Etoile-sur-Rhône, Montmeyran and Beauvallon

With 4,500, 2,820 and 1,640 inhabitants respectively, these rural communes in the Drôme are the perfect solution for anyone searching for peacefulness, congeniality and spaciousness, starting with all those weary of big towns. Focus on an authentic region where quality living standards take pride of place.

Etoile owes its name to its configuration, “stella” or “crossroads”. It lies 10 km from Valence, 1 hour from Lyon and Grenoble, at the interchanges of the A7, A49, RN7 and RN86. A watch-out post in Roman times, overlooking the valley of the Rhône, it played host to Diane of Poitiers, Henri II’s mistress, in the Middle Ages. Under the Old Regime, it lost its status as a fortified village. Today, this “perched village” turns towards the pool of employment provided by Valence, though it has no less than four public and private schools on site. Montmeyran is 14 km south-east of the capital of the Drôme, between the latter and Crest. Once well-known for its horse trading, the commune benefits from shops and amenities, including nursery and primary schools. Owned by the Counts of Valence in the Middle Ages, Beauvallon is laid out around a large square dotted with limes and plane-trees. The market, lake and hiking paths to Etoile and Montéléger are invitations to relax and enjoy the outdoors.

“Activity has certainly seen a slowdown, quite logical in the current context,” say Jérôme Reynier and Ludivine Dumourier of JL Immobilier. “On the other hand, rural villages on the outskirts of Valence are still pretty buoyant.” These localities are witnessing the arrival of shops, services, tourist facilities, sports and cultural associations. Far from the down-at-heel image of overspill towns, they offer their residents warm and practical settings. The challenge for the estate-agent is to obtain mandates for properties at the right prices. A sizable task, given that it now takes six rather than three months as formerly to sell a house. Properties come in a wide range, from apartments to stone farmhouses, houses in town or on estates. Apartments of 80-90 m2 in small residences with balconies and garages range from 140,000 to 170,000 €. Town houses of 90 m2 on two floors, in good condition, cost much the same. In both cases, this type of home is just as rare as it is sought-after. An example of 100 m2 with a garden of 800 m2 is, however, now worth 250,000 € versus 280,000 € in 2009. Even though values have dropped, this category of the market still finds takers. It’s hard to find farmhouses still in need of renovation. Victims of their own success, most of them are now presented in turnkey condition. Following refurbishment, living space of 150-200 m2 in grounds of 3,000-4,000 m2 will be offered somewhere between 450,000 and 550,000 € depending on the property’s location, appointments and energy performance. Synonymous with ecological and energy standards, new accommodation is highly-prized. All types of properties combined, transactions range on average from 250,000 to 300,000 €. Most of the buyers work in Valence, Portes-lès-Valence or Montélimar.

“Opting to live in these three communes in fact means opting for a particular life-style, quiet surroundings, a choice of different kinds of homes often with gardens,” comments Anne Orcel of Malissard Immobilier. Etoile and Montmeyran have more village houses, while Beauvallon offers terraced or semi-detached houses with small gardens. First-time buyers simply have to choose between character and a garden. Anne Orcel agrees with other estate-agents on the subject of initial estimates. As soon as a seller accepts professional advice, the property sells quickly, without any bargaining or for a modest reduction. Trying to test the market by posting a high price in fact has the effect of devaluing it, not to mention the waste of time and energy.

“Working families appreciate Etoile-sur-Rhône, Montmeyran and Beauvallon, whereas retirees tend to part with their properties in rural areas to get closer to the centre of Valence,” says Cyrille Auzout of Art & Habitat. The last house handled by this agency - 130 m2 with a garden of 700 m2 - sold for 280,000 €. Above 300,000 €, activity slackens, only to take off again at the 450,000 € level, as long as the owners agree to substantial reductions, which are ultimately a fact of life, given the budgets of local buyers. New housing has its fans. Prices on an estate of terraced houses with 3 bedrooms, garages and gardens of 250 m2 start at 169,900 €. Highly competitive, this type of investment is very appealing to first-time buyers, especially as it would only bring an old apartment with 3/4 main rooms in Valence.