Brittany · Morbihan
At the gates of the Gulf of Morbihan, Vannes brings together a half-timbered old town, a marina at the foot of the ramparts and access to the most coveted small sea of Brittany: Arradon, Baden, the Île-aux-Moines, the Rhuys peninsula. Gulf-view estates are contested in the greatest discretion.
A first confidential conversation, with no commitment
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (130+ reviews) · Paid 100% on success
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The essentials
Home Select, founded in 2011, is a property finder in Vannes and across the Gulf of Morbihan. Its consultants search for estates and houses exclusively on the buyer’s behalf, from the walled town to Arradon and the Île-aux-Moines, with access to off-market properties. Fees are 100% on success, with nothing due upfront.
Vannes at a glance
On the ground
In 2025, 1,028 sales were recorded in Vannes: enough to choose from, never enough for the finest addresses.
The median for apartments is up +12% since 2021, +1% in the last year alone: the trend holds, and sellers know it.
Sales range from €2,700/m² to €5,200/m²: address and condition make the price.
Vannes is the gateway to the gulf of Morbihan, Brittany’s most coveted “little sea”: gulf-view estates are contested in the greatest discretion, and waterside homes sell massively off-list. The coastal law blocks new builds: quality old stock concentrates all the demand.
The market reads in circles: the walled town and its port, the north shore of the gulf (Arradon, Baden) and its islands, then the Rhuys peninsula between gulf and ocean, and Quiberon bay (La Trinité, Carnac) as an extension. Each circle has its faithful: many families return generation after generation.
It is an insiders’ market: local recommendation opens doors, and permanent monitoring brings out estates that will never be listed. Expertise bears on views (real and protected), water access and old Breton buildings.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €3,500/m² | 900 |
| 2022 | €3,800/m² | 896 |
| 2023 | €3,900/m² | 738 |
| 2024 | €3,800/m² | 595 |
| 2025 | €3,900/m² | 716 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | apartments | Rue Amiral Defforges | 18 m² | €93,000 | €5,200/m² |
| Dec 2025 | apartments | Rue Jean Oberle | 58 m² | €278,000 | €4,800/m² |
| Dec 2025 | houses | Impasse Theodore Botrel | 76 m² | €365,000 | €4,800/m² |
| Dec 2025 | apartments | Rue De L'Abbe Rene Moisan | 71 m² | €270,000 | €3,800/m² |
| Dec 2025 | apartments | Rue Charles De Coulomb | 46 m² | €160,000 | €3,500/m² |
| Dec 2025 | apartments | Place De La Poissonnerie | 43 m² | €106,000 | €2,500/m² |
| Dec 2025 | houses | Impasse De La Confiance | 104 m² | €380,000 | €3,700/m² |
| Dec 2025 | houses | Rue Gal Giraud | 127 m² | €327,000 | €2,600/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices. Source: DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property.
Micro-markets
Here the address is spoken softly: a shore, an island, a mooring, and the quiet certainty of being in the right place.
The town behind its ramparts, half-timbered and granite: private mansions, colombage houses around the Place des Lices, the port and its walls at the end of the streets. A rare and living stock, where sales are negotiated between enlightened amateurs.
The north shore of the gulf, closest to Vannes: Arradon and its sea-view villas, Baden and its meadows running down to the water, the islands opposite. The most demanded market of the gulf, where worthy supply grows scarce.
The two islands of the gulf, all but car-free: Île-aux-Moines and its villages, Île-d’Arz smaller and more secret. A confidential island market, where houses are handed down between families and rarely sell.
The peninsula closing the gulf to the south: Sarzeau and its beaches, Saint-Gildas and Port-Navalo, views over the ocean on one side and the gulf on the other. A rising family seaside market.
The extension towards the ocean: La Trinité-sur-Mer and its marina, its regattas, Carnac and its sandy beaches and its standing stones. A broader seaside market, in strong demand from Parisian second-home buyers.
Targeting precisely
Vannes intra-muros and the harbour: a half-timbered house or a flat inside the ramparts, walking distance from the market hall and the quays. For year-round use, without a car.
Arradon and Baden, the Île-aux-Moines and the Île-d’Arz: a property with a gulf view or sea access, in the Morbihan’s scarcest segment. Most of it is handled off-listing.
The Rhuys peninsula, Sarzeau and Saint-Gildas, La Trinité-sur-Mer and Carnac: a family house between beaches and harbours, more affordable and turned towards sailing.
Three buying profiles to place your own in Vannes. Orientation pointers, which your property finder refines with you at the brief.
Art de vivre
Mornings in Vannes begin under the Halles des Lices, among oysters from Locmariaquer, churned butter and vegetables from nearby market gardens. Place Henri-IV climbs towards Saint-Pierre cathedral; the walk skirts the old wash-houses and the ramparts garden, then pauses at La Cohue, the fine-arts museum set opposite the cathedral square. Half-timbered façades lean gently, granite stands straight: everything happens on foot, from the Garenne promenade to the marina.
The rest belongs to the gulf. You swim in the seawater pool at Conleau, board for the Île-aux-Moines at Port-Blanc, follow the customs officers’ path towards the Séné marshes. Winter has its faithful, for the low light and oysters eaten facing the beds; when the Semaine du Golfe returns, the little sea fills with traditional sails. Paris stays around 3.5 hours away by TGV: close enough to come often, far enough to breathe differently.
Non-resident buyers
Vannes is about 2 h 30 from Paris-Montparnasse on a direct TGV, one of the best journey times on the Atlantic coast. The airports of Nantes and Rennes are an hour to an hour and a quarter away by road and handle European flights; for long-haul, Paris remains the gateway. Locally, the gulf is travelled as much by sea as by road: boats to the islands leave from the harbour, at the foot of the old town.
The Morbihan hosts a long-established British and Northern European community, drawn by sailing, the light and a cost of living unrelated to the Mediterranean coast. The market itself is an insiders’ market: coastal planning law severely constrains new build, quality older stock concentrates all the demand, and views over the gulf sell overwhelmingly off-listing.
The market is active year round, with two peaks: spring, April to June, and the September return. Summer concentrates sailing and tourism around the gulf, which tightens logistics without halting transactions. For a remote buyer, April-June and then September-October remain the best windows. The quieter, windier winter shows what a seaside house becomes once the shutters are closed.
Going further: Property glossary Our method for buying remotely Buying from abroad Concierge services
Three projects, three markets
The same market does not read the same way depending on what you have come for. Here is what each of the three projects means on the ground.
Vannes is a year-round city, carried by its employment area, its university and a long tourist season on the gulf. Rental demand is therefore real out of season, which is not true of every Breton address. Inside the walls, the half-timbered houses fall within a protected sector: works and facades obey precise rules.
The gulf is the market: Arradon, Baden, the Île-aux-Moines, the Rhuys peninsula. Properties with a gulf view are contested in the greatest discretion. To investigate before the offer: coastal law and its limits on extension, drainage, access to the water and the mooring, which rarely passes with the house.
Vannes is easy to settle into: schools, a hospital, shops, a station two and a half hours from Paris and an old town that lives all year. Families look at Arradon and Baden for the garden and the sea, the walled centre to walk everywhere. The gulf changes rhythm in summer without ever emptying in winter.
Off-market
A share of the finest sales in Vannes completes without ever being listed. The Home Select network of 15,000 professional partners surfaces more than 100 properties every day before publication, and Home Select also approaches owners directly when the setting calls for it.
Going further: buying an off-market property
What Home Select changes
Plus a negotiation led for you: 6% obtained on average on the asking price.
Going further: Luxury property finders compared
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Price up my search in VannesThe method
Six precise movements, the same for every search, from the brief to the handover of the keys:
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
We cover the whole market: published listings, and above all what is never displayed anywhere. Our network of 15,000 professional partners surfaces more than 100 properties for us every day before they go on sale, and we approach owners directly when the setting calls for it.
More than 100 off-market properties surfaced every day by the network.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
6% obtained on average off the asking price.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in our checklists.
Every document checked before you commit.
We stay by your side through to the signing before the notaire, and after: contractors, formalities, moving. Our work ends when you are settled in, not when the deed is signed.
45 days on average from the brief to the authentic deed.
Going further: buying remotely, without needless trips the search mandate, your legal framework how to choose your property finder buying an off-market property
Advice from Home Select
Between the terrace and the water, every plot matters: have the zoning of intermediate land verified in the local plan, along with the protections of near-shore areas. A gulf view is only worth paying for if nothing can ever rise in front.
The Coastal Law and local plans often freeze any enlargement: an unbuildable shoreline strip, capped extensions outside built-up areas. Before buying a longère to transform, have what is genuinely permitted established in writing, and check the individual septic system’s compliance, costly to redo.
Swing moorings, port berths and pontoons belong to the maritime public domain: these authorisations are personal and do not sell with the house. Before any offer, have what is transferable clarified, along with real waiting times at Arradon or on the Île-aux-Moines.
Our offers
Exclusive search mandate
2.5% of the net purchase price Minimum €10,000 incl. VAT · every budget
The full service: framing, hunting the whole market including off-list, qualified viewings, negotiation, guidance through to the notaire.
Full fee detail
Simple search mandate
1.5% of the net purchase price Reserved for projects of €2m and above
The same full service, entirely dedicated to off-market properties: only confidential opportunities are presented to you.
Full fee detailPublished fees, no surprises: rare on this market, and deliberate.
Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided.
Frequently asked questions
Because the local market has its own rules. The Coastal Law strongly constrains new builds: quality old stock concentrates all the demand. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales around Vannes intra-muros and the port and Arradon and Baden, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025), the median price in Vannes stands at €3,900/m² for an apartment and €4,000/m² for a house. The highest-priced sector in our survey: La Trinité-sur-Mer et Carnac, €5,500/m² median. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
In 2025, 2 rooms traded at a median of €3,900/m² per sqm, on a median surface of 44 sqm (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025). A median home of the bracket changes hands around €172,000; condition, floor and address then make the rest of the price.
Notaire fees first: around 7 to 8% of the price on an existing home, 2 to 3% on a new build, paid on the day of signing. Then the finder’s fee, due on success only, and depending on the property the taxe foncière, service charges and a works budget. Home Select prices the whole picture before the offer: the asking price hides nothing. Our notary fees calculator gives the order of magnitude in one line.
Yes: Arradon, Baden, the islands, the Rhuys peninsula, and case by case La Trinité, Carnac and Quiberon bay. The exact perimeter is set at the brief.
Through permanent monitoring, the network of gulf professionals and direct approach to owners: the three channels we activate from the brief onwards.
In 2025, 1,028 sales were recorded in Vannes: enough to choose from, never enough for the finest addresses. The median for apartments is up +12% since 2021, +1% in the last year alone: the trend holds, and sellers know it.
Our searches complete in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Vannes, the monitoring covers Vannes intra-muros and the port and Arradon and Baden from day one, and the calendar, framed at the brief, is held.
Yes, it is Home Select’s daily routine: 30% of its clients are expatriates or international buyers. Video brief, remote shortlisting and commented pre-visits, viewings grouped into a single trip to Vannes, and the team works in French and in English.
Through the network and direct approach: Home Select’s 15,000 professional partners surface more than 100 properties every day before they go on sale, and Home Select also contacts owners when the setting calls for it. In Vannes, the monitoring covers Vannes intra-muros and the port and Arradon and Baden first: that is often where the unfindable property is.
Those who want to arrive and live on foot choose the walled town or the port; those who come for the water look to Conleau, in town yet facing the gulf, or the Arradon shore minutes away. On the Rhuys peninsula, Sarzeau adds ocean beaches. The right choice depends on use: walking weekends or family summers, with or without a boat.
Vannes intra-muros and the port keep character houses and private mansions; Arradon and Baden carry the north shore of the gulf and its sea-view properties; the Île-aux-Moines and Île-d’Arz hold a confidential island market; the Rhuys peninsula, from Sarzeau to Saint-Gildas, faces the gulf and the ocean; La Trinité and Carnac extend the hunt towards the Quiberon bay.
Only with great difficulty: the French Coastal Law tightly constrains new builds, and that is exactly why quality older stock concentrates all the demand. Extensions are measured case by case, extension potential and view in the local plan, before the offer. And on the shore, the mooring does not always follow the house: access to the water is verified deed by deed, not from the photo.
Faithful Parisian families, arrived by train and back every summer since childhood; Nantes and Rennes executives settling year-round; Bretons returning, often after a career away from the west. It is an insiders’ market where the local recommendation opens doors, and the gulf is hunted from Vannes, its natural home port.
The season is solid, July-August first, and year-round letting finds tenants in Vannes itself and on the Rhuys peninsula. Waterside homes and gulf views, scarce, let dear. Commune rules frame short lets, and the Coastal Law limits what may be built to let: those lines belong to our screening.
Two and a half hours of TGV to Vannes, then the shore road: the gulf is viewed in two useful days, north shore one day, Rhuys and the islands the next. We group viewings by shore, video filters, and the right time depends on the project: summer proves the beaches, winter proves the life of the villages.
Shore properties face salt air and damp by the water: retaining walls, pontoons and roofs are checked with care. The gulf’s old stock, longères and stone houses, is renovated under the classified-site rules on some shores. Upkeep is costed into the offer: on the gulf, the view has an annual cost.
To hunt in Vannes, check four points: a search mandate on the buyer’s side only, published fees due on success, a written method, proof that lasts. Home Select answers all four: founded in 2011, 1,200+ buyers guided, 4.8/5 on Google (130+ reviews), fees displayed, 100% on success.
Home Select 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. Home Select is paid on success only: nothing is due until you have bought.
What happens next
A first confidential conversation, with no commitment. A property finder answers within one working day.
Takes 1 minute, free and no commitment.
Or call us directly on 01 78 76 78 10
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Home Select is opening Vannes. A fifteen-year-old brand, 1,200 buyers guided, mandates brought in by the brand, the method and the tools: what is missing is your knowledge of the ground.
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