What are housing prices like in the French Riviera right now? (2026)

We constantly update this blog post to track current housing prices in the French Riviera, using the latest data we can verify.

As of 2026, the French Riviera property market remains expensive, but prices change a lot between Nice, Cannes, Antibes, Saint-Tropez and the Var coast.

This guide focuses only on residential property in the French Riviera, including apartments, houses, villas, townhouses and new-build homes.

And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in the French Riviera.

Fact-checked and reviewed by our local expert

✓✓✓

Thomas Dubanchet 🇫🇷

French Tax Lawyer based in Nice

Thomas brings exceptional expertise in French and international tax law to clients on the French Riviera. Whether it’s optimizing wealth strategies, managing real estate transactions, or handling tax audits, he offers tailored solutions for both local and international clients in this prestigious region. We spoke with him at the final stage of writing this blog posts and used his ideas to fix, expand, and personalize the content.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the French Riviera. If you’d like to learn more about us, you can check our presentation page.

What is the average housing price in the French Riviera in 2026?

The median housing price is more useful than the average housing price in the French Riviera because the average is pulled up by a small number of very expensive villas and waterfront homes.

We are writing this as of 2026 with the latest data collected from official, notarial and private-sector sources that we manually double checked.

In 2026, the median housing price in the French Riviera is about €410,000, which is about $475,000. The average housing price in the French Riviera in 2026 is about €720,000, which is about $833,000.

For about 80% of residential properties in the French Riviera in 2026, a realistic price range is roughly €190,000 to €1,750,000, or about $220,000 to $2,025,000.

A realistic entry range in the French Riviera in 2026 is about €170,000 to €280,000, or about $197,000 to $324,000, for an older studio or small one-bedroom apartment in Nice-Nord, Nice-Est, Grasse, Cannes-la-Bocca or parts of Fréjus.

A realistic luxury range in the French Riviera in 2026 is about €1,500,000 to €6,000,000, or about $1,736,000 to $6,944,000, for a sea-view apartment in Cannes Croisette, Villefranche-sur-Mer or Saint-Tropez, or for a villa with pool in Mougins, Cap d’Antibes or Sainte-Maxime.

By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the French Riviera.

Are the French Riviera property listing prices close to the actual sale price in 2026?

In 2026, listed property prices in the French Riviera are usually about 4% to 8% above the final sale price, with a good central estimate around 6%.

This gap exists because many Riviera sellers price emotionally, especially when a home has a sea view, a terrace or a famous address. The gap is usually smallest for rare prime homes in Cannes, Cap d’Antibes, Villefranche-sur-Mer and Saint-Tropez, and largest for dated homes, overpriced apartments or properties away from the sea.

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What is the price per sq m or per sq ft for properties in the French Riviera in 2026?

As of 2026, the median housing price in the French Riviera is about €5,700 per sqm, or about $6,597 per sqm, which is about €530 per sqft, or about $613 per sqft. The average housing price is about €6,800 per sqm, or about $7,870 per sqm, which is about €632 per sqft, or about $731 per sqft.

The highest price per sqm in the French Riviera is usually paid for small prime apartments with sea views, terraces, parking and walking access to the beach, while the lowest price per sqm is usually found in older inland homes or dated apartments away from the coast.

The highest price per sqm in 2026 is usually in Cannes Croisette, Cap d’Antibes, Saint-Jean-Cap-Ferrat, Villefranche-sur-Mer, Beaulieu-sur-Mer, Mont Boron and Saint-Tropez, often from €8,000 to more than €20,000 per sqm. The lowest ranges are usually in Grasse, Cannes-la-Bocca, parts of Nice-Est, La Seyne-sur-Mer, Draguignan, Brignoles and older parts of Toulon, often from about €2,500 to €4,800 per sqm.

How have property prices evolved in the French Riviera?

In 2026, property prices in the French Riviera are about 2% to 4% higher than one year earlier, with a central estimate around 3%. Prices rose because mortgage conditions became less painful than in 2023 and 2024, while renovated homes with outdoor space stayed scarce.

Compared with two years ago, property prices in the French Riviera are broadly up by about 2% to 6% in nominal euros. The market did not rise everywhere at the same speed, because prime coastal homes stayed stronger than ordinary homes needing renovation.

By the way, we’ve written a blog article detailing the latest updates on property price variations in France.

Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in the French Riviera.

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How do prices vary by housing type in the French Riviera in 2026?

In 2026, the French Riviera market is mostly an apartment market by number of sales and listings, with about 58% apartments, 12% condominium-style or managed residences, 8% townhouses or village houses, 10% detached houses, 9% villas and 3% new-build units.

In the French Riviera in 2026, a studio or small apartment often averages around €210,000, or $243,000, while a standard one or two-bedroom apartment is closer to €390,000, or $451,000. A family apartment is often around €650,000, or $752,000, a townhouse around €620,000, or $718,000, a detached house around €950,000, or $1,099,000, and a villa around €2,800,000, or $3,240,000.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in the French Riviera?
• How much should you pay for an apartment in the French Riviera?
• How much should you pay for a villa in the French Riviera?

How do property prices compare between existing and new homes in the French Riviera in 2026?

In 2026, new-build homes in the French Riviera usually cost about 10% to 25% more per sqm than similar older homes, with a central estimate around 15%.

This premium exists because new coastal homes are rare, and buyers pay extra for better energy performance, parking, lifts, terraces, lower maintenance and less renovation risk.

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How do property prices vary by neighborhood in the French Riviera in 2026?

Nice remains the most balanced French Riviera market in 2026 because Nice has apartments, family flats, sea-view homes, transport and year-round services. In areas like Carré d’Or, Musiciens, Cimiez and Mont Boron, typical prices range from about €300,000 to €2,500,000, or about $347,000 to $2,893,000, depending on view, size and exact street.

Antibes, Juan-les-Pins and Cap d’Antibes are popular with families, second-home buyers and people working around Sophia Antipolis. In 2026, normal apartments often range from about €300,000 to €1,200,000, or about $347,000 to $1,389,000, while prime Cap d’Antibes villas can go far above €8,000,000, or $9,258,000.

Cannes and Le Cannet offer a very wide range because Cannes-la-Bocca is an entry area, while Croisette and La Californie are luxury markets. In 2026, many Cannes homes range from about €420,000 to €3,000,000, or about $486,000 to $3,472,000, but top Croisette and sea-view homes can go much higher.

You will find a much more detailed analysis by areas in our property pack about the French Riviera. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:

How much more do you pay for properties in the French Riviera when you include renovation work, taxes, and fees?

In 2026, buyers of an older property in the French Riviera should usually add 8% to 10% to the purchase price for standard acquisition costs, and 15% to 35% if renovation is needed.

For a property bought around $200,000, or about €173,000, an older Riviera apartment can easily require about €14,000 to €17,000 in buying costs before any renovation. With light works and furniture, the total extra cost may reach about €25,000 to €45,000, or about $29,000 to $52,000.

For a property bought around $500,000, or about €432,000, standard buying costs for an older home are often around €35,000 to €43,000. If the apartment needs a normal refresh, the buyer may end up paying about €480,000 to €535,000 in total, or about $556,000 to $619,000.

For a property bought around $1,000,000, or about €864,000, standard buying costs may be around €69,000 to €86,000. If the home also needs moderate renovation, the total budget can easily move toward €1,050,000 to €1,200,000, or about $1,215,000 to $1,389,000.

By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.

Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the French Riviera

We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What properties can you buy in the French Riviera in 2026 with different budgets?

With $100,000, or about €86,000, there is almost no normal French Riviera residential market, but a buyer may find a very small 15 to 20 sqm studio in an inland Var town, an older 20 to 25 sqm apartment needing work in Grasse or Draguignan, or a parking space or non-standard asset in Nice, Cannes or Antibes.

With $200,000, or about €173,000, a buyer can realistically look for an existing 25 to 30 sqm studio in Nice-Nord or Nice-Est, an existing 30 to 35 sqm apartment in Cannes-la-Bocca, or an existing 35 to 45 sqm apartment in Grasse or Fréjus.

With $300,000, or about €259,000, a buyer can often find an existing 35 to 45 sqm one-bedroom apartment in Nice outside prime seafront areas, an existing 35 to 45 sqm apartment in Antibes or Juan-les-Pins without a prime sea view, or an existing 45 to 55 sqm apartment in Saint-Raphaël or Fréjus.

With $500,000, or about €432,000, a buyer can often find an existing 55 to 70 sqm two-bedroom apartment in Nice, an existing 50 to 65 sqm apartment in Cannes outside Croisette prime areas, or an existing 60 to 75 sqm apartment in Antibes or Juan-les-Pins.

With $1,000,000, or about €864,000, a buyer can look at an existing 80 to 100 sqm apartment in Nice Cimiez, Carré d’Or or near the Port, an existing 75 to 95 sqm apartment in Cannes in a good but not top Croisette location, or a small house or townhouse around Antibes, Mougins, Valbonne or Saint-Raphaël.

With $2,000,000, or about €1,728,000, there is a real French Riviera luxury market, but not always a trophy-villa market. A buyer can look for a 90 to 130 sqm sea-view apartment in Cannes, Nice Mont Boron or Villefranche-sur-Mer, a 160 to 220 sqm villa in Mougins, Valbonne, Sainte-Maxime or near Antibes, or a smaller luxury home in the Saint-Tropez area.

If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.

What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about the French Riviera, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.

We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

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