In this area, heterogeneity is the most striking feature. From neighbourhoods in Toulon such as Le Mourillon or Cap Brun, to Hyères, a town languishing on the Mediterranean shores, via Le Pradet, La Valette-du-Var, La Garde, La Farlède and Carqueiranne, the region offers wide diversity.

On the east side of Toulon, 1970’s residences at La Rode rub shoulders with the working-class suburb of Saint-Jean-du-Var. Further on, Brunet is home to the hospital of Font-Pré. Sainte-Musse has an industrial vocation, while Aguillon, Les Ameniers and La Serinette, between Cap-Brun and the A57 motorway, are more residential. The old fishing village of Le Mourillon accommodates shop-keepers and naval officers over towards La Mitre, whereas Bazeilles and Lamalgue are more affordable. Home to 10,900 residents, Le Pradet opens out to the seafront of Toulon, alternating creeks and beaches as far as Carqueiranne, a seaside resort fond of its traditions, nestling between Le Mont des Oiseaux and La Colle Noire. La Valette-du-Var, La Garde and La Farlède are home to 22,100, 25,700 and 7,000 inhabitants respectively. It was in Hyères that Stephen Liégeard invented the term “Côte d'Azur” back in 1887. Besides a coastline 39 km long and a bay of 67,500 acres, the town can claim the very beautiful islands of Port-Cros, Porquerolles and the Ile du Levant within its territory. It offers a total 1,500 shops and amenities, and agriculture still provides 4,000 jobs.

“Year-round residents and vacationers adore the old customs officers’ path that runs along the eastern side of Toulon. In the 19th century, the British loved to spend mild winters in Hyères. Over the decades, the TPM (Toulon-Provence-Méditerranée) strip of coast became dotted with charming private mansions. Local authorities approved development of the beaches, and leisure facilities gradually appeared,” describes Sylvie Blandel of Toulon Provence Immobilier. The popularity of the east thus outstrips that of Mont Faron, much less easily accessible. However, the balance between supply and demand is hard to maintain. The apartments available are not in line with expectations, and even within the capital of the Var estate-agencies are desperately short of products likely to meet the requirements of senior residents or summer residents. Hyères and Le Lavandou benefit significantly from the shortfall. Despite a tendency to focus on the top end of the market, these parts of Toulon and nearby localities have retained a good social mix and a certain authenticity. “Rejection of the ghetto concept is a direct reflection of municipal policy,” notes Sylvie Blandel. The area is lively, friendly, safe and “green”. Happy to arrive at the heart of the Prefecture on the TGV train, people from Paris and Lyon are showing an interest in the property market. As are investors, who aim to rent to students, give importance to both yield and asset appreciation, and combine business with pleasure.

“Military personnel, retirees, French buyers from the Lyon-Paris corridor, and foreigners including Germans, Dutch and Italians all have their eye on Le Mourillon, Cap Brun, Le Fort-Lamalgue and Le Petit Bois,” says Patricia Castet of Castet Daveluy Immobilier. The scarcity of land severely limits the possibility of new developments and explains the prices, often quite high. In 2009, an apartment of 200 m2 in a residence built in 1970, requiring renovation estimated at 200,000 €, found a taker at 1.2 million euros. The sq. metre swings from 2,000 to 6,000 € at Le Mourillon, with an average of 3,500 €, versus 4,000 € at Le Pradet, a site in full swing, and 3,800-4,000 € depending on the location in Hyères. In this respect, one is reminded of the Alpes-Maritimes with its very wide price-ranges, though the Var never attains the levels posted by its next-door neighbour. Families of middle managers, willing to pay 3,000 € /m2, head for Aguillon, La Serinette, Les Ameniers, La Barre, La Palasse, Le Pont-de-Suve or Sainte-Marguerite, addresses close to the sea but deprived of panoramic views. Although less desirable, Saint-Jean-du-Var and Sainte-Musse attract first-time buyers and investors capable of paying 2,800 € /m2 in old buildings or 3,500 € /m2 in new. La Vallette, with apartments costing 3,000 € /m2, has recently been enriched by 200 new units, while La Calabro plays host to roomy villas with pools, from 4,000 to 5,000 € /m2, sometimes over-valued given their outdated appointments. A market with lots of contrasts, La Garde, posting prices from 1,500 to 4,000 € /m2, has a shoreline 3 km long, about 1,000 acres of parks, sports facilities and a number of Industrial and Activity Zones. La Farlède also benefits from these amenities. Its motto, “Everything good comes from the sun”, recalls its agricultural, horticultural and viticultural origins.

“Carqueiranne is, in fact, a micro-market,” comment Nicolas Lacourtoisie and Arlette Louvet of Côté Port Immobilier. Its strong activity benefits from the generally high budgets of retirees and seekers of holiday homes. In the apartment segment, the bulk of transactions lie between 250,000 and 500,000 €, the asking price for 80 m2 in a well-built residence enjoying a view of the Med. As soon as it faces the Deep Blue Sea, a classic villa of 200 m2 costs close on 1 million euros. Desirable properties cost over 2 million. Only middle-of-the-range properties are hard to sell. A sea view, proximity to the harbour, and the possibility of treating oneself to a teak terrace, are the main search criteria. Unlike Le Lavandou, this charming address in the Var, slightly more popular than Hyères, is lively year-round and does not suffer from seasonal ups-and-downs. Every Thursday, the market brings in many visitors. If the east side of Toulon indeed has some appreciable assets, the west, turned more toward Les Bouches-du-Rhône, should not be neglected. Especially as Ollioules has a large reserve of building land.