🏡 The Myth of the Perfect Home — And What Buyers Need to Know

https://open.substack.com/pub/sophiepropertyconsultant/p/the-myth-of-the-perfect-home-and

One of the most common things I hear from buyers especially discovering the possibilities of the Côte d’Azur are that they would like the panoramic views, flat plot of land, quiet environment easy acces, no work to do, light and bright house etc…

“The perfect home.”

It’s understandable. You’re investing in a dream 💭, in a lifestyle 🌍, often in a place you’ve long imagined yourself living. But here’s the truth I always share early on:

👉 There is no such thing as the perfect house.

Not at any price point. Not in any area. Not even with the best architect, builder, or panoramic view in the world.

What you can find, however, is the right home for you, one that meets your priorities, matches your pace of life, and makes sense for your long-term vision. 🎯

🧱 Every home has a story — and a compromise

Even in the most desirable areas — prime Riviera coastline 🏖️, hilltop medieval villages 🌄, Provençal wine country 🍇 :

• The view is breathtaking, but the access is tricky 🛣️

• The architecture is stunning, but the layout feels odd 🌀

• The home is beautifully renovated, but the garden lacks privacy 🌳

• The price looks great, but the roof needs redoing in three years 🏚️

This is normal. It’s part of what makes real estate so deeply human. Homes are lived in, shaped by people, by time, by culture. And that means they carry layers — beauty, flaws, quirks, charm 💫.

💶 Why are two similar homes priced so differently?

This is a question I often help buyers unpack.

Imagine two homes with the same location 📍, view 🌅, surface and number of bedrooms 🛏️.

And yet… one is €2.9M, the other is €3.8M. Why?

Here are some common reasons:

• The more expensive home may have undergone a high-quality renovation, with premium finishes and updated infrastructure 🧰

• It might include better outdoor living (mature landscaping 🌿, a pool 🏊, terraces ☀️)

• It may have a more logical layout, especially important in older homes 🧭

• Or simply: it feels “easy” to live in — no work, no compromise, no adjustments to make 🛋️

In real estate, comfort has a cost. The closer you get to effortless living, the higher the price 💸.

🏗️ The budget defines the friction

when you visit homes across a range of price points, you’re not just comparing surface-level qualities.

You’re often comparing degrees of friction:

• At €1.5M: you may need to renovate bathrooms and rethink the kitchen 🚿🧱

• At €2.5M: the house might be ready, but lacks charm or flow 🌀

• At €3.5M+: the place is turnkey — but maybe still not your style 🎨

Understanding this helps frame the process more constructively.

Start focusing on value ✅.

Not “how do I get everything” — but “what compromises am I willing to make, and which ones aren’t worth it?”

At any given budget the ideal villa exists and it is important to be “ready” not to let it pass by.

🧭 What to focus on instead of perfection

Here’s what I advise my clients to prioritize:

1. Structure & volume — you can repaint walls, but how easily can you move them🧱

2. Orientation & natural light — an undervalued factor in how a home feels year-round 🌞

3. Location & context — the lifestyle around the home often matters more than the house itself 📍

4. Potential for improvement — not in a vague sense, but with real, achievable upgrades 🔨

5. Emotional connection — do you feel at ease here? Inspired? Calm? ❤️

The rest — paint colors, tiles, missing pergolas — can usually be added over time.

🗝️ A final word: Embrace imperfection, gain clarity

✨ The perfect home ? the right home and it’s waiting for buyers who are ready to lean into reality.

Those who understand this early are the ones who make smarter, faster, more confident decisions 🤝.

They see what others don’t 👀.

They understand where the value is.

And most importantly, they enjoy the process — not as a hunt for flawlessness, but as a journey toward belonging 🏠💫.

#realestate #propertyinsight #secondhome #homebuyingtips #propertyadvisor #frenchriviera #tuscanyvilla #luxuryliving #europeanhomes #househunting #relocationlife #dreamhome #behindthelifestyle #slowproperty 

🏡 Why Your Agent Shows You Properties That Aren’t Exactly What You Asked For

https://open.substack.com/pub/sophiepropertyconsultant/p/why-your-agent-shows-you-properties

At first glance, visiting a property that doesn’t match your criteria might feel like a detour — or even a waste of time. But in reality, it’s a necessary step in your home-buying journey.

🔍 Your Criteria Are Evolving — and That’s Normal

What you think you want at the beginning often shifts once you start seeing what’s really out there.

✨ “4 bedrooms” might not matter if 3 come with stunning views and better flow.

✨ You may realise light and layout matter more than size or style.

✨ Or that a compromise becomes a strength in the right location.

✨ Is that panoramic view definitely non negotiable?

➡️ Every visit helps you say: “This isn’t it — but now I’m more sure of what is.”. Experienced realestate agents are tuning in.

💶 It Sharpens Your Understanding of Value

Seeing different homes at different prices allows you to recalibrate.

💡 What does your budget actually buy in this area?

💡 Where does the price jump — and is it worth it?

💡 What does too much look like — or too little?

Knowing what you don’t want often leads you directly to what you do.

🧭 Your Agent is Watching More Than Your Words

Experienced agents don’t just follow your checklist. They are sharpening their understanding of what truly resonates with you — even when you haven’t fully put it into words yet.

👀 how you move through a space,

🌞 how light makes you pause,

💬 what’s your feeling about the space, too small, too dark, not cosy enough?

Sometimes showing you something “off-brief” reveals what you haven’t yet said out loud.

⏳ It’s Not a Waste of Time — It’s an Investment in Clarity

Every visit helps narrow the field. You learn. You recalibrate. You gain momentum.

🧠 You’re not wasting time — you’re building clarity, what’s overpriced, what’s fair and what feels like a real opportunity.

That knowledge empowers you — so when the right property appears, you’ll recognise it instantly.

#PropertyAdvice #HomeBuyingTips #sophiestevens #LuxuryRealEstate #BehindTheScenes #RealEstateWisdom #KnowYourMarket #PropertySearch #BuyingWithClarity #FrenchRivieraRealEstate #DreamHomeJourney 

🏡🌴 Living the Riviera Lifestyle: It’s All in the Details

https://open.substack.com/pub/sophiepropertyconsultant/p/living-the-riviera-lifestyle-its

When choosing a place to live on the French Riviera, it’s about more than just the property — it’s about how you want to live.

Do you picture yourself walking to the local boulangerie for your morning croissant 🥐, or is a short drive part of the charm? How important is it for you to have a vibrant weekly market nearby? Would you rather pop down to the beach on a swim 🏖️, or do you prefer a quiet terrace with a view 🌅?

Which village or town feels like your rhythm — lively and cultural like Antibes or Nice 🎨, or more peaceful like Callian, Seillans or Fayence, perched villages in the Var 🌿

Do you enjoy discovering local artists, meeting them during open studio days or village art walks? Would you find joy in living somewhere where creativity is part of daily life — where you can pop into a gallery between errands or attend a vernissage in the square?

And what about wine? 🍇 Whether you love a structured tasting tour at a domaine or prefer to stumble across a tiny vineyard with a passionate winemaker.

Think about your lifestyle. How easily can you reach the nearest train station 🚉 or airport ✈️ when friends come to visit or you need to travel? Are museums, concerts, walks, fishing trips 🎣, or a round of golf ⛳️ part of your routine or weekend pleasure?

👯‍♂️ Community, Connection, and Social Life

Are you the kind of person who loves to host long summer dinners under the olive trees, or do you prefer going out to meet friends at a chic beach club or buzzing village square?

Do you imagine friends casually stopping by for apéro 🍷, or are you more likely to join local events and meet new people in the area? Some villages have a strong expat or year-round community — others are more seasonal or more private.

Your social life — how you connect, entertain, or recharge — is key in choosing a place that supports the lifestyle you truly want to build. 🫶

✨ Everyday Choices That Define the Dream

Because in the end, it’s not just about where you live — it’s about how your life flows from it, day after day. And here on the Riviera, lifestyle is the real luxury.

https://www.instagram.com/reel/Cv98YtwN9lK

#FrenchRivieraLiving #LifestyleMatters #RivieraDreams #SlowLivingFrance #ValbonneVibes #CôteDAzurHomes #DailyRituals #RivieraRealEstate #FromBeachToBoulangerie #SouthOfFranceLife #sophiestevens #LocalLiving #CommunityLiving #ApéroTime #HostOrGoOut #RelocationTips #LivingWithIntention #SubstackHomes 

🕳️Septic Tanks: Do We Like Them? Not Really. Should We understand about them? Absolutely

https://open.substack.com/pub/sophiepropertyconsultant/p/septic-tanks-do-we-like-them-not

Let’s be honest — no one gets excited about a septic tank. It’s not the glamorous side of property ownership. But if you’re looking for a peaceful villa with panoramic views 🏝️ and privacy 🌿 in the South of France, chances are… you might also be inheriting a septic system.

Yes, it’s part of the deal. And while it may be underground and out of sight, it certainly shouldn’t be out of mind — especially in the Côte d’Azur, where “septic” often rhymes with “privacy, charm, and panoramic view and dominant position” 🏡👀

📍 Why Are Septic Tanks So Common in the Côte d’Azur?

Many homes located outside dense urban zones — particularly hillside villas and countryside estates — are not connected to the public sewer system (tout-à-l’égout). Instead, they rely on individual wastewater treatment systems 🚰, commonly known as septic tanks.

This is entirely normal and legal. What matters most is how well the system is maintained and whether it is compliant with current regulations ✅.

🧾 Legal Obligations When Selling a Property with a Septic Tank

If a property isn’t connected to the mains drainage system:

• The seller must provide a recent inspection report from the SPANC (Service Public d’Assainissement Non Collectif).

• If the system is non-compliant, the buyer has 1 year after purchase to carry out the required work 🛠️.

Failing to anticipate this can create unnecessary tension during the transaction process ⚠️.

💶 What Are the Costs Involved?

💸 Estimated cost of an upgrade or replacement:

Between €15,000 and €25,000, depending on site access, topography, and type of system required.

This is why sellers should anticipate and buyers should budget, especially for rural or panoramic properties.

🌅 The Upside?

When done right, a septic tank is:

• Quiet 🤫

• Efficient ⚙️

• Environmentally responsible 🌱

• Often the only solution for homes in idyllic, off-grid locations.

✅ Key Takeaways

• Septic systems are common across the South of France.

• Diagnosis is mandatory before selling.

• A non-compliant system ≠ deal-breaker, but it must be factored into the sale.

• For many buyers, it’s a small trade-off for space, nature, and peace of mind 🕊️.

In some towns and villages across the Côte d’Azur — a diagnosis of sewage connection (contrôle de raccordement au tout-à-l’égout) may also be required before the sale. This check ensures that the property is properly connected to the public network. Local regulations vary, so it’s important to check with the municipality or the notaire handling the transaction to know whether this applies.

I am available for any questions on the matter.

#PropertyTips #SouthOfFranceLiving #CôteDAzurRealEstate #FrenchVillaLife #SepticTankFacts #sophiestevens #sophielaportestevens #SPANCInspection #RealEstateFrance #LuxuryHomeChecklist #BuyingInFrance #RivieraRealEstate #VillaWithAView #FrenchRuralCharm #HiddenCosts #HomeBuyerAwareness 

Blending old charm with modern comfort — the art of renovation in the South of France 🏡✨

https://open.substack.com/pub/sophiepropertyconsultant/p/blending-old-charm-with-modern-comfort

How the Right Architect Can Completely Transform a Provençal Home

Some homes in Provence have a quiet kind of beauty — thick stone walls, original beams, old shutters. But walk inside, and you’ll often find small rooms, low ceilings, and tiny windows. That charming farmhouse suddenly feels… a bit stuck in time.

This is where the right architect makes all the difference. 📐

Some architects really understand these old properties — how to respect their soul while bringing in light, flow, and modern living. They don’t just renovate — they reimagine. And when they get it right, they don’t just add style… they add serious value, too.

So, how do you actually transform one of these places into a warm, inspiring home?

1. Open Up the Space

Most older Provençal homes were designed to stay cool — which often means tight, closed-off spaces. But today, we crave openness. By removing certain walls or rethinking the layout, you can create a much more breathable, inviting home — without losing that rustic charm.

2. Let the Light In

Light changes everything.

Replacing a small window with a large steel-framed glass door, adding skylights, or even creating a courtyard can completely shift the energy of the house. ☀️ That contrast of old stone and modern glass? It’s timeless and powerful.

3. Connect to the Outdoors

In Provence, outdoor space is part of how you live.

A shaded terrace, a summer kitchen, or a poolside dining area instantly expands your lifestyle. The renovation should always include how the home flows into the garden or terrace — that’s where memories are made. 🌿🍷

4. Modern Touches, but Keep the Soul

Minimalist design can be beautiful — but not at the expense of character. The goal isn’t to strip everything down. It’s to create balance: clean lines and modern comforts layered with old textures, natural materials, and a few imperfections that remind you this place has history.

These transformations aren’t just about adding square meters — they’re about unlocking potential.

Turning a modest, even tired home into something full of life, where old and new live side by side in harmony. ✨

And when that vision is clear, the result is more than a renovation.

It’s a home that feels completely right.

—

#ProvenceRenovation #ModernProvence #ArchitecturalTransformation #OldMeetsNew #ProvençalCharm #DesignWithSoul #FrenchRivieraHomes #SouthOfFranceLiving #LightAndSpace #HomeInspiration #CharacterHomes #IndoorOutdoorLiving

✨ Characterful homes are not about perfection — they’re about potential

https://open.substack.com/pub/sophiepropertyconsultant/p/characterful-homes-are-not-about

I have a real soft spot for these kinds of properties. The ones with a bit of soul, a little history, and those unique features that you just can’t recreate. They might not be perfect on the surface, but that’s exactly what makes them special.

When I walk into a house with old beams, uneven floors, or slightly quirky layouts, I don’t see flaws — I see charm. I see opportunity. These homes invite you to create something truly unique, something that reflects your story, not just trends.

And honestly, the things that might feel outdated or “off” at first — they’re usually the easiest to change. A room can be transformed. Paint can be refreshed. But character?

So when I show a home like this, I always say: don’t be distracted by what needs tweaking. Instead, notice the feeling it gives. Because these are the homes that, once loved and lived in, become the most unforgettable. 🏡✨

#propertywithcharacter #realestatewithsoul #frenchhomes #homeinspiration #uniqueliving #provençalstyle #authentichomes #oldmeetsnew #interiorpotential #charminghomes #realestatestory #sophiestevens 🗝️ 

Old Stones, New Stories

https://open.substack.com/pub/sophiepropertyconsultant/p/old-stones-new-stories

🗝️ Today was all about character and charm. I’ve just received a request from a client looking for a beautiful, classic Provençal villa — ideally an old bastide or a stone property with real French soul.

He’ll be arriving in August, and he’s asked me to start researching . He’s open to some renovation, which gives us room to look for those rare gems — places with potential, beauty, and authenticity.

I’m focusing on that magical region within about an hour of Nice airport: from Mandelieu and Théoule, up towards Cabris, (les 5 Communes), Grasse, Chateauneuf-Grasse, Opio and Valbonne, Tourrettes-sur-Loup, and into the hills above Vence. This is where you still find properties with history — stone walls, old trees, elegant volumes… forgotten homes waiting to be loved again.

It’s not just about finding a house — it’s about finding the place that tells the right story.

So the search begins…

🌿🏡☀️

#ProvençalVilla #StoneHouseFrance #FrenchPropertySearch #BastideVibes #AuthenticLiving #FrenchSoulHomes #ProvenceWithStyle #SouthOfFranceLife #GrasseHinterland #VenceHeights #RivieraRealEstate #CharacterHomes #LuxuryWithCharm #CôteDAzurProperty #OldWorldElegance #ProvenceDream

Understanding How Urban Planning Works in France

https://open.substack.com/pub/sophiepropertyconsultant/p/understanding-how-urban-planning-5e2 

In France, urban planning is governed by a structured hierarchy of regulations, coordinated at both the national and local levels, and closely tied to broader public infrastructure concerns such as sewage, roads, fire prevention, forest protection, and impermeability of land (artificialization).

Here’s an introduction of how it works:

1. The Hierarchical Structure of Urban Planning

Urban planning is organized through a layered set of documents:

• Loi SRU / Climat / ZAN (Zéro Artificialisation Nette): national laws that set the long-term environmental and urban policy framework, especially limiting land consumption.

• SCOT (Schéma de Cohérence Territoriale): regional-level plans that ensure consistency between urban development, transport, environment, and economic strategy over a large territory.

• PLU (Plan Local d’Urbanisme): the most directly relevant document for property owners and buyers. Created and enforced at the commune (municipality) level, it regulates:

  • Land use (zones: urban, agricultural, natural, etc.)

  • Building height, footprint, style

  • Rights to build (CES, setbacks, volumetry)

  • Environmental protection zones (e.g. wooded areas, risk zones)

If no PLU exists, the Règlement National d’Urbanisme (RNU) applies, usually more restrictive.

🏘️

2. How Urban Rules Interconnect with Infrastructure

Urban rules must account for and are directly influenced by:

• Assainissement collectif (public sewage):

  • Construction is often limited in areas not connected to the public sewage system, or requires individual sanitation (ANC).

  • Some zones are deemed constructible only after connection to future public services.

• Voirie (roads and access):

  • Building requires access to a public or officially approved private road.

  • Certain PLUs condition constructibility on the prior realization of roads.

Zones de forêt ou à risque d’incendie:

• Specific rules apply near classified forests or in high-risk wildfire zones (ZPPAUP, PPRIF).

• Obligations of fire clearance (débroussaillement) often apply within a set distance of wooded areas.

• Perméabilité des sols:

  • Increasingly regulated to combat runoff, flooding, and environmental degradation.

  • Some PLUs impose a minimum permeable surface ratio or require specific materials (gravel, draining pavement).

  • The national ZAN law limits artificialization of land and can restrict or delay new urban extensions.

3. Practical Consequences for Buyers or Sellers

• Each commune has its own PLU or POS, available from the local mairie or online.

• Planning permissions (Permis de Construire, Déclaration Préalable) are granted in accordance with local rules—but often require coordination with regional services (e.g., DDTM, SDIS).

• Public utilities (sewage, electricity, water) can condition or delay the buildability of a plot.

📍Example: Buying a Plot of Land

Before buying, you should always:

• Check the zoning (zonage) of the plot (U, AU, A, N…).

• Ask if the plot is serviced or “viabilisé” (connected to public networks).

• Understand setbacks, height restrictions, and whether trees can be cut.

• Consider nearby protected zones or risks (flood, fire, seismic).

#urbanism #france #PLU #building

Just another day on the French Riviera – where every property holds potential.

https://open.substack.com/pub/sophiepropertyconsultant/p/just-another-day-on-the-french-riviera

Today’s visit was not with just any client. My buyer is a land developer (aménageur foncier), returning for a second look at a property he already knew. But this time, it wasn’t about the charm of the olive trees or the landscaped garden — it was about unlocking the full potential of the land.

The owner had already obtained an operational planning certificate (Certificat d’Urbanisme Opérationnel) confirming that one plot division was possible. But my client had a different vision: a new layout, more in line with market demand and resale strategy.

As we walked the grounds, we talked about access, utilities, exposure. Quickly, the technical side took over:

“We’ll need to file a new prior declaration (Déclaration Préalable, or DP) of land division, and bring in a land surveyor (géomètre) to mark out the new lots.”

He knew exactly what steps needed to follow.

The timeline? Roughly one to two months for the DP to be processed by the local authorities — assuming no objections or delays. But there was also a right of way (servitude) to consider, which could impact the new layout. Nothing major, but every detail matters when restructuring land for resale.

These are the kinds of days where my role becomes both strategic and operational: guiding a professional through the intricacies of French property law, coordinating with the mairie, the surveyor, and the notaire, and keeping everyone aligned on deadlines and documents.

What I love most about days like this is the mix of vision and precision. On the French Riviera, even a charming old estate can become a smart development project — if you know how to read the land the right way.

And that’s where the real work begins.

#FrenchRivieraLiving #CotedAzurProperty #ProvenceLifestyle #SouthOfFranceRealEstate #InvestInFrance #CharmingProperties #HiddenPotential #SophieStevens #LuxuryAgent #BehindTheScenes #AdayInTheLife #RealtorLife #RealEstateStories 

The Challenge of Finding a Property on the French Riviera

The Challenge of Finding a Property on the French Riviera — and How I Can Help

The French Riviera, or Côte d’Azur, is one of the most sought-after real estate destinations in the world. With its stunning coastline, picturesque hilltop villages, and effortlessly chic lifestyle, it’s no wonder buyers from across the globe dream of owning a property here. But behind the postcard-perfect scenes lies a property market that is both competitive and complex.

1. High Demand, Limited Supply

The Riviera’s enduring appeal means demand is always high—especially in prime areas like Cannes, Mougins, Cap d’Antibes, or Villefranche-sur-Mer. Many owners hold on to their properties long-term, and when something exceptional comes to market, it rarely stays available for long. This scarcity naturally drives up prices and limits choice, particularly for buyers seeking sea views, character homes, or proximity to key amenities.

2. Diverse Micro-Markets

Each town and village on the Riviera has its own character and pricing dynamic. A Provençal mas in the hills of Tanneron offers a completely different lifestyle than a contemporary penthouse in Cannes or a Belle Époque villa in Beaulieu-sur-Mer. Navigating these micro-markets and understanding where your investment makes the most sense takes local insight and experience.

3. Off-Market Properties

Some of the most beautiful homes on the Côte d’Azur never appear online. Owners—especially at the high end—often value discretion and prefer to sell through private channels. That’s why working with a connected local agent can open doors that you wouldn't find through portals or public listings.

4. Legal and Bureaucratic Complexity

From notary fees and diagnostics to zoning restrictions and renovation rules, buying in France comes with its own administrative maze—especially if you’re not familiar with the process. Whether you're a first-time buyer or a seasoned investor, having someone on your side to explain each step is essential to avoid costly missteps.

5. Timing Is Everything

Great properties don’t stay on the market long. In popular price brackets—especially between €1M and €3M—being ready to move fast is key. That means having your financing, legal support, and trusted advisor in place early on.

My Mission: Helping You Find the Right Property with Confidence

I truly love helping buyers navigate the Riviera’s unique real estate landscape. Whether you're relocating, looking for a holiday retreat, or investing in your dream home, I’m here to guide you every step of the way. From discovering hidden gems to negotiating with insight and navigating the French system with clarity, I’ll be your ally throughout the entire journey.

If you’re thinking of buying on the Côte d’Azur, let’s talk. I’d be delighted to help you find the property that perfectly matches your lifestyle, needs, and vision.

📩 Get in touch with me today — and let’s start your Riviera adventure together.

https://open.substack.com/pub/sophiepropertyconsultant/p/the-challenge-of-finding-a-property

Over the past few months, I’ve felt the growing need to share more than just the properties I list or sell. While real estate remains the core of my profession, I’ve developed a passion for creating content that captures the spirit of the Côte d’Azur and the behind-the-scenes of my daily work as a property consultant.

🎥 Videos & Reels

I’ve been producing short lifestyle films and reels that I post on Instagram, TikTok, and Threads. Through these videos, I aim to showcase the true essence of this unique region — from picturesque alleyways and panoramic sea views to the timeless charm of stone villages nestled in the hills. Some clips are dreamy, others informative — and all are rooted in authenticity.

📝 Lifestyle Posts & Urban Planning Insights

On Substack, I regularly write articles that reflect both sides of my world:
– The personal side, with reflections on local life, cultural discoveries, and favourite spots.
– And the professional side, where I explore topics like urban planning, zoning, or the specificities of buying real estate in the South of France. I write as I work — with transparency and care.

🔗 A Growing Digital Presence

To make everything more accessible, I’ve created a Linktree profile where you’ll find all my active platforms:
– Substack
– TikTok
– Threads
– And of course, Instagram

🌟 My Goal

To build a meaningful bridge between real estate and inspiration. Whether you're dreaming of a home in the South of France, actively searching, or simply curious, I want to give you a glimpse into what this life — and this job — truly looks like.

👉 If you enjoy the content, feel free to follow, comment, or share. I’d love to connect with you.