsican town tracked here one by one, the median house sold for €6,800/m² over 12 months to end of June 2026, yet one sale in ten went for less than €3,500/m²: set back from the beaches, a family house costs far less than a villa on the shore.
In Corsica, many family houses have stayed in joint ownership among heirs, sometimes for generations: the chain of title is checked with the notary before any offer, and it sets the timetable of the sale.
Home Select, a buyer’s agent in Corsica, searches for your village house, family home or year-round house from the Ajaccio area to Cap Corse, off-market included, checks its title and permits, then negotiates it for you, with fees due on success only.

€4,800/m²: Median for houses, Corse-du-Sud
€3,300/m²: Median for houses, Haute-Corse
98: Sales of houses in the towns on this page, over 12 months

The market

The market for houses in Corsica, in figures

For a house, Corsica splits into two markets. In the north, Haute-Corse, from Bastia to Cap Corse and the Balagne, posts a median of €3,300/m² over 12 months to end of June 2026; in the south, Corse-du-Sud, from the Ajaccio area to Bonifacio, rises to €4,800/m², carried by the gulfs of Porto-Vecchio and Ajaccio. The two departments recorded 2,223 and 2,041 sales of houses and apartments over the same period. These medians cover village houses, family homes and villas alike: they describe an area, not an address. Porto-Vecchio, the only town tracked here one by one, marks the top at €6,800/m², and our guide to where to buy in Corsica compares the areas in detail.

Within each department, a house is priced on things the median cannot show. Distance from the sea first: ten minutes inland, a hilltop village in the Balagne or the Casinca offers a sea view for far less than a house on the water. Condition next: a village house in need of work is not worth a restored one; have an architect or builder price the works before any offer. Then come the things old Corsican houses often lack: car access, somewhere to park, a sunny garden. In Porto-Vecchio, one house sale in ten went below €3,500/m² and one in ten above €15,300/m² over 12 months to end of June 2026: a house set back from the beaches and a villa on the shore are simply different markets.

In town, houses are rare: in Ajaccio as in Bastia, the market is mainly one of apartments, at a median of €4,000/m² in Corse-du-Sud and €3,200/m² in Haute-Corse over 12 months to end of June 2026. Outside the towns, many family houses change hands without a listing, between heirs, cousins and neighbours, while others wait for an inheritance to be settled before they can be sold: local knowledge and a network open the doors. To compare with mainland France, see houses in the South of France and houses in Provence.

Houses, town by town

Town	Median per m²	1st to 9th decile	Sales over 12 months
Porto-Vecchio	€6,800/m²	€3,500/m² – €15,300/m²	98

Corse-du-Sud: €4,800/m² median for houses, over 712 sales.
Haute-Corse: €3,300/m² median for houses, over 731 sales.

Median price per square metre of recorded sales; a town with fewer than 20 sales of the type is not shown. Source: DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026. Page reviewed by Jean Mascla, founder of Home Select.

Saint-Florent seen from the air, with the church bell tower and its clock, the stone-slab roofs of the old town, the marina full of sailing boats and the gulf ringed by hills

Where to buy

Where to buy in Corsica?

Five areas, from Ajaccio round the north of the island to the far south, each with its own houses, year-round life and pitfalls.

The Genoese tower on Pointe de la Parata at dusk, the path leading up to it and, offshore, the Sanguinaires islands and their lighthouse under a pink and orange sky — Corsica - Ajaccio - Pointe de la Parata and the Sanguinaires islands

The Ajaccio area

Corsica’s largest town and the seat of its regional government, Ajaccio has secondary schools, a hospital, an airport and a ferry port: the easiest base for living on the island all year. The family house with a garden is mostly found in the surrounding villages, Alata and Villanova on the hills above the gulf, Afa, Bastelicaccia or Cuttoli-Corticchiato further inland, and along the southern shore, from Porticcio to Pietrosella. The benchmark is the Corse-du-Sud house median, €4,800/m² over 12 months to end of June 2026, with a view of the gulf and a garden making the difference. Buyers come here to live, work and school their children. Check the rush-hour commute, drainage outside the villages and, near rivers, the flood risk.

The stone bell tower of the church in Lumio and the rooftops of this Balagne village, with the turquoise Gulf of Calvi, the town of Calvi and the mountains in the distance — Corsica - Lumio - The bell tower and the Gulf of Calvi

The Balagne and its hilltop villages

In the north-west, the Balagne, nicknamed the garden of Corsica, terraces its olive groves and stone villages between the mountains and the bays of Calvi and L’Île-Rousse. This is the country of the village house with a sea view: Lumio looks over the Gulf of Calvi, Sant’Antonino keeps watch from its rocky peak above the olive trees, and Pigna lives to the rhythm of its craftsmen and musicians. In Haute-Corse, the median house sold for €3,300/m² over 12 months to end of June 2026; in the villages, price comes down to view, condition and access. Calvi and L’Île-Rousse provide shops, schools and an airport. In the steep lanes, check car access, parking, the roof and the connection to mains sewerage.

Cap Corse

North of Bastia, Cap Corse runs some forty kilometres out to sea, with its schist villages roofed in stone slabs and its harbour hamlets at the water’s edge. Erbalunga and its Genoese tower are a quarter of an hour from Bastia; to the north, Macinaggio and Centuri live around their harbours; on the west coast, Nonza, perched on its rock, looks across to the Gulf of Saint-Florent. You will find harbour houses, village houses and the grand homes of the ‘Americans’, Cap Corse families who came home rich from the Americas in the nineteenth century. The cap belongs to Haute-Corse, at a median of €3,300/m² over 12 months to end of June 2026, but a harbour house can only be compared with its neighbours. The road is long and winding: check access, damp and drainage, and read our guide to character homes.

Bastia and the Casinca

The island’s busiest port and the prefecture of Haute-Corse, Bastia is lively all year round, around its Old Port and its citadel, and its ferries link it to mainland France and Italy. Houses with gardens are found on its heights, in Ville-di-Pietrabugno, San-Martino-di-Lota or Cardo, facing the sea and, on clear days, the Tuscan islands; to the south, Furiani, Biguglia and Borgo offer newer houses near Poretta airport. Further on, the Casinca villages, Vescovato or Venzolasca, line their tall stone houses along ridges above the eastern plain. Benchmark: €3,300/m² for a house and €3,200/m² for an apartment in Haute-Corse over 12 months to end of June 2026. On the plain, check the flood risk.

The red rocks and turquoise water of Palombaggia, pines on the hills — Corsica - Porto-Vecchio - The red rocks of Palombaggia

The far south

The Gulf of Porto-Vecchio and Bonifacio are above all a coast of summer villas, covered on our page on buying a villa in Corsica. For a house to live in, Porto-Vecchio, a year-round town, has a house median of €6,800/m², and houses in Porto-Vecchio can also be found towards Sotta and Figari, near the airport, or in the granite villages of the Alta Rocca. Further west, Sartène keeps its tall granite houses and the character of an old Corsican town. Check access, water and drainage for any house isolated in the maquis, the island’s dense scrub.

Buy a house in Porto-Vecchio

Properties

The properties people buy in Corsica

The village house

Tall and narrow, built into the slope, in granite in the south and west and in schist on Cap Corse and in the Castagniccia, the Corsican village house often rises over three or four floors, with a vaulted cellar at the bottom and the view at the top. Usually terraced and without a garden, it sometimes has a terrace or a vegetable plot below. It may be split between several branches of a family, one floor each: the title then has to be read floor by floor. Have the roof, floors, damp in walls set against the slope and the sewer connection checked.

The restored bergerie

A former shepherd’s hut in dry stone, deep in the maquis or on summer pastures, the bergerie has become many buyers’ dream: a few rooms behind thick walls, a terrace, silence and often a sea view. They are found in the hinterland of Porto-Vecchio, in the Sartenais or in the Balagne. A ruin is not a house: restoration is only allowed if most of the load-bearing walls still stand and a permit grants it. Check that permit, along with access, water, electricity, drainage and brush clearance.

The grand family house

In market towns and large villages, the nineteenth-century notable’s house is recognisable by its symmetrical façade, stone staircase and walled garden. On Cap Corse, the ‘Americans’ built the most spectacular of them, with gardens and ornate façades facing the sea. They rarely come up for sale, often at the end of an inheritance and almost always without a listing. Have the restoration priced before you offer, and check any easements inherited from old family divisions.

The harbour house

Below the hilltop villages, their harbour hamlets were once fishing and trading ports: Erbalunga, Centuri or Macinaggio on Cap Corse, Porto Pollo on the Gulf of Valinco. Their houses, packed along the quay or on the rocks, offer what the Loi Littoral, France’s coastal law, no longer allows anyone to build: a house at the water’s edge, in a living hamlet. Often small and exposed to heavy seas and salt air, they call for close checks: structure, damp, waterproofing and the limit of the public foreshore.

The family house in the hills

Around Ajaccio, Bastia, Calvi or Porto-Vecchio, the house built between the 1970s and the 2000s on a wooded plot is the one people buy to live in all year: single-storey or two floors, garage, garden, sometimes a pool and a view of a gulf. Its weak points are well known: original insulation, windows and heating, a private septic system to inspect, and an extension or pool sometimes built without consent. Have the energy renovation priced and every permit checked before the offer.

Your budget

What your budget buys in Corsica

Budget	Porto-Vecchio€6,800/m²	Corse-du-Sud€4,800/m²	Haute-Corse€3,300/m²
€500,000	≈ 75 m²	≈ 105 m²	≈ 150 m²
€1,000,000	≈ 145 m²	≈ 210 m²	≈ 305 m²
€2,000,000	≈ 295 m²	≈ 415 m²	≈ 605 m²
€4,000,000	≈ 590 m²	≈ 835 m²	≈ 1,210 m²

Indicative sizes: the budget divided by each town’s median price per square metre for houses over 12 months to end of June 2026, before notary fees, and before land, view and condition.

Our method

How Home Select searches in Corsica

A house search starts with a brief: the life you want, all year or by the season, in a village or near a town, schools, work, how much renovation you will take on, and the full budget, notary fees of 7 to 8% included. Every day, Home Select then cross-checks listings across the island, the properties passed on by its network of 15,000 agents and professional partners, and the houses that will never be advertised: in Corsica, a family house often sells by word of mouth.

Each shortlisted house is vetted on paper, then viewed before you, in a filmed pre-visit: car access, parking, orientation, neighbours. The checks follow the island’s pitfalls. The chain of title first: the notary traces the deeds back and, where a title is missing, tools exist, such as a notarial deed recording more than thirty years of possession, or the GIRTEC, the public body that helps rebuild Corsican property titles. Planning next, under the Loi Littoral, France’s mountain law and the PADDUC; then water, drainage, brush clearance and natural risks. Have an architect or builder price the works before any offer.

Negotiation is conducted with the file in hand: comparable sales, time on the market, state of the title. Joint ownership to resolve or an inheritance still open will lengthen the timetable: Home Select anticipates this with the notary from the preliminary contract, follows the conditions precedent and the financing, then stays with you until completion and the handover of the keys, following a proven method, with fees due on success only.

Method Off-market properties

One method, two ways in

Both are billed only if the property is found and the purchase completed. On top comes 10% of the negotiated reduction: Home Select is also paid on what you save.

Haussmannian living room with fireplace and open view

Exclusive

Exclusive search mandate

2.5% of the net purchase price, minimum €10,000 incl. VAT + 10% of the negotiated reduction

The full service, for every budget: brief, sourcing, off-market, pre-visits, negotiation and follow-through to the notary signing.

The Exclusive offer

Confidentielle

Simple search mandate

1.5% of the net purchase price, projects from €2M + 10% of the negotiated reduction

The very same full service, on a selection made exclusively of off-market properties. For buyers who never want to see their search on a portal.

The Confidential offer

Frequently asked questions

Buying a house in Corsica: your questions

Where should I buy a house to live in Corsica all year round?

Around the two main towns first: Ajaccio and its surroundings, Bastia, its hills and the Casinca, which have hospitals, secondary schools and year-round connections. Calvi and L’Île-Rousse in the Balagne, and Porto-Vecchio in the south, also live through the winter, and the university is in Corte. Over 12 months to end of June 2026, the median house sold for €4,800/m² in Corse-du-Sud and €3,300/m² in Haute-Corse; Home Select helps you weigh town, village and seaside.

How much does a village house in Corsica cost?

Sales records do not single out village houses: the department medians, €4,800/m² in Corse-du-Sud and €3,300/m² in Haute-Corse over 12 months to end of June 2026, place the market, not an address. A house to renovate and a restored house with a sea view are different propositions, and works come on top of the price: have them priced by a builder before any offer. Home Select sets each house against recent sales in its village and the villages around it.

Can you restore a bergerie in Corsica?

Yes, if it is not a ruin: restoration is only allowed if most of the load-bearing walls still stand, and it requires a permit, which the mountain law or the Loi Littoral can make hard to obtain. An isolated bergerie then raises questions of access, water, electricity and drainage. Home Select has the town hall and the notary confirm what the plot allows before any offer, and can make the purchase conditional on the permit.

How do you buy a house held in joint ownership in Corsica?

In principle, every co-owner must agree to the sale; when one is missing, procedures exist through the notary or the courts, but they take time. The notary checks the chain of title and, where needed, draws up a deed recording long possession or relies on the GIRTEC, which helps rebuild the island’s titles. Home Select has these checks started as soon as the price is agreed; our note on the title deed explains what you will receive.

Village house or house with land: which is right in Corsica?

A village house offers village life, year-round neighbours, character and often a view, but rarely a garden or a parking space. A house with land, in the maquis or on the hills, offers space, a pool and quiet, at the cost of driving everywhere, yearly brush clearance and a private septic system. Home Select shows you both, in filmed pre-visits, before you decide.

How do I look after a Corsican house I do not live in over the winter?

A house closed for months fears damp, salt air near the sea, gales and break-ins: it needs airing, a little heating, a check of the roof after storms and upkeep of the grounds. A trusted neighbour, a tradesman or a concierge service takes over while you are away. Home Select can coordinate them through its concierge service from the day you get the keys.

Is a buyer’s agent worth it for buying a house in Corsica?

Yes, because in Corsica many family houses sell without a listing, by word of mouth, and the others sometimes hide an incomplete title, joint ownership, an extension without a permit or uncertain access. A buyer’s agent works for you alone, on the buyer’s side, from the search to the negotiation. Home Select, a buyer’s agent in Corsica, adds its network of 15,000 agents and professional partners and fees due on success only.

How long does it take to buy in Corsica with a buyer’s agent?

The calendar depends on how rare the target property is in {nom} and on your availability: Home Select frames it at the brief, then holds it. Properties are first seen on video, and your decisive viewings are grouped into a single trip.

How do you reach off-market properties in Corsica?

Through the network and direct approach: Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In {nom}, the monitoring starts with two sectors: Porto-Vecchio. That is often where the unfindable property is.

What are your fees in Corsica?

Home Select, a buyer’s agent in Corsica, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above, plus 10% of the negotiated reduction in both cases. Home Select is paid on success only, and also on what you save: nothing is due until you have bought.

What happens next

A buyer’s agent reads your request and answers within one working day.
A first confidential conversation: how you will use the property, the real budget, the non-negotiable criteria, the timing.
A written brief, and a search started within the week. Nothing is due until you have bought.

Your project in Corsica

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Buying in Corsica: the other pages

Buyer’s agent in Corsica Buy a villa in Corsica

Where to buy in Corsica: the town-by-town guide Buying a character home Buying a second home Moving to the regions