Get all the data you need about the real estate market in the French Riviera
This blog post is updated regularly so the data you see here reflects the most current figures available in 2026.
Apartment prices on the French Riviera vary enormously from one neighborhood to the next, and understanding that variation is the first step to making a smart purchase decision.
This article breaks down apartment purchase prices across the main French Riviera neighborhoods so you can quickly see where prices stand and how different areas compare.
And if you're planning to buy a property on the French Riviera, you may want to download our real estate pack about the French Riviera.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
A quick summary table
| Metric | Value |
|---|---|
| Most expensive French Riviera neighborhood for apartments | Saint-Jean-Cap-Ferrat |
| Most affordable French Riviera neighborhood for apartments | Cimiez, Nice |
| Average price per square meter across all French Riviera neighborhoods | Around 8,100 EUR/m2 |
| Median apartment price across the French Riviera | Around 430,000 EUR |
| Lowest realistic starting budget to buy an apartment on the French Riviera | From around 85,000 EUR |
| Most expensive apartment type on the French Riviera | Two-bedroom apartment |
| Most affordable apartment type on the French Riviera | Studio apartment |
| Average price for a studio apartment on the French Riviera | Around 213,000 EUR |
| Average price for a one-bedroom apartment on the French Riviera | Around 327,000 EUR |
| Average price for a two-bedroom apartment on the French Riviera | Around 484,000 EUR |
| Price gap between the most and least expensive French Riviera neighborhoods | Around 9,000 EUR/m2 (Saint-Jean-Cap-Ferrat vs Cimiez) |
| Price dispersion across French Riviera neighborhoods | Very high: top neighborhoods cost more than 2.6x the most affordable |
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French Riviera neighborhoods in 2026 ranked by apartment purchase price
This table ranks the main neighborhoods on the French Riviera by apartment purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a studio apartment, a one-bedroom apartment, and a two-bedroom apartment, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you'll find much more detailed data in our real estate pack about the French Riviera.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Studio Apartment | Average Price for a One-Bedroom Apartment | Average Price for a Two-Bedroom Apartment | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Saint-Jean-Cap-Ferrat | 14,500 EUR/m2 | 870,000 EUR | 160,000 EUR | 426,000 EUR | 653,000 EUR | 964,000 EUR | Global trophy buyers looking for ultra-prime French Riviera prestige | Unmatched prestige, very limited apartment supply, calm residential setting, and strong long-term status as one of France's most sought-after addresses | Very little stock available at any time, high service charges, almost no entry-level options, and a thin year-round resale market | Luxury |
| 2 | Villefranche-sur-Mer | 8,900 EUR/m2 | 532,000 EUR | 147,000 EUR | 260,000 EUR | 399,000 EUR | 589,000 EUR | Sea-view lifestyle buyers and international second-home owners | Spectacular bay views, charming old town, easy access to Nice, and strong international resale appeal | Parking is genuinely difficult, steep streets reduce everyday convenience, and the sea-view premium pushes asking prices sharply higher | Luxury |
| 3 | Cap-d'Ail | 8,600 EUR/m2 | 514,000 EUR | 103,000 EUR | 252,000 EUR | 385,000 EUR | 570,000 EUR | Monaco-linked buyers looking for beach access at a fraction of Monaco prices | Directly bordering Monaco, beach access, strong commuter appeal, and good prestige relative to price | Supply is tight, many apartments are small, and road noise varies significantly depending on the exact address | Luxury |
| 4 | Beaulieu-sur-Mer | 8,400 EUR/m2 | 505,000 EUR | 95,000 EUR | 247,000 EUR | 379,000 EUR | 560,000 EUR | Retirees and lifestyle buyers seeking an elegant, walkable Riviera base | Walkable town centre, elegant seafront setting, easy rail connections along the coast, and steady demand from premium buyers | Small market overall, very few bargains, limited new apartment stock, and renovation and parking costs can be high | Luxury |
| 5 | Mont Boron, Nice | 8,200 EUR/m2 | 493,000 EUR | 101,000 EUR | 242,000 EUR | 370,000 EUR | 547,000 EUR | Upscaling local households looking for top Nice views with a green setting | Outstanding sea views, leafy residential character, strong prestige image, and still within the Nice city fabric | Hillside location means car dependence, fewer daily shops within walking distance, and building quality varies significantly from one address to the next | Luxury |
| 6 | La Californie, Cannes | 8,000 EUR/m2 | 478,000 EUR | 143,000 EUR | 234,000 EUR | 358,000 EUR | 530,000 EUR | Luxury second-home buyers seeking privacy above central Cannes | Quiet elevated hillside setting, generous apartment sizes, sea views across the bay, and more privacy than the Croisette | Less walkable than central Cannes, service charges tend to be higher, and paying for a sea view adds meaningfully to the price | Luxury |
| 7 | Croisette, Cannes | 7,600 EUR/m2 | 425,000 EUR | 102,000 EUR | 223,000 EUR | 341,000 EUR | 504,000 EUR | Prestige pied-a-terre buyers who want the most famous address in Cannes | Prime seafront boulevard address, best-known Cannes location, excellent resale visibility, and strong short-stay rental appeal | Heavy seasonal crowds, traffic, tourist pressure, and many apartments are priced on address value rather than size or condition | Premium |
| 8 | Beausoleil | 7,100 EUR/m2 | 399,000 EUR | 89,000 EUR | 210,000 EUR | 321,000 EUR | 474,000 EUR | Monaco commuter buyers looking for the next best thing to Monaco itself | Right on the Monaco border so demand stays solid, a wide range of smaller apartments available, and good rental exit options | Dense urban feel, limited parking in most buildings, and some addresses feel more commuter-town than French Riviera lifestyle | Premium |
| 9 | Carre d'Or, Nice | 7,100 EUR/m2 | 398,000 EUR | 128,000 EUR | 209,000 EUR | 320,000 EUR | 473,000 EUR | Central-location professionals and buyers who want the best of Nice on their doorstep | Prime walkable Nice city centre, beach access, classic Haussmannian buildings, and strong liquidity for apartment resale | Older buildings often come with renovation costs, street noise is common, and genuine bargains are rare in this area | Premium |
| 10 | Roquebrune-Cap-Martin | 6,800 EUR/m2 | 381,000 EUR | 90,000 EUR | 200,000 EUR | 306,000 EUR | 453,000 EUR | Coastal value-seeking buyers who want east Riviera prestige at a softer price | Coastal prestige below the Monaco-adjacent price peaks, broad choice of apartment types, and a strong lifestyle appeal | Pricing varies sharply by micro-location within the commune, some areas are car-dependent, and older building stock dominates | Premium |
| 11 | Antibes Centre and Juan-les-Pins | 5,900 EUR/m2 | 308,000 EUR | 85,000 EUR | 174,000 EUR | 267,000 EUR | 394,000 EUR | Mixed owner-occupier and investor buyers looking for a year-round French Riviera base | Strong year-round town life, beaches and old town, and deeper apartment supply than the smaller coastal enclaves | Quality varies a lot between buildings, summer pressure is intense, and prime seafront stock gets expensive fast | Mid-Market |
| 12 | Cimiez, Nice | 5,500 EUR/m2 | 285,000 EUR | 91,000 EUR | 161,000 EUR | 247,000 EUR | 365,000 EUR | Apartment-upgrading locals looking for more space and a quieter Nice neighborhood | Quiet residential character, larger apartment sizes than seafront districts, good schools, and more space for the price | Less Riviera glamour, weaker short-stay rental appeal, and some building stock needs modernization | Mid-Market |
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Key insights about apartment purchase prices on the French Riviera
Insights
- Saint-Jean-Cap-Ferrat apartment prices in 2026 are about 2.6 times higher per square meter than Cimiez in Nice, which shows just how extreme the French Riviera price range is within a single market.
- Villefranche-sur-Mer apartments cost roughly 25% more per square meter than Carre d'Or in Nice, even though Nice is the regional capital and a major city in its own right.
- Cap-d'Ail and Beaulieu-sur-Mer are priced almost identically in 2026, just 2% apart, yet they offer very different lifestyle profiles: one is Monaco-adjacent and commuter-driven, the other is retiree-oriented and seafront.
- La Californie in Cannes actually prices higher per square meter than the Croisette in 2026, which challenges the assumption that the most famous address is always the most expensive one.
- Beausoleil and Carre d'Or in Nice are priced almost the same per square meter in 2026, yet they serve very different buyers and offer completely different living environments.
- A realistic starting budget under 100,000 EUR on the French Riviera in 2026 now mostly means a small older studio, not a livable one-bedroom apartment, even in mid-market neighborhoods.
- In the top French Riviera markets, the price jump from a studio to a one-bedroom apartment is typically more than 200,000 EUR, which makes the studio the default entry point for most budget-conscious buyers.
- Two-bedroom apartments above 500,000 EUR now appear in several neighborhoods beyond just the ultra-prime enclaves, including Cap-d'Ail and Beaulieu-sur-Mer.
- Roquebrune-Cap-Martin offers a softer way into the eastern French Riviera premium market than Beausoleil or Cap-d'Ail, with prices around 6,800 EUR per square meter in 2026 versus 7,100 EUR or more for its neighbors.
- Antibes and Juan-les-Pins remain the clearest mid-market compromise on the French Riviera in 2026: genuine Riviera lifestyle, year-round town life, and apartment prices meaningfully below the coastal enclaves.
- Cimiez offers Nice's most affordable apartment market while still sitting inside the city, with prices averaging around 5,500 EUR per square meter versus over 7,100 EUR in Carre d'Or, just a few kilometers away.
- The French Riviera is not one apartment market in 2026 but a stack of micro-markets, each driven by its own scarcity, prestige, and buyer profile rather than a single city-wide trend.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about the French Riviera.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data about French Riviera apartment purchase prices, we applied a strict source filter. We only used authoritative, verifiable sources focused on the Alpes-Maritimes property market, not random listings or unsupported figures. More on that point below.
For each French Riviera neighborhood, we aggregated the freshest apartment purchase price data available from early 2026. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood across the French Riviera.
We also calculated the starting budget for each area, which represents the lowest realistic entry point to buy an apartment in that neighborhood. This is not the cheapest possible listing found online, but a real, achievable floor for a standard apartment purchase in that French Riviera market.
For each apartment category, we estimated an average purchase price using one consistent framework across all neighborhoods: a studio at 28 square meters, a one-bedroom at 45 square meters, and a two-bedroom at 70 square meters. This makes comparisons between neighborhoods straightforward and fair.
These estimates were not applied as a single flat number across the whole French Riviera. They were adjusted by neighborhood and apartment type to better reflect local pricing levels and ownership conditions.
This table should therefore be read as a structured market estimate, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about the French Riviera.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about the French Riviera, we rely on verifiable sources and a transparent methodology.
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.
| Source | Why it is authoritative | How we used it |
|---|---|---|
| Notaires de France (national market trends) | This is the official French notaries' portal for national property market data, based on actual recorded transactions. | We used it to anchor the national and regional apartment trend context for early 2026. We also used it to avoid overstating local French Riviera price moves that would conflict with the wider French resale market. |
| Notaires de France (January 2026 price maps) | This is an official notarial publication built on recorded resale market evidence, updated for January 2026. | We used it to cross-check that French Riviera apartment price levels sit within a realistic Alpes-Maritimes resale framework. We also used it as the official benchmark layer behind our neighborhood-by-neighborhood estimates. |
| Immobilier.notaires.fr (Alpes-Maritimes) | This is the official notarial pricing portal for local French property markets, covering the Alpes-Maritimes department directly. | We used it as a department-level reality check for French Riviera apartment pricing. We also used it to make sure individual neighborhood estimates were not drifting away from official resale evidence for the region. |
| Meilleurs Agents (Nice) | Meilleurs Agents is one of France's most recognized property pricing indexes and publishes its methodology publicly. | We used it to anchor Nice's March 2026 apartment benchmark and the citywide price range. We also used it as the base comparison point for Nice districts including Mont Boron and Cimiez. |
| Meilleurs Agents (Mont Boron, Nice) | This is a district-level pricing page tied to a widely used French market index with current data. | We used it for the March 2026 apartment price per square meter and price band in Mont Boron. We also used it to position Mont Boron correctly above other Nice apartment districts in our ranking. |
| Meilleurs Agents (Cimiez, Nice) | This is a district-level page from a major French pricing index, providing current apartment price data for Cimiez. | We used it for the March 2026 apartment benchmark in Cimiez. We also used it to compare Cimiez against central and seafront French Riviera markets to understand the full price spread across Nice. |
| Meilleurs Agents (Antibes) | This is a current city-level pricing page from a major French index with apartment-specific evidence for Antibes. | We used it for the Antibes apartment benchmark that also helps frame the Juan-les-Pins apartment search market. We also used it as a mid-market French Riviera reference point in our comparison. |
| SeLoger (Saint-Jean-Cap-Ferrat) | SeLoger is one of France's largest residential portals with a wide live pricing database covering local apartment markets. | We used it for the highest-end French Riviera apartment benchmark and to set the top of our neighborhood ranking. We also used it to define the luxury pricing band against which all other neighborhoods are compared. |
| SeLoger (Villefranche-sur-Mer) | SeLoger is a major national data source with current local apartment pricing bands and transaction context for French Riviera towns. | We used it for the Villefranche-sur-Mer apartment average and price range. We also used it to confirm that Villefranche prices sit below Saint-Jean-Cap-Ferrat but above most other French Riviera apartment markets. |
| SeLoger (Carre d'Or, Nice) | SeLoger provides neighborhood-level apartment pricing for Carre d'Or as one of Nice's most searched residential areas. | We used it for the January 2026 apartment price per square meter in Carre d'Or. We also used it to verify that this prime central Nice district remains well above the city average. |
| SeLoger (La Californie, Cannes) | SeLoger offers neighborhood-level pricing in one of Cannes' most sought-after hillside apartment areas. | We used it for La Californie apartment pricing and price range in March 2026. We also used it to separate this hillside premium market from the Croisette seafront strip in our Cannes comparison. |
| SeLoger (Beausoleil) | SeLoger is one of the largest French residential portals and provides listing-based price estimates for Monaco-border towns like Beausoleil. | We used it for Beausoleil apartment price per square meter and market band in March 2026. We also used it to measure the Monaco-border premium available to buyers who cannot afford Monaco itself. |
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