Permis de Construire or Permis de Pull-Your-Hair-Out? Navigating the Riviera vs. London’s construction scene
Harrison Perske, the latest member of our Building Surveying team, remarks on the transition and key differences between construction project management in London compared to the French Riviera where he joins us from. Harrison will be working towards his APC and brings with him an obvious passion for construction and architecture. Lets hope he doesn’t tire of the weather!
“The French Riviera has long captivated the world's elite, but few understand what truly drives its astronomical prices. It’s no surprise that London property has the UK’s highest price per square meter, but few might guess that Ramatuelle - a quiet medieval village near Saint-Tropez, holds that title in France. Property values here regularly exceed €30,000 per square meter, rivalling some of London’s most exclusive postcodes.
What makes this market unique isn't just the Mediterranean lifestyle, but the delicate balance between preservation and modernization. Where London grapples with the natural geographic limitations on land availability, Ramatuelle's extreme prices reflect an artificially restricted supply through stringent development controls. I recall a client's nightmare when the Architectes des Bâtiments de France rejected their villa renovation plans three times because the proposed shutters weren't an exact historical match. Such is the reality of building in France's protected zones, where every detail from roof tiles to window joinery must respect centuries-old traditions.
While London offers developers predictable (if complex) planning pathways, towns like Ramatuelle represent a high-stakes gamble where bureaucratic uncertainty creates both extreme risk and exceptional rewards. Nestled within both the Secteur Sauvegardé (protected area) and a Parc National de Port-Cros, obtaining a permis de construire (building permit) in Ramatuelle becomes an exercise in uncertainty, often requiring multiple appeals. This varies the profit potentials in both areas; with London developments delivering steady returns, successful projects in Ramatuelle can achieve exceptional premiums - if you can navigate the labyrinth of bureaucratic hurdles.
Ramatuelle, South-eastern France
The Riviera’s construction challenges are equally distinctive. The combination of artisanal dependencies and import reliance creates a perfect storm of delays and cost overruns. Skilled stonemasons who can work with the local pierre de taille limestone are booked years in advance, while summer completion deadlines create a seasonal rush that would give any project manager sleepless nights.
The region often struggles to meet the rising demand on the Côte d'Azur, where even routine operations like carpentry or window installation take over 12 weeks – if you’re lucky. The extensive reliance on imported materials – Italian stone, Portuguese tiles, Swedish joinery – exacerbate these challenges. For successful project management, meticulous planning isn't just beneficial, it’s the only defence against setbacks. And even then; buffer periods, adding 20% to estimated delivery times, will always be required.
While the results may speak for themselves; with the Côte d’Azur being home to some of the worlds most breathtaking properties, there are extensive hurdles and grievous costs to my hairline! In contrast, London’s construction sector may just set the global benchmark for efficiency, innovation, and adaptability. Its ability to balance speed, quality, and scale is why it continues to be one of the world’s most competitive and successful building environments.
Now at Terracotta Property, I’m thrilled to contribute to this dynamic sector, applying hard-won lessons from both markets to deliver exceptional results for our clients.”
Harrison Perske - Graduate Building Surveyor