The average price per m² in Cogolin is 4 889 €/m² for an apartment, based on actual notarised (DVF) sales. About 162 transactions are recorded each year.
Mood illustration of Cogolin, in the Gulf of Saint-Tropez, between the Massif des Maures and the sea.
The average price recorded in Cogolin stands at 4 889 €/m². This average covers a housing stock where apartments dominate: according to INSEE (the French national statistics institute), they represent 63,8 % of the municipality's dwellings, against 35,8 % houses. Part of this collective housing was built around the Marines quarter and the subdivisions of the plain, between the old village and the sea, while the houses are spread across the hillsides and in the residential sectors. Set at the entrance to the Gulf of Saint-Tropez, Cogolin remains more affordable than its seaside neighbours, which weighs on the average. The figures come from the DVF database (French notarised sales records), which lists transactions actually recorded at the notary.
Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary at municipality level. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.
Cogolin's market rests on its position as the most affordable municipality in the Gulf of Saint-Tropez. It captures both demand for a main residence, driven by working people who work in the gulf but cannot buy on the immediate coast, and demand for a second home from buyers seeking proximity to Saint-Tropez at a more measured price. With about 21,6 % second homes according to INSEE, a significant share of transactions concerns holiday dwellings, but the presence of a year-round population and established craftsmanship gives the market a more stable base than in purely seaside municipalities.
Supply remains constrained by geography and regulation. The coastal planning law (loi Littoral) and the natural hazards of the Massif des Maures and the plain limit sprawl, and buildable land is scarce. Activity therefore concentrates on the resale of existing properties, from apartments in the plain and the Marines to houses on the hillsides, whose location, condition and energy performance weigh ever more in negotiations. The good connections of the gulf and the tourist renown of the area sustain steady demand throughout the year.
At the entrance to the Gulf of Saint-Tropez, Cogolin sits well below its seaside neighbours selected here. The gap stems from its inland position at the foot of the Maures and the weight of a year-round resident population.
Cogolin stretches from west to east across a whole valley of the Var, from the foot of the Massif des Maures down to the Mediterranean, between Saint-Tropez and Sainte-Maxime. The old core is a village perched on a hillside, with narrow alleyways overlooked by the remains of a castle and a restored windmill, set back from the coast. This inland location, away from the shore and turned towards the farmland and the wooded massif, long set Cogolin apart from the neighbouring ports of the gulf and explains the municipality's dual identity, at once a Provençal village and a maritime frontage.
Cogolin's reputation was built on its craftsmanship. The Massif des Maures supplies the tree heath whose root is used to carve pipes: the Courrieu family has made briar pipes there since 1802, which ranks among the oldest firms of the kind and has made the municipality a world reference for this production. The Manufacture des tapis de Cogolin, founded in 1924, hand-weaves on old looms carpets delivered to prestigious places, from the Élysée to the Grand Trianon and the ocean liner Normandie. The Rigotti workshop also carries on a reed-working craft to produce reeds for wind instruments, exported to many countries.
The turn towards seaside tourism came in the 20th century, with the development of the Marines de Cogolin quarter on former marshland. This marina, one of the largest in the Gulf of Saint-Tropez, transformed the coastal fringe into a nautical and residential base, complemented by the port Cogolin. The municipality has followed steady demographic growth to reach 12 301 inhabitants at the 2023 census, an increase of nearly 5 % since 2017, driven by the residential and tourist appeal of the gulf.
According to INSEE, Cogolin has 12 301 inhabitants for about 8 400 dwellings, of which 70,0 % are main residences and 21,6 % second homes or occasional dwellings. The proportion of second homes remains high, a sign of the tourist appeal of the gulf, but it is more moderate than in the neighbouring seafront municipalities. The stock is mostly made up of apartments (63,8 %), with houses accounting for 35,8 %. Among households in a main residence, 54,0 % are owners and 43,5 % tenants. Two buyer profiles therefore cross paths: year-round residents, workers in the services, retail, craft and tourism of the gulf, who find here more affordable prices than on the immediate coast, and second-home buyers looking for a foothold a few kilometres from Saint-Tropez.
The average price recorded is 4 889 €/m², calculated from transactions registered at the notary and published in the DVF database. It is a municipal average, mixing the apartment near the Marines and the hillside house. Location, proximity to the sea and the port, aspect and year of construction explain most of the gaps. A serious valuation relies on comparable sales rather than on the average alone.
The historic core of Cogolin is an inland village, set at the foot of the Maures and away from the shore, whereas Saint-Tropez, Grimaud or Sainte-Maxime fully play the seafront card. This situation, along with a stock where apartments are in the majority and a denser fabric of year-round residents, keeps prices down compared with the strictly seaside municipalities of the gulf. Cogolin often serves as a more affordable gateway to this highly sought-after area.
The municipality reads as three bands, from the massif to the sea. The perched old village concentrates the old alleyways, the shops and traditional housing. The plain and the areas along the road host subdivisions, residences and an activity zone. Finally the Marines de Cogolin quarter, reclaimed from former marshes, brings together the marina and more recent housing geared towards boating. These three housing logics do not sell at the same level.
The craft of the briar pipe, the carpet and instrument reeds anchors an activity and an identity that go beyond the summer season. This economy, combined with the shops and services of the gulf, supports a year-round resident population and demand for main residences, where other coastal municipalities live mainly off holiday visitors. This contributes to a market that is a little more balanced between settled buyers and second-home buyers.
Part of the territory is affected by the coastal planning law (loi Littoral) and by recorded natural hazards, notably the forest fire risk linked to the Massif des Maures and the flood risk in the plain and the Marines sector, which frames urban development. Renting out a furnished tourist property involves procedures at the town hall, particularly monitored in a tourist municipality of the gulf, and the tax applicable to second homes is worth anticipating before buying.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).