Although the Languedoc-Roussillon region comprises five departments, when it comes to climate, tourism, and an affordable and genuine alternative to Provence, the Hérault stands head and shoulders above its Languedocienne neighbours. "The Hérault receives almost 40 per cent of tourists visiting the region, who enjoy over 100 kilometres of coastline and almost 300 days of sunshine", says Christianne Lamon of home search agency Sun Kissed Properties.

But, owing to its unique geography, the department offers more than just sand, sun and sea, as Elizabeth Jordan of Homes in Real France explains: "The Languedoc stretches along the Golfe du Lion, forming a vast amphitheatre facing the Mediterranean sea. It is made up of tier upon tier of different landscapes – the coast, vine-covered plains, thyme-scented plateaux, and mountains." This geographical variety, as Lamon points out, supports a great range of regional produce for gourmands: "You will find oysters in Bouzigues and Méze, wines as abundant and varied as the landscape on which they are grown – the well know St Chinian up in the hills, and the Faugeres with the poor soils and altitude giving a wonderfully elegant wine – Picpoul de Pinet a cru of Côteaux du Languedoc. You will also find olives."

Unsurprisingly, such geographical variety is also reflected in the range of property available, from old stone-built property up in the Haut Languedoc to a greater concentration of new builds on the coast. However, it's not just variety that's propelled the Hérault's property market to prominence: it is also the affordability of property compared to its more famous neighbour: Provence.

In the last ten years, as property prices went through the roof in the Peter ayle pioneered region, Brits have been driven to look for a another southern version of 'authentic France', and have consequently headed west. However, property prices in the Languedoc are now beginning to reflect this Provençal overspill, with the region currently one of the hottest markets in France. To investors, in other words, it's something of a hero, clocking up double-digit price increases when other regions, like Provence, are beginning to lose some force. It also helps that the average property price is still just a snip at 227,000 euros compared to the lavender-scented locales of Provence.

Alex Charles of Crème de Languedoc is an example of the exodus westwards. Having lived for some years in Aix-en-Provence, Charles and his family started looking for an affordable property in an area that still had a "raw beauty". It didn't take them long to "fall in love" with the Hérault, "which doesn't have much industry, but has the wine and regional character you'd expect from a romantic perspective of southern France". That's not to say the Hérault is completely devoid of development. Far from it, in fact. So those in search of a coastal property have plenty to choose from in the department – and plentiful good weather to enjoy it in.

The hot, dry climate has the knack of avoiding the chilly Mistral breeze but at the same time offers a heat-sweeping breeze in the north. This combination of miles of sandy beaches and an enviable climate makes the coast of the Hérault, in the words of Reinoud Weggelaar of Midi Estates, "A typical summer holiday zone where the tourists come in by the train load, the coach load and the place load." For those looking for a new-build property on or very near the Mediterranean coastline, perhaps to capitalise on this summertime popularity, Charles says Cap-d'Agde and Séte are the best bets. "There are some very attractive developments springing up at the moment, and they'd suit young families and those looking for a more retiring life because there is plenty to do, easy access and good facilities. too." Charles adds that you can expect to find a two-bedroom apartment on the waterfront for upwards of 200,000 euros, which could also provide a decent rental return. "This is a good area for short-term rentals, so with 80 per cent occupancy rates achievable, a return of 7.5 to 8 per cent is not unrealistic", he advises.

For those with more limited budgets, you're not necessarily priced out of the coastal market. Your French Property, for example, currently has studio and one-bedroom apartments available on the outskirts of Séte from 111,000 euros. Alternatively, for a guaranteed rental yield of 3.6 per cent per annum, the same company is currently marketing 38 two-bedroom houses soon to be built just outside the town of Valras Plage, which lies 40 minutes by road south west of Séte. The properties, which will be 800 metres from the town's four-kilometre stretch of sand, are available from 184,000 euros. Furthermore, Jordan feels that Marseillan and Méze, both on the vast 'inland sea' of the Bassin de Thau, are well worth the attention of those that like a coast on their doorstep but don't mind if it's not the Med itself. "Properties here, which are mainly newer build, are slightly more expensive that those a little further inland owing to their position, but are well worth the extra money", Jordan explains. For example, Jordan suggests a single-storey villa with six bedrooms, two with en suites and 5,200 square metres of land, for 526,900 euros, or in a similar location, a three bedroom villa with 505 square metres of land for 308,000 euros. "If you do want to go to the Mediterranean coast, it is only 15 minutes away", she adds.

Of course, those unconcerned about where their property is, just so long as it's making them money, could instead head to Montpellier, the departmental capital. Historic, but forging into the future with the highest population growth in France and a pace of development to keep up, Montpellier scores points on an investor's checklist by being the only city in the department to enjoy low-cost air access from the UK, courtesy of Ryanair (although note that Béziers also plans to vie for Ryanair flights). Crème de Languedoc has a one-double-bedroom, renovated property in the centre historic on its books for 230,000 euros, although cheaper new builds are available for those on tighter budgets.
 
Montpellier sits on the vine-lined plain that's sandwiched between the sandy coastal strip and the lush foothills of the Hérault that climb into the Haut Languedoc in the north of the department. It's here, on the plateaux, in the valleys and on the hills of the Hérault's uplands that Charles says those looking for older, character-laden properties should search as this is where the department's vintage of cream-coloured homes with their distinctive red-tiled roofs can be found. "In the eastern half of the department, there are many attractive historic places, such as Gignac, Caux, Clermont-l'Hérault and Pézenas, although those looking for a permanent move should note that Pézenas is almost dead in the winter months." These villages and towns also benefit from the improvement of the A75 from Paris to Montpellier and the faster transport links this enables.

For those looking for a maison du village in the Hérault, Jordan advises that a bare minimum of 160,000 euros will be required to purchase a small one- or two-bedroom property – and then there will be some renovation work to do. For the finished article, Crème de Languedoc is currently marketing a completely renovated three-bedroom property with small private courtyard in Cessenon sur Orb, in the west of the department, for 210,000 euros, while for a three-to-four bedroom property with a pool – "a necessary feature for summer letting", says Charles – 300–400,000 euros will most likely be needed. Jordan picks the village of Montagnac, which is south west of the Bassin de Thau, as a place to home in on should you wish to enjoy similarly southern scenes. With many of the villages in the foothills surrounded by a retaining, defensive wall, or built on steep slopes, space for gardens was at a premium and, as a result, many of the smaller properties do not have their own green lung. Unsurprisingly, therefore, to afford a property with a garden, Jordan recommends an additional 90–100,000 euros on your budget. But, if you do have the necessary funds, it's just such a feature one could fall in love with – as Jordan found out. "We had a small house for some years in the village of Lodéve on the Haut-Languedoc. It's a very 'French' area. I loved the lush scenery. In the garden there was a caper bush climbing up the house and rosemary in the hedge. For me, the areas like this in the Hérault really typify everything that's good about the South of France." It was such natural qualities that drew Weggelaar to the department, too. "Twelve years ago we were looking to move from the Netherlands and, being Dutch, didn't want to be too far from the sea, so we settled on the St-Chinian area because we loved the great variety of the landscapes. Vines, mountains, hills, lakes – it gives you something new to look at every 30 kilometres or so. Here, in the foothills, it's all about scenery and wine, not the discos and French fries of the coast", he says. Of all the villages in the area around St-Chinian, Weggelaar picks Roquebrun as his personal favourite. "It's small and quiet, has a lovely microclimate, there are orange trees in the streets, its picturesque and yet it's close enough to the cities to make all the amenities convenient."

Those looking to follow in Weggelaar's footsteps into the foothills in the north west of the Hérault will need at least 500,000 euros to spend to give them "the best chance of the right property", he advises. However, Weggelaar concedes that "if you time it right then 125,000 euros might suffice should a renovation property become available, but 250,000 to 350,000 euros will give you much more freedom of choice." And despite a recent blip in the seemingly inexorable rise of property prices, Charles, Jordan and Weggelaar all feel that on average properties in the Hérault should realise gains of 5 per cent or more this year. Indeed, Charles is the most bullish about predicted price rises, confidently foreseeing "double digit growth, perhaps 15 per cent for well-chosen properties".

So whether it's pure profit or a traditionally French property you're looking for, the Hérault is one piece of France that should not be overlooked.

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For further information:
Sun Kissed Properties
Crème de Languedoc  
Homes in Real France 
Midi Estates

Read other articles about France:
North and West France remain popular
French property bargains are still there
Bas-Rhin in France is one to watch

Article published in July 2006