From the Gulf of Porto-Vecchio to the bay of Calvi: real villa prices, the coastlines worth searching and what France’s coastal law still allows by the sea. Home Select then runs the search for you, off-market properties included, and is paid on success only.
Over 12 months to end of June 2026, the median house in Porto-Vecchio sold for €6,800/m², against €4,800/m² across Corse-du-Sud and €3,300/m² in Haute-Corse: in Corsica, the prestige villa market is concentrated in the far south.
In Porto-Vecchio, one house sale in ten went above €15,300/m² over 12 months to end of June 2026: in Corsica, the sea on foot, an open view and land under the pines make a villa’s price, far more than its floor area.
Near the Corsican shore, the Loi Littoral, France’s coastal law, and the PADDUC, the island’s planning framework, leave almost no room for new building: a villa there is judged as much on the soundness of its permits as on its view.
Home Select, a buyer’s agent in Corsica, searches for your villa from Porto-Vecchio to Calvi, off-market included, has its permits, title and brush clearance duties checked, then negotiates it for you, with fees due on success only.
€4,800/m²
Median for villas, Corse-du-Sud
€3,300/m²
Median for villas, Haute-Corse
98
Sales of villas in the towns on this page, over 12 months
The market
The market for villas in Corsica, in figures
French sales records do not separate villas from houses: the figures here are house prices, and villas make up the top of that market. Over 12 months to end of June 2026, the median stood at €4,800/m² in Corse-du-Sud and €3,300/m² in Haute-Corse, but these department-wide medians blend village houses, suburban homes around Ajaccio and Bastia, and villas facing the sea. Porto-Vecchio, the only Corsican town tracked here one by one, gives a truer picture of the villa market: a median of €6,800/m², with one house sale in ten below €3,500/m² and one in ten above €15,300/m². For a village house or a home to live in all year, see buying a house in Corsica.
That gap is the sea. Four things set the price of a Corsican villa: access to the water, on foot or right from the rocks; an open view, judged from the terrace rather than the roof; shelter from the wind, which decides whether the pool actually gets used; and flat land under pines or cork oaks, with a pool that has its permit. Then comes scarcity by law: the Loi Littoral bans building within 100 metres of the shore outside built-up areas, and the PADDUC protects the coast’s outstanding natural sites. An existing villa with a valid permit simply cannot be replaced. Condition comes last: a 1980s house in need of work is not worth a renovated villa; have an architect or builder price the works before any offer.
Then there is liquidity. Over 12 months to end of June 2026, Porto-Vecchio recorded 193 sales of all property types, Corse-du-Sud 2,041 and Haute-Corse 2,223, houses and apartments together. Waterfront villas are rare in those totals, and many change hands privately, between families and neighbours, without ever being listed: in Corsica more than anywhere, the network is what opens the door. Timing matters too: owners often decide to sell at the end of the summer, and the finest villas are agreed over the winter.
Corse-du-Sud: €4,800/m² median for villas, over 712 sales.
Haute-Corse: €3,300/m² median for villas, 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.
Corsica -Piana -The Calanques
Where to buy
Where to buy in Corsica?
Five coastlines, from the Gulf of Porto-Vecchio round the south and west of the island to the Gulf of Saint-Florent, each with its own villas, buyers and pitfalls.
Corsica -Porto-Vecchio -The old town and the port from the air
01
The Gulf of Porto-Vecchio
This is the heart of the market. South of the town, villas look down on Palombaggia, its pines and porphyry rocks, then on the bay of Santa Giulia, with its calm, shallow water; across the gulf to the north, Cala Rossa and the bay of San Ciprianu, in Lecci, then Pinarellu, line up seafront villas, some right on the water. The median house in Porto-Vecchio sold for €6,800/m², and houses and villas in Porto-Vecchio are best read beach by beach. Families return every summer to turquoise water half an hour from Figari airport. Many villas sit in private estates with gated roads: read the estate rules, the owners’ association statutes and the service charges, and remember that the shore itself remains public land.
At the southern tip of the island, Bonifacio’s upper town stands on white limestone cliffs facing Sardinia. Villas are found towards the Sperone golf course and Piantarella beach, opposite the Lavezzi islands, a nature reserve, around the Gulf of Santa Manza and near the almost enclosed bay of Rondinara. With no town-level median, the benchmark is Corse-du-Sud, at €4,800/m² over 12 months to end of June 2026; for a sea-facing villa, the top of Porto-Vecchio’s market, above €15,300/m², is the better guide. Buyers come for the sea and for boating rather than for winter town life. The wind in the Strait of Bonifacio blows hard: have the shelter of the terrace and pool judged on site.
03
From the Valinco to the Gulf of Ajaccio
On the west coast, the Gulf of Valinco offers a quieter Corsica: sea-facing villas at Porto Pollo, on the heights of Olmeto or towards Campomoro and its Genoese tower. Further north, the Gulf of Ajaccio lines its villas along the Route des Sanguinaires, facing the islands of the same name, and along its southern shore, from Porticcio to Isolella. Benchmark: €4,800/m² for a house in Corse-du-Sud over 12 months to end of June 2026, against €6,800/m² in Porto-Vecchio. Ajaccio suits buyers who want the sea without giving up a real town; beyond it, from the Gulf of Sagone to the Calanques de Piana, a UNESCO World Heritage site together with the Gulf of Porto, the coast stays almost untouched. Near river mouths, read the official risk report: flooding is a real risk there.
Corsica -Calvi -The citadel
04
The Balagne
In the north-west, the Balagne terraces its olive groves and hilltop villages between the mountains and two bays: Calvi, with its Genoese citadel and long pine-fringed beach, and L’Île-Rousse, founded by Pascal Paoli. Villas are found on the hills of Lumio, facing the Gulf of Calvi, around Algajola and above L’Île-Rousse, often with sea and mountains in a single view. Benchmark: €3,300/m² for a house in Haute-Corse over 12 months to end of June 2026, against €6,800/m² in Porto-Vecchio, though a villa facing the bay is priced address by address. Calvi and L’Île-Rousse stay lively all year round, and the airport is on the edge of Calvi. In the hills, check access, gradient, water supply and brush clearance.
05
Saint-Florent and the Nebbio
At the foot of Cap Corse, Saint-Florent combines a marina that is busy all summer, a small citadel and, just outside town, the Pisan cathedral of the Nebbio, with the Patrimonio vineyards all around. Villas are found on the hills above the gulf, facing the Désert des Agriates, largely protected by the Conservatoire du littoral, France’s coastal protection agency, whose beaches can only be reached by boat, on foot or by dirt track. The benchmark is Haute-Corse, at €3,300/m² over 12 months to end of June 2026, and Bastia is half an hour away over the Col de Teghime. Buyers come for the sea and the quiet, far from the bustle of the south. As the town and the Conservatoire can pre-empt sales near the shore, allow for the pre-emption deadlines.
Properties
The properties people buy in Corsica
The villa under the pines
The most sought-after villa on the island: single-storey or on two levels, in granite or render, opening onto wide terraces and a pool, set among pines, cork oaks and maquis, the island’s dense scrub, above a beach at Palombaggia, Santa Giulia or Cala Rossa. Many date from the 1970s onwards, when the south of the island opened up to summer homes, and their windows, insulation and air conditioning are often original. Have the permit checked for the house and every addition, pool included, along with the septic system and the brush clearance.
The waterfront villa
The rarest property in Corsica: a villa set on the rocks with its own access to the sea, at Cala Rossa, San Ciprianu, around the Gulf of Santa Manza or on the southern shore of the Gulf of Ajaccio. As the Loi Littoral bans new building within 100 metres of the shore outside built-up areas, supply never grows. Have the limit of the public foreshore checked, along with the public right of way along the coast, the licence for any jetty or mooring, and the exposure to heavy seas.
The contemporary villa
Granite, timber, raw concrete and wide glazing facing the sea: the architect-designed villa has spread through the estates of the far south, from Sperone to the shores of the Gulf of Porto-Vecchio, often replacing an older house. It sells on view, light and the absence of works. Its permit deserves close scrutiny, public display, appeals and completion certificate included: in Corsica, the prefect and environmental groups often challenge permits near the shore. If it is under ten years old, ask for the structural damage insurance certificate and the builders’ guarantees.
The hillside villa
On the hills of Lumio and Calvi, above Porticcio, Olmeto or the Gulf of Saint-Florent, the villa trades a beach on foot for a sweeping view of a gulf and the mountains, often on more land: a sound compromise between view, space and budget. Access, sometimes a dirt track, the water supply, from the mains, a spring or a declared borehole, and the drainage come first; the surrounding maquis demands serious brush clearance, and the wind, stronger on high ground, is judged on site.
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
€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
€8,000,000
≈ 1,175 m²
≈ 1,665 m²
≈ 2,425 m²
Indicative sizes: the budget divided by each town’s median price per square metre for villas 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
It starts with a precise brief: how you will use the villa and in which months, what you will pay for the sea on foot, a view or shelter from the wind, which airport you want within reach, 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 those that will never be advertised: in Corsica, the finest villas sell off-market, between families and neighbours.
Each shortlisted villa is vetted on paper, then viewed before you, in a filmed pre-visit: wind, neighbours, access, summer noise and the path to the beach included. The checks are specific to the island: permits for the house and every addition under the Loi Littoral, the PADDUC and the local zoning plan, or failing that the national planning rules; the limit of the public foreshore; brush clearance and wildfire risk; private drainage and its latest inspection; and the chain of title, which the notary traces back before the offer, since joint ownership and old, unsettled inheritances remain common. Our guide to where to buy in Corsica sets out these rules area by area.
Negotiation is conducted with the file in hand: comparable sales, time on the market, planning constraints. Home Select defends your offer, follows the preliminary contract with your notary, the conditions precedent and the financing, then stays with you until completion and the handover of the keys. Its fees are due on success only.
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.
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 few villas with direct access to the sea are mostly in the Gulf of Porto-Vecchio, at Cala Rossa, San Ciprianu and around Santa Giulia, around the Gulf of Santa Manza in Bonifacio, and on the southern shore of the Gulf of Ajaccio. Because the Loi Littoral freezes the shoreline, supply hardly ever grows: Home Select looks for them off-market first, and checks the limit of the public foreshore for each one.
Porto-Vecchio or Calvi: where should I buy a villa in Corsica?
Porto-Vecchio, where the median house sold for €6,800/m² over 12 months to end of June 2026, has the island’s most famous beaches, villas under the pines and Figari airport half an hour away: it is Corsica at its most summery. Calvi and the Balagne, in Haute-Corse, where the department median is €3,300/m², offer a real town all year, hilltop villages and an airport on the edge of town. The choice depends on how you will use the villa, and Home Select helps you settle it on the evidence.
How much does a sea-view villa in Corsica cost?
Sales records do not separate villas from houses: over 12 months to end of June 2026, the median house sold for €4,800/m² in Corse-du-Sud and €6,800/m² in Porto-Vecchio, where one sale in ten went above €15,300/m². A sea-facing villa sits in that top tier, and its price depends above all on access to the water, the view and the land. Home Select reads it sale by sale before any offer.
Can I extend a villa or build a pool in Corsica?
It depends on the local zoning plan or, in many communes, the national planning rules, as well as on the Loi Littoral and the PADDUC. Close to the shore and in outstanding natural sites, building rights can be nil, whatever the size of the plot. Home Select has these rules checked before the offer, requests a planning certificate where needed, and can make the purchase conditional on a permit being granted.
Should I view villas in Corsica in high summer?
Once, yes: July and August show what winter hides, the wind, the noise, the crowds on the beach and the traffic. But the search is prepared out of season, when sellers have time and houses show themselves as they are, and the best villas are often agreed before the summer. Home Select organises both, and films every villa for you before you travel at all.
What are the brush clearance rules for a villa in Corsica?
Under the pines and in the maquis, owners must clear brush around their house, usually over fifty metres and further if the mayor requires it, as well as along their private access road. The duty comes round every year, and the buyer is informed before the sale. Home Select checks the documents on the villa’s wildfire exposure, and the duties that follow from it, before putting it to you.
Corsica or the French Riviera: where should I buy a Mediterranean villa?
The French Riviera offers Nice airport, year-round life and a wide choice of villas; Corsica offers a wilder sea, protected coastlines and scarcer villas, less than an hour’s flight from Nice or Marseille. To compare, see villas on the French Riviera and houses in the South of France: Home Select searches on both shores, with the same method.
Is it worth using a buyer’s agent to buy a villa in Corsica?
Yes, because the island’s finest villas often sell without a listing, between families and neighbours, and those that are advertised sometimes hide what the listing leaves out: a fragile permit, joint ownership among heirs, an undeclared pool. A buyer’s agent works for you alone, on the buyer’s side, from shortlisting to 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 request is already sent, simply pick what suits you.
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60 rue François 1er, 75008 Paris · FCI member
FeesOne month’s rent excluding charges, plus VAT, with a minimum of €2,000 including VAT. Payable only when the lease is signed. No application fee.
Step 1 of 2 · Your search
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Home Select processes your data (name, email, phone, project, employment, income, guarantee) to review your rental request and contact you. Your answers are compared with the criteria landlords apply, then read by Home Select’s rental hunter. A request that cannot succeed receives a written reply within 24 business hours, and you can ask for it to be reviewed again at contact@home-select.fr. Our technical providers access it for hosting, email and checking that your email and number are real, some of them from the United States under the safeguards set by the GDPR. A request that does not lead to an assignment is erased after three months; otherwise, we keep your data for three years after our last exchange, or five years after the end of our assignment if you entrust it to us, as French anti-money-laundering law requires. To access, correct or erase it, or to object to its use: contact@home-select.fr. Details in our privacy policy.
FeesOne month’s rent excluding charges, plus VAT, with a minimum of €2,000 including VAT. Payable only when the lease is signed. No application fee.
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FeesOne month’s rent excluding charges, plus VAT, with a minimum of €2,000 including VAT. Payable only when the lease is signed. No application fee.
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