With high mortgage rates refusing to budge and the cost of living spiralling, it’s no surprise some of us are looking across the Channel to start a new life.After all, France offers beautiful landscapes, a warm climate, world-class food and drink, and a rich culture.But where to move to? The French property market varies greatly in its different regions. The best-known areas that have an established, buoyant market may have reached their potential and now have little scope for great property price increases. Our map shows where the 18 best up-and-coming villages to invest in are locatedHowever, there are plenty of lesser-known spots across the country that have untapped potential and offer a charming way of life.We’ve consulted local estate agents and property experts and identified 18 of France’s best up-and-coming towns and villages to invest in.Olonzac, Hérault Olonzac is a bustling village, with a weekly market that attracts producers from miles around This characterful three-bedroom property is on the market with Beaux Villages ImmoblierJust half an hour from the Mediterranean coastline, Olonzac is a bustling village in the Minervois area of southern France, itself one of the most popular areas of the Languedoc. It has a weekly market that attracts producers and buyers from miles around and many of the 1,800 villagers grow their own wine.For outdoorsy types, the village is within cycling and walking distance of the Canal du Midi and Lac Jouares, providing wild swimming without the crowds during summer.’Whilst other villages have remained sleepy in the Minervois, Olonzac has continued to grow and has a supermarket, a couple of banks, restaurants, bars and multiple bakeries,’ says Daniela Harris of Beaux Villages Immobilier estate agency. ‘Prices in the Minervois are more expensive than elsewhere in the Aude however, you can still bag a bargain and live the French dream.’Average price for a two-bedroom property: €70,000/£58,000On the market: This characterful three (possibly four) bedroom property is in the middle of Olonzac. €160,000/£134,000 with Beaux Villages ImmoblierNavarrenx, Pyrenees Atlantic Navarrenx, a fortified town in south-west France, towers above the Gave d’Oloron rivers This 18th century, four-bedroom stone farmhouse is being offered by French Character HomesThis 14th-century fortified town in south-west France towers above the Gave d’Oloron river and is renowned for its salmon fishing. It is listed as one of ‘Les Plus Beaux Villages de France’, rural villages with a rich culture that are promoted for tourism by an independent association.’The coast is saturated with properties with Parisian prices, but there are some lovely villages further inland, such as Navarrenx, which are generally much cheaper,’ says Joanne Davey, founder of French Character Homes estate agents. ‘For British buyers, it’s an undiscovered area of France, and has a very low crime rate and a very nice quality of life.’Average price for a two-bedroom property: €230,000/£193,000On the market: This picturesque 18th century, four-bedroom stone farmhouse has a guest annex and far-reaching views. €367,500/£309,000 with French Character Homes.Collioure, Pyrénées-Orientales Collioure is located on the Côte Vermeille, a beautiful stretch of the Mediterranean This three-bedroom apartment with two spacious bedrooms is for sale with Coldwell BankerThis coastal village is located on the Côte Vermeille, a beautiful stretch of the Mediterranean in Occitanie, southern France.’It’s often dubbed the ‘St-Tropez of the Languedoc Roussillon’, and offers a stunning coastal setting with more accessible property prices compared to the Côte d’Azur,’ says Alasdair Hedley, Head of International at John D Wood and Co. estate agents.The village enjoys a warm, sunny climate (almost matching the French Riviera), while its vibrant art scene and history of inspiring famous artists like Matisse and Picasso add to its charm. The town’s proximity to the Spanish border brings a unique cultural blend, reflected in its cuisine and traditions.Average price for a two-bedroom property: €380,000/£319,000On the market: This fully-renovated three-bed apartment in a former officer’s house has two spacious bedrooms with high ceilings. €693,000/£582,000 with Coldwell Banker.Peypin-d’Aigues, Vauclause This 18th century four-bedroom farmhouse is being offered for sale from agent Knight FrankPeter Mayle’s book ‘A Year in Provence’ hugely promoted the Luberon Valley and villages like Gordes, Menerbes and Bonnieux. However, cross over the valley into the South Luberon and you’ll find an enticing collection of villages ending in ‘Aigues’, the Provençale word for water.’Cabrieres-d’Aigues, La Motte-d’Aigues, La Tour-d’Aigues and Peypin-d’Aigues are in an area which is becoming increasingly popular,’ says Nicola Christinger, Associate Partner, Provence, at Knight Frank International. ‘Although the Luberon retains a loyal fan base of buyers in the Golden Triangle [Gordes, Menerbes, Bonnieux], buyers are discovering that just a short drive east opens up an area with a rich architectural history. Prices are about 15-20% cheaper here than the more expensive Golden Triangle.’Peypin-d’Aigues is a charming little village (population 700) with a popular restaurant, bar, church and children’s play park.Average price for a two-bedroom property: €200,000/£168,000On the market: This charming renovated 18th century four-bedroom farmhouse has a garden facing the Saint Victoire hills. €1,180,000/£995,000 with Knight Frank.Chatel, Haute-Savoie, French Alps The farming village of Châtel is located in the centre of the Portes du Soleil ski area A one-bedroom apartment in this chalet-style residence is offered by France Property AngelsTim Smith, agent at France Property Angels estate agents suggests the farming village of Châtel in the centre of the Portes du Soleil ski area in the French Alps as a place to watch. The village has a population of 1,200 and dates from Roman times.’Compared to the bigger resorts, Chatel is a tiny village,’ he says. ‘Being lesser known it is 15% cheaper than neighbouring Morzine, but has better quality snow, and you’re getting essentially the same product. Just after Covid, there was a massive feeding frenzy, putting 5% on prices, yet prices are still rising.’Average price for a two-bedroom property: €220,000/£184,000On the market: This one-bed apartment with balcony in a chalet-style residence is just 800m from the slopes. €180,000/£151,000 with France Property Angels.Confolens, Charente The attractive and thriving village of Confolens lies next to the river Vienne This apartment in a stone farmhouse is on the market with Zed ImmoblierThis attractive village in the south-west of France stands on the river Vienne and has a 13th-century granite bridge and churches dating from the 10th and 15th centuries.’Confolens is a thriving, very friendly village popular with expats and tourists and is an ideal family village or retirement spot,’ says Dunia Fadel, Sales Director at Zed Immoblier estate agents. ‘It has easy, close access to the cities of Limoges, Bordeaux, Angouleme, Poitiers, Cognac, Saint Junien and more.’The village holds an international music and dance festival each August.Average price for a two-bedroom property: €75,000/£63,000On the market: This picturesque 18th century, four-bedroom stone farmhouse is a development of apartments in a building part dating from 1641. €165,000/£138,000 with Zed Immoblier.La Croix Valmer, Var, Provence-Alpes-Côte d`Azur La Croix Valmer is a small town located on the Cote d’Azur, which boasts beautiful beaches This luxurious five-bedroom villa with a swimming pool is on the market with Knight FrankLocated on the southern side of the St Tropez peninsula (where healthy price growth has been recorded), astute buyers are also considering nearby La Croix Valmer which enjoys the same idyllic scenery, proximity to the Mediterranean beaches of Ramatuelle, and an enviable lifestyle thanks to its local vineyards and fresh seafood.’House prices will vary according to finish as well as other premium factors including sea views and walking distance to beaches, but they are are considerably less than that of neighbouring Ramatuelle and Gassin,’ says Jack Harris, Partner at Knight Frank.Average price for a two-bedroom property: €440,000/£369,000On the market: This luxurious five-bed villa enjoys stunning sea views, a large charming garden and swimming pool surrounded by terraces. There’s an independent studio offering additional accommodation for your guests. €1,995,000/£1,677,000 with Knight Frank.Chabanais, Charente The historic village of Chabanais is surrounded by stunning countryside This characterful two-bedroom house is on sale from Leggett at a very attractive priceSurrounded by beautiful countryside, this historic village in the heart of the Charente Limousine has a weekly open-air market (as well as a number of small shops) and a rail station connecting with Limoges to the east and Angoulême to the west. ‘Chabanais is a popular, tourist-friendly village with good access,’ says Dunia Fadel, Sales Director at Zed Immoblier. The village, which has medieval bridges and Roman baths, has a population of 1,700.Average price for a two-bedroom property: €65,000/£54,000On the market: This characterful two-bedroom village house could do with some updating and improvement, hence the very attractive price. €36,600/£30,000 with Leggett.Alet-les-Bains, Aude, Occitanie Alet-les-Bains is a pretty, medieval walled village which attracts artists from far and wide This lovely renovated three-bedroom house is on the market from Beaux Villages Immoblier’On the edge of Limoux, this medieval walled village with its old abbey is one of the prettiest villages in France,’ says Daniela Harris of Beaux Villages Immobilier. ‘In a valley and on the side of the river Aude, it has long since been a favourite for history-lovers.’The village has attracted artists from far and wide who hold exhibitions throughout the year. It has a truly international feel, with multiple nationalities attracted by its romantic soul. The village boasts a natural spring, providing mineral water free for anyone who wants to drop by and bottle it, as well as a public spring water fed swimming pool. It is on the edge of the natural regional park of the Corbieres, one of the least populated and most beautiful areas in France and yet also on the D118 road which provides easy access to bigger towns and cities.Average price for a two-bedroom property: €120,000/£100,000On the market: This lovely renovated three-bed village house is situated in a quiet lane within the ancient walls of sought-after Alet-les-Bains. €250,000/£210,000 with Beaux Villages Immoblier.Sauveterre de Bearn, Pyrenees Atlantic Sauveterre de Bearn is perched high above the Gave d’Oloron river This four-bedroom home, with a swimming pool, is on sale from French Character HomesThis pretty medieval village is perched high above the Gave d’Oloron river, with panoramic views across to the Pyrenees mountain range. ‘It’s very sought after because of its proximity to the Pyrenees mountains for skiing and the Atlantic coast with its long sandy beaches,’ says Joanne Davey, of French Character Homes estate agents. ‘You can be on the beach or ski slopes within an hour, and also be in Spain less than an hour. Prices have gone up 30% since Covid up and will continue to increase.’Average price for a two-bedroom property: €200,000/£168,000On the market: This charming four-bedroom family home was created within the stone walls of a mid-19th-century bergerie (estate farm) and has a swimming pool and beautiful countryside and mountain views. €485,000/£408,000 with French Character Homes.Lézignan-Corbières, Aude, Occitanie This three-bedroom apartment, set around a courtyard, is on sale from agent Clé FranceOn the edge of the Minervois region, charming Lézignan-Corbières has a history going back centuries and a circular layout around the medieval fortifications which protected the church.’Here, you’re close to the Mediterranean sea, but in the countryside, with vineyards everywhere,’ says Felix Broeckx, of French property finders Sud’Arrange. ‘Everything just feels really like you’re on vacation.’Average price for a two-bedroom property: €160,000/£134,000On the market: This three-bedroom apartment set around the courtyard of an 18th century winecave shares a heated pool and sauna. €163,900/£137,000 with Clé France.Quillan, Aude, Occitanie Dating back to medieval times, Quillan offers wonderful views of dramatic countryside This lovely stone six-bedroom property is on the market from Beaux Villages Immoblier’Quillan was once an industrious little town dating back to medieval times, but it went through a decline 50 years ago when the local Formica factory shut down, decimating the population and leaving behind some wonderful mansion houses that had been built for the then wealthy townsfolk,’ says Daniela Harris, of Beaux Villages Immobilier. ‘Now, however, the village has been going through a period of regeneration with the population growing year on year for the past 10 years.’There is a significant international community who are attracted by the lively weekly market and the numerous festivals from spring to autumn. Positioned on the midway between the mountains and the sea in beautiful, dramatic and varied countryside, it is an ideal place for nature lovers. There are good value apartments and terraced townhouses in the centre and plenty of houses with gardens within walking distance to the centre at reasonable prices.Average price for a two-bedroom property: €160,000/£134,000On the market: This lovely old stone six-bedroom property was originally a traveller’s inn dating back to Roman times. It is set amongst beautiful countryside on a quiet back road but close to amenities. €199,000/£167,000 with Beaux Villages Immoblier.Paradou, Bouches-du-Rhône The village of Paradou is the home of legendary restaurant, Le Bistrot du Paradou This spacious three-bedroom house is being advertised for sale with Home HuntsPrices aren’t necessarily cheap in this lovely village located in the Vallée des Baux-Alpilles in Provenc, but they’re likely to continue to rise – thanks to interest from expats and locals.’It’s a beautiful village, with a wonderful, legendary restaurant, Le Bistrot du Paradou,’ says Susie Hollands, from estate agents VINCT Paris. The village has an interesting historical heritage and boasts medieval Castillon Towers, a fine church and attractive architecture.Average price for a two-bedroom property: €450,000/£378,000On the market: Enjoying delightful surroundings, this spacious three-bed house dating from the 1980s is within walking distance of the village. €650,000/£546,000 with Home Hunts.Saint-Sever, Les Landes The town of Saint-Sever boasts beautiful buildings and lovely winding streets This elegant house in a beautiful landscaped park is on sale from French Character HomesSituated an hour inland from the Atlantic, medieval Saint-Sever has beautiful buildings and winding little streets. ‘The town has six historic monuments, the most renowned being the 11th century Benedictine abbey,’ says Joanne Davey, of French Character Homes. ‘Prices have increased 20% since Covid but remain attractive compared to the coast – you get much more for your money.’Average price for a two-bedroom property: €260,000/£218,000On the market: This elegant early 19th century Maison de Maître south of Saint-Sever is set in a beautifully landscaped park. €495,000/£416,000 with French Character Homes.Chalabre, Aude, Occitaine Chalabre, surrounded by rolling hills and a forest, has plenty of restaurants and bars This seven-bedroom house with 18 rooms is on the market with Beaux Villages ImmoblierSurrounded by rolling hills and a forest, Chalabre was an industrial town at the turn of the century but the old railway line has been repurposed as a Voie vert (green line) for cyclists and walkers to use. It extends from the Pyrenees right up to the Canal du Midi, passing through this beautiful village.’Built with a circular centre which has new restaurants and bars popping up in it, Chalabre is going through a period of renaissance,’ says Daniela Harris, of Beaux Villages Immobilier. ‘A lot of properties are in need of renovation, but as a result, property prices are cheap so if you are looking for a slice of medieval history this would certainly be a village I would consider.’Famed for its Museum of Quercorb, celebrating the troubadour musicians that were pivotal to the Cathar tradition, it attracts musicians and other interesting folk from all over the world. The houses are beautiful – a mix of medieval and impressive-looking bourgeois mansions dating back to the 19th century.Average price for a two-bedroom property: €165,000/£138,000On the market: This sympathetically renovated seven-bedroom house with 18 rooms in total dates back to the 17th and 14th centuries. €340,500/£286,000 with Beaux Villages Immoblier.Rochechouart, Haute-Vienne Rochechouart is an historic village with a pretty centre, located next to a nature reserve This exquisite five-bedroom house with a heated swimming pool is on offer from HamptonsThis pretty walled town, with an attractive castle, labels itself as ‘the countryside of the meteorite’ due to an enormous six billion tonne meteorite which hit the area 214 million years ago – thought to be one of the largest meteorites ever to hit the earth.’Rochechouart is an historic village with a pretty centre set on the edge of a nature reserve,’ says Leal Ignatius, Head of International Sales at Hamptons. ‘It’s only an hour from Angouleme, which is a fab city to hang out in, and has shops, restaurants and events. There are beautiful houses here with good-sized gardens and swimming pools, affordable to the majority of buyers.’Average price for a two-bedroom property: €90,000/£75,000On the market: This exquisite five-bed house has a very inviting heated swimming pool. €422,000/£355,000 with Hamptons.Barcus, Pyrénées Atlantique Butcher’s J B Iriart, located in the village of Barcus, sells traditional cured hams This handsome property with breath-taking views is on sale from French Character HomesThis compact village with a population of about 700 has all you need, with a bakery, butcher, pharmacy, medical centre, post office and mini-market.’Situated in the Basque region, there’s a big focus on traditional values here,’ says Joanne Davey, of French Character Homes. ‘It’s near the mountains and ideal for outdoor pursuits such as hiking, kayaking, rafting and skiing. And there’s a nice little Michelin-starred restaurant in the village. Prices are not so expensive here as it is closer than some villages to the mountains.’Average price for a two-bedroom property: €180,000/£150,000On the market: There are breathtaking Pyrenean Views from this handsome three-bed Basque Property dating from 1820. €475,000/£399,000 with French Character Homes.Marciac, Gers Marciac, with its pretty central square, has a large lake – ideal for outdoor pursuits This two-bedroom bungalow with an enclosed garden is on the market with LeggettFounded in the late 13th century, fortified Marciac is in the heart of Gascony and has a large, pretty central square, 14th-century church and large lake with a leisure centre nearby – ideal for outdoor pursuits such as carp fishing, windsurfing, boat trips and bathing.’I love this area,’ says Felix Broeckx, of French property finders Sud’Arrange. ‘You’re close to the Pyrenees and, certainly for music lovers, it’s the place to be. In a 30-minute circle we have a worldwide-known jazz and country festival and, for motorsport enthusiasts, there is a race circuit nearby too.’Average price for a two-bedroom property: €160,000/£134,000On the market: This two-bed bungalow (€160,000/£134,000 with Leggett) situated within an enclosed garden is just a stone’s throw away from the centre of Marciac.