France's largest region, the Midi-Pyrénées also boasts the highest number of departments – eight – and each of these has its own character. So is the region impossible to characterise? Well, yes and no. Due to their vastness, the Pyrenees constitute an often snow-capped backdrop to many of the departments, especially the Ariège, Haute Garonne and Hautes Pyrénées – where many of the region's high-altitude pursuits are to be found.

The Midi-Pyrenees' other five departments offer sometimes subtle and sometimes spectacular variations on this theme of rock and water. In the north, limestone causes give the Aveyron and the Lot their own dramatic and often desolate identity, as do the cliff-edged rivers that also spill into Tarn and Haute Garonne. On the western edge of the Aveyron, the bedrock is split by mighty gorges that run into neighbouring Tarn et Garonne, while the hills and their carefully cultivated rows of vines also cross borders into Tarn, Tarn et Garonne and Gers, the latter the greenest of the crop with its Atlantic-influenced climate. In general, though, the Midi-Pyrénées is a region united by a shared climate, with long, hot summers and winters that for the most part spare the region the harshest of deep freezes. The built environment, too, offers attractive variations on a theme. "Whether one is talking about the Tarn with its pretty stone bastide villages and towns perched on ridges, or the mellow pink brick of the towns immediately surrounding Toulouse and in the Tarn et Garonne and Haute Garonne, or the Gers with its wide valleys and little hamlets dotted on the skyline, the overall impression is of a warm and welcoming landscape", says Sarah Francis of Sifex, which sells properties in the region costing 400,000 euros or more.

But before we get carried away with the idea of the Midi-Pyrénées as a vast face freckled with nothing more than villages and quaint towns, there is at least one notable exception: Toulouse. Linda Rano of Couleurs de France fills in the details. "With a population of one million people, Toulouse is the fourth-biggest city in France. It is known as the ville rose because of the reddy coloured bricks of its oldest buildings. "Today, Toulouse offers everything from a dynamic cultural scene to good shopping and restaurants. It is also only an hour and a half from the Mediterranean and one hour from the Pyrenees. For all of these reasons, I absolutely love living here", Rano enthuses.

As well as being well-located for leisure activities, Toulouse is also an attractive location for property investment. "Property prices have gone up 100 per cent in the past six years and the market remains dynamic. Around 15,000 new people arrive in the city each year, which helps keeps the property market buoyant." In fact, the average price of apartments and houses in the city increased by 16.3 and 14.4 per cent respectively between March 2005 and March 2006 (Source: FNAIM; April 2006). But despite the occasional urban upstart, Midi-Pyrénées is essentially a rural region – and one decidedly renowned for its food and drink. Francis explains as follows, "With vineyards, sunflower and corn fields and of course the ubiquitous canard which features so large on the menu of this part of France whether in magret de canard or confit de canard, the ambiance is pretty relaxed and much emphasis is put on enjoying life and good food and the many leisure pursuits." Gers, for example, is famous for its Armagnac – and not only that. "The history of the Musketeers is much in evidence in the Gers", Francis says. "Pousse Rapière is a liqueur based on Orange Armagnac; the name literally means 'the thrust of the rapier'. Served with sparkling white wine it is quite a wake-up call to arms!"

Certainly, Parisians need no waking up when it comes to the department's property market: northern Gers is popular with Parisian second home owners. But what's on offer for Brits also tempted by the thought of buying a property in one of the Midi-Pyrénées' eight departments? For those who fancy themselves as truffle hunters, the Lot would be the destination of choice. Here, say Aurélie and Marie-Hélène Franqueville of Rey Immobilier, "The properties are white stones farmhouse with bolet (covered terrace), old bread ovens, stone sinks and beautiful exposed timberwork. Prices (fully renovated) are between 300,000 euros and 400,000 euros."

For those hoping that they won't have to stray from their own land to root for truffles, think again. "We never see such properties for sale", say the Franquevilles. "The 'black gold' is so rare and expensive, owners are keeping these oak woods for themselves and their familly." So what can be found elsewhere in the region? For those thinking big, Francis reports the following: "The majority of chateaux range in price from one to three million euros. Renovated manoirs, maison de maitre and country houses with land are generally priced between 500,000 and 1,500,000 euros, depending on size etc."

Those with less lofty ambitions should expect to pay between 250,000 and 400,000 euros "for village houses and little cottages" while "there are still properties to be found needing total restoration for under 200,000 euros".

Those instead looking for new builds should note that some leaseback developments are also available, as Rano reports. "We have a leaseback development in Hautes-Pyrénées, in Arreau, ten minutes from the biggest ski station in the Pyrenees. The return is 5 per cent and the VAT paid on the price of the property is refundable. Studios start from just over 100,000 euros." With stunning landscapes, charming towns and villages and a dynamic property market, the appeal of the Midi-Pyrénées to prospective property buyers is as clear as mountain air. The only thing that isn't quite so clear is exactly which of the eight departments you should set your sights on.

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For further information:
Sifex 
Couleurs de France 
Rey Immobilier

Read other articles about France:
How to obtain French planning permission
French property prices on the increase
For authentic France think Burgundy

Article first published in May 2006