With respectively 55,700 and 56,000 residents, the 11th and 12th districts of the Phocean city are composed of pleasant and authentic villages which go by the names of La Treille, Les Camoins, Eoures, Les Accates and La Valentine for the first, Saint-Barnabé, Saint-Julien, Les Caillols, La Fourragère, Montolivet, Saint-Jean-du-Désert and Les Trois-Lucs for the second.

“The 11th “arrondissement” stands at the gateway to the Pays d’Aubagne, below the hills of Le Garlaban and near the Golf de la Salette, about 10 minutes from the centre of Marseille and the countryside dear to Pagnol, on the border with Allauch,” explains Patricia Jullien of Clervimmo Patricia Jullien, never short of arguments to tout the advant-ages offered by her neighbourhood. The choice of properties is very diverse. This 1-bedroom attic apartment at 89,000 €, for example, would be of interest to an investor happy to obtain a return of about 5 %, but more importantly the guarantee of a sound long-term investment. Consolidated by occasional demand from people taking cures at the nearby thermal spa, the rental market is doing well. First-time buyers look for village houses, in their entirety or split into apartments, advantageous for their low charges : one example of 75 m2 at Les Camoins is in the process of being sold for 188,000 €. Clients with more limited budgets aim for apartments from 150,000 to 180,000 €. Young buyers are also particularly keen on acquiring properties that will cost them no more than what they are paying in rent. Conversely, a couple already comfortably installed will visit a house of 94 m2 on a low-rise est-ate, in need of a lick of paint and offered at 315,000 €. The famous “pavillons”, also on estates, ranging from 250,000 to 350,000 €, are often sold off cheaply when owners are obliged to make changes in their lives for reasons such as work or divorce : they thus add to the stocks available, whereas they would be snapped up like hot cakes if offered for rent. Closer to La Valentine, the landscape becomes more residential. The country villa of 120 m2 in grounds of 1,000-2,000 m2 costs from 400,000 to 600,000 € depending on appointments, while the property “of charm”, a commodity well-represented in this area, can approach 1 million euros. A residence of 150 m2, with full home automation and opening out to a garden with swimming pool costs 975,000 €. Whatever the price bracket targetted, unusual properties sell more easily than standard homes, whence the success of “home staging” and “property coaching”, two services being developed by the agency. Since the crisis, there has been a clear polarization of the clientele : buyers are now looking for turn-key properties or those needing top-to-bottom renovation. In between, there are few takers.

“Located between the motorways heading east and north, the 12th “arrondissement” boasts some delightful villages, including the typical Saint-Barnabé which is on the Metro line, while others are linked to the centre by bus,” says Rémy Le Bocq of Le Bocq Immobilier. Largely devoted to individual houses and luxury residences surrounded by gardens, Saint-Barnabé offers stretches of natural greenery, elevated land and sweeping views. Prices here compete with those in the 9th “arrondissement”, are less expensive than in the 8th, but higher than in the 11th. The market seems to be getting back on its feet, the average budget back on the rise. Current buyers pay up to 600,000 €, an amount corresponding to a house of 140 m2 with modern amenities. 2-bedroom apartments range from 140,000 to 250,000 € while houses - 60 m2 to restore with a garden of 150 m2 - start at 280,000 €. Prices are stable following a considerable drop in the case of apartments. If owners of houses were willing to accept a similar reduction, activity would be more fluid. Nevertheless, this estate-agent already foresees a shortage of quality homes in this particular area. “The 12th is one of the most popular “arrondissements” in Marseille,” enthuses Maryeva Fusco of Connexion Immobilier. With its luxury boutiques, banks, renowned schools and especially the Metro, placing it only 10 minutes from the centre, Saint-Barnabé posts the highest prices, ranging from 3,400 to 3,800 €/m2. Over the longer term however, residents are afraid that the address may be devalued due to the massive influx of people working in town, attracted by the excellent transport facilities. At 3,300-3,700 €/m2, Saint-Julien places its bets on the authenticity and tranquility of a Provençal village. Les Caillols, at 2,500-2,900 €/m2, remains affordable. The urban transformations required to accommodate the tramway have not spoilt the setting nor affected the balance between the built-up areas and open green spaces. Finally, at the edge of the 4th “arrondissement”, Montolivet, which posts prices ranging from 2,800 to 3,500 €/m2, attracts users of the Metro and motorway, both nearby.