Outdoor space in Corsica, around Ajaccio
The Gulf of Ajaccio, Porticcio, the Gravona valley and the coast down to Olmeto: Corse-du-Sud offers houses with gardens and terraces, often large, with prices that depend above all on the distance to the sea and to Ajaccio. Properties with a terrace, garden or balcony are at the foot of the page.
In brief
Corsica covers 8,722 km² and about 1,000 kilometres of coastline, according to Wikipedia. In Corse-du-Sud, PAP gives €4,153 per m² for flats and €4,717 for houses at 1 October 2026. The seven properties on this page are all houses, around Ajaccio and along the coast down to Olmeto.
Corsica at a glance
Since the NOTRe law, Corsica has been a collectivity with special status, the collectivité de Corse, which replaces the départemental collectivities. The départements remain as administrative districts: Ajaccio is the prefecture of Corse-du-Sud, Bastia that of Haute-Corse. The highest point is Monte Cinto, at 2,706 metres, and the island has four airports, at Ajaccio, Bastia, Calvi and Figari, and seven ports, including Ajaccio.
Wikipedia notes 71% rocky shoreline, a regional nature park created in 1972 that covers 371,500 hectares and 154 communes, 42% of the territory, the Scandola nature reserve, the Agriates desert and the Strait of Bonifacio. Ajaccio has 2,756 hours of sunshine a year on average over 1991-2010, the third city in France, against 2,579 hours in Bastia.
This page covers Corse-du-Sud, around Ajaccio and towards Olmeto. It does not cover Haute-Corse.
Parks, gardens and views
Ajaccio has 75,343 inhabitants in 2022 over 82.03 km², and is the largest city on the island. The gulf, about 17 kilometres long, runs from the Sanguinaires islands, a Natura 2000 reserve, to Capo di Moru. The Ricanto and Sai beaches are among those in the commune. The port has daily links with Marseille, Toulon and Nice, and two marinas, Tino-Rossi (320 berths) and Charles-Ornano (835 berths).
Across the gulf, Porticcio is a seaside resort in the commune of Grosseto-Prugna, which has 3,331 inhabitants in 2022, up 11.4% since 2016. Afa, about 12 kilometres east of Ajaccio, is in the lower Gravona valley, on the southern slope of the Punta Pastinaca, at 814 metres. Olmeto has 1,265 inhabitants, in the Propriano attraction area, with a beach that reaches Porto-Pollo.
Here, outdoor space is judged on site. A seaside house should be visited at several times of day, checking the access, the slope of the plot and what the stated view really includes. Near the scrubland and the massifs, ask at the town hall about brush-clearing obligations and about coastal planning rules.
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Towns worth knowing
Four communes give an idea of Corse-du-Sud. The prices quoted come from PAP (DVF and PAP, 1 October 2026) and from Efficity, for each whole commune, all districts together.
Ajaccio
PAP gives €3,814 per m² for flats and €4,729 for houses, with +1.5% over one year for all property types. Efficity gives €3,820 for flats, from €2,620 to €5,670, with +0.7%, and €4,200 for houses, from €2,820 to €7,320, with +3.4%.
Ajaccio-Napoléon-Bonaparte airport, the busiest on the island, handles just over a million passengers a year. The Chemins de fer de Corse station serves Corte and Bastia, in about 3 h 25 to Bastia, with three other stops in the commune: Salines, Ricanto and Cavone. The Maison Bonaparte is a national museum.
Grosseto-Prugna and Porticcio
This is the most expensive commune on the page: PAP gives €5,536 per m² for flats and €6,275 for houses, with −3.4% over one year for all property types. Efficity gives €6,020 for flats, from €4,630 to €8,420, with +8.6%, and €5,620 for houses, from €4,070 to €8,870, with +1.7%.
Four properties on this page are in Porticcio or Grosseto-Prugna. The commune stretches about 15 kilometres from east to west, from the gulf beach up to 1,161 metres of altitude, and is part of the Ajaccio outer ring. Houses near the sea and houses inland are not comparable: ask for the exact distance to the beach.
Afa
Afa is at €4,171 per m² at PAP for flats and €4,251 for houses, with +5.8% over one year for all property types. Efficity gives €4,330 for flats, from €2,370 to €5,250, with +5.7%, and €4,570 for houses, from €3,640 to €5,570, with −1.1%.
The commune has 3,350 inhabitants in 2022, about 12 kilometres east of Ajaccio, on territorial road 22. Its altitude runs from 36 to 682 metres. The church of Saint-Antoine-de-Padoue keeps a 17th-century painting listed as a historic monument.
Olmeto
Olmeto is at €4,384 per m² at PAP for flats and €4,667 for houses, with +6.8% over one year for all property types. Efficity gives €5,800 for houses, from €3,230 to €8,680, with −1.7%, and €2,870 for flats, with a reliability the site rates as average.
Wikipedia ties the commune to the Propriano attraction area and to the Sartenais-Valinco community of communes. For comparison along the neighbouring coast, PAP gives Propriano €4,687 for flats and €4,654 for houses, Porto-Vecchio €5,362 and €6,183, Bonifacio €4,474 and €5,389. The house of Colomba Bartoli, who inspired Mérimée's novella, stands opposite the town hall.
Transport and daily life
Ajaccio has an airport, a port and a station, and the Chemins de fer de Corse line links the city to Corte and Bastia. Afa is on territorial road 22 leading to Ajaccio, and Olmeto is close to Propriano. For Porticcio, allow for the journey to Ajaccio, which depends on the season and the time of day: test it before buying, one morning and one evening.
How prices vary
In Corse-du-Sud, the flat averages on the page run from €3,814 in Ajaccio to €5,536 in Grosseto-Prugna, 1.45 times as much, and the département is at €4,153. Grosseto-Prugna is 33% above that average and Ajaccio 8% below.
For houses, PAP gives €4,717 per m² for the département: Grosseto-Prugna is 33% above, at €6,275, while Afa is 10% below, at €4,251. In Ajaccio and Olmeto, PAP's prices are close to the département average.
Price benchmarks per m²
| Source or town | PAP, flats | Efficity, flats | Period |
|---|---|---|---|
| Corse-du-Sud, département | €4,153 (houses: €4,717) | not collected | October 2026 |
| Grosseto-Prugna | €5,536 (houses: €6,275) | €6,020 (€4,630 to €8,420); houses: €5,620 | October 2026 |
| Propriano | €4,687 (houses: €4,654) | not collected | October 2026 |
| Porto-Vecchio | €5,362 (houses: €6,183) | not collected | October 2026 |
| Bonifacio | €4,474 (houses: €5,389) | not collected | October 2026 |
| Olmeto | €4,384 (houses: €4,667) | €2,870 (€820 to €6,430); houses: €5,800 | October 2026 |
| Afa | €4,171 (houses: €4,251) | €4,330 (€2,370 to €5,250); houses: €4,570 | October 2026 |
| Ajaccio | €3,814 (houses: €4,729) | €3,820 (€2,620 to €5,670); houses: €4,200 | October 2026 |
PAP gives DVF and PAP averages at 1 October 2026. These are averages across all floors and conditions, with no distinction for outdoor space, and "not collected" marks a page we could not read. An estimate is not a recorded sale price.
Buying in Corsica
The properties on this page are houses: seaside villas, village houses and large estates. Before buying, check the plot, the easements, the access and the local urban plan rules, and have the notary check the chain of title and the absence of joint ownership. Near the coast, ask about coastal planning rules. Include notary fees in the budget too.
Selling in Corsica
Comparables vary a great deal from one commune to another, and from one district to another within the same commune, above all with the distance to the sea. Your buyer has seen them, and will ask why your price sits above the average. A garden, a terrace or a view must be shown in photos and measured, with a plan of the plot. The form at the foot of the page lets you request an estimate.
Questions about buying and selling in Corsica
What notary fees should I expect in Corsica?
On an existing property, about 7 to 8% of the price, most of it transfer duties. On €800,000, that is around €56,000 to €64,000, on top of the price. The percentage is the same across Corsica.
Does the surface of a house have to be measured before buying?
The Carrez law does not apply to detached houses: the stated surface is not guaranteed the way a flat's is in a co-ownership. Ask for the plan, the detail of the rooms and outbuildings, and have it measured if the difference matters to you. For a flat in a co-ownership, the Carrez surface appears in the listing and in the preliminary contract.
How long does it take to buy or sell in Corsica?
Allow two to three months in general between an accepted offer and signing at the notary: cooling-off period, buyer's loan, file documents, the town's pre-emption right. Finding the buyer or the property comes before that period.
Is my property in Corsica subject to capital gains tax?
Not if it is your main home: it is exempt. For a second home or a let property, the gain is taxed at 19% plus social charges, with allowances depending on how long you have owned it. The income tax exemption is total after 22 years, and the social charges exemption after 30 years.
Frequently asked questions about Corsica
What is the price per m² of a flat in Corse-du-Sud?
PAP gives €4,153 per m² at 1 October 2026. A 60 m² flat therefore comes to about €249,200, but the average hides a gap from €3,814 in Ajaccio to €5,536 in Grosseto-Prugna.
What is the price of a house in Ajaccio?
PAP gives €4,729 per m² and Efficity €4,200, in a range of €2,820 to €7,320. A 150 m² house therefore comes to about €630,000 to €709,350. For a 100 m² flat, allow about €381,400 to €382,000.
What is the price of a house in Porticcio or Grosseto-Prugna?
PAP gives €6,275 per m² and Efficity €5,620, in a range of €4,070 to €8,870. A 150 m² house therefore comes to about €843,000 to €941,250. The largest houses and those closest to the sea fall outside these averages.
What is the price of a house in Afa?
PAP gives €4,251 per m² and Efficity €4,570, in a range of €3,640 to €5,570. A 150 m² house therefore comes to about €637,650 to €685,500.
What is the price of a house in Olmeto?
PAP gives €4,667 per m² and Efficity €5,800, in a range of €3,230 to €8,680. A 150 m² house therefore comes to about €700,050 to €870,000. The two sources differ by more than €1,100 per m²: compare with neighbouring sales.
What are prices in Propriano, Porto-Vecchio and Bonifacio?
PAP gives €4,687 per m² for flats and €4,654 for houses in Propriano, €5,362 and €6,183 in Porto-Vecchio, €4,474 and €5,389 in Bonifacio. No property on this page is in these communes, but they serve as a comparison.
Which is the most expensive commune on the page?
Grosseto-Prugna, at €5,536 per m² for flats and €6,275 for houses at PAP in October 2026. It has 3,331 inhabitants in 2022 and includes the resort of Porticcio.
Are prices rising or falling in Corse-du-Sud?
PAP gives +0.3% over one year for the département. Communes behave differently: −3.4% in Grosseto-Prugna, +1.5% in Ajaccio, +5.8% in Afa and +6.8% in Olmeto, for all property types. Efficity shows +8.6% for flats in Grosseto-Prugna.
Does a balcony or terrace raise the price?
The published averages do not distinguish outdoor space. Floor, condition, fittings and address count as much as the balcony or terrace. It is better to compare neighbouring properties than to rely on an average.
What kinds of outdoor space are there in Corsica?
Mostly terraces and gardens around houses, sometimes very large, and balconies in Ajaccio's apartment buildings. A view of the sea or the mountains often counts as much as the plot.
What are house prices in Corse-du-Sud?
PAP gives €4,717 per m² for the département, with gaps from €4,251 in Afa to €6,275 in Grosseto-Prugna, and up to €6,183 in Porto-Vecchio. The figures rest on few sales in several communes.
Which beaches and natural areas are there near these communes?
The Ricanto and Sai beaches in Ajaccio, the Sanguinaires islands, a Natura 2000 reserve, the Olmeto beach as far as Porto-Pollo, and more broadly the Corsica regional nature park, which covers 42% of the territory.
How do I get to Corsica?
By one of the island's four airports, at Ajaccio, Bastia, Calvi and Figari, or through one of its seven ports. The port of Ajaccio has daily links with Marseille, Toulon and Nice. Timetables and operators change with the season: check them before booking.
How much sun does Ajaccio get?
According to Wikipedia, 2,756 hours of sunshine a year on average over 1991-2010, which puts Ajaccio third among French cities. Bastia gets 2,579 hours.
In "80 m² with a 15 m² terrace", is the terrace included?
No. The Carrez law does not count the terrace. A listing gives the living surface, plus the outdoor space. The per-m² prices on this page divide the price by the living surface alone.
What should I check on a garden or terrace in a co-ownership?
The co-ownership rules should say whether the space is private or a common part whose lot has exclusive use. For a ground-floor garden, also check who maintains it and what the deed allows to be built on it.
Who pays for waterproofing work on a terrace?
It is written in the co-ownership rules and in the minutes of the last three general meetings, which show the work voted or planned. Covering a terrace requires a double-majority vote and may need planning permission.
Can a foreign buyer buy in Corsica?
Yes. French law sets no nationality restriction on buying property. Local support remains useful for financing and tax, especially for non-residents.
Which De Ferla agencies cover Corsica?
The network's eight agencies are in Paris, none in Corsica. For a property in Corsica, the simplest route is the form on this page: the De Ferla team calls you back. The Paris agencies are presented on deferla.com and luxury-real-estate-paris.com.
How do I see the properties with outdoor space for sale in Corsica?
They are listed in the table at the foot of this page, with a link to each property's page. Fill in the form below the table: the De Ferla team calls you back to arrange a viewing. The agency numbers, 01 83 79 10 70 and 01 53 90 49 00, are also at the foot of the page.
Properties with outdoor space for sale in Corsica
On 13 October 2026, 7 properties with declared or described outdoor space were for sale in this area, from €449,000 to €3,490,000: all houses. Each row links to the property's page, and the form is below the table.
| Ref. | Type | Town | Rooms | Surface | Outdoor space | Floor | Asking price | Page |
|---|---|---|---|---|---|---|---|---|
| 87337855 | House | Ajaccio | 6 | 104 m² | Terrace | not stated | €449,000 | View page |
| 87266982 | House | Olmeto | 6 | 170 m² | Mentioned in listing | not stated | €750,000 | View page |
| 87279774 | House | Grosseto-Prugna | 6 | 166 m² | Garden + Terrace | not stated | €1,095,000 | View page |
| 87216931 | House | Afa | 5 | 220 m² | Terrace | not stated | €1,198,000 | View page |
| 87216803 | House | Porticcio | 15 | 515 m² | Garden + Terrace | not stated | €1,490,000 | View page |
| 87238726 | House | Porticcio | 15 | 412 m² | Terrace | not stated | €1,790,000 | View page |
| 87186714 | House | Porticcio | 15 | 410 m² | Terrace | not stated | €3,490,000 | View page |
All prices are asking prices, agency fees paid by the buyer. The full list shows every listing in the area.
Updated: 14 October 2026. Sources: Wikipédia, Corse, Wikipédia, Ajaccio, Wikipédia, Grosseto-Prugna, Wikipédia, Afa, Wikipédia, Olmeto, PAP, Efficity, De Ferla network listings.
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