Authored by the expert who managed and guided the team behind the France Property Pack
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Why is the French Riviera such a standout destination for real estate investment in 2025? Is it the luxurious lifestyle, the stunning coastal views, or the prestige associated with owning property in one of the world's most glamorous regions? What are the key advantages for investors?
We get asked these questions all the time because we’re on the ground, working closely with developers, real estate agents, and investors like you. With so much interest in this market, we’ve decided to turn our individual answers into a comprehensive article for everyone to benefit from.
Our goal is to provide a clear case for investing in the French Riviera's real estate market, backed by our firsthand experience and market knowledge.
If you think we missed an important point in our content or want to know more, don’t hesitate to reach out (we answer super fast). Your feedback makes our content even stronger.
Finally, please note that this is not financial or investment advice. Investing in real estate carries inherent risks, and market conditions can change unexpectedly. We strongly encourage you to conduct thorough research and consult with a qualified financial advisor before making any investment decisions.
How this content was created 🔎📝
Fact-checked and reviewed by our local expert
Asher George McInerney 🇺🇸
Founder | Property Consultant, at Carlton International
1) The French Riviera’s yachting scene draws wealthy buyers looking for luxury waterfront homes
The French Riviera is a hotspot for luxury yachting, drawing in affluent buyers looking for waterfront homes.
With its luxury marinas and yacht clubs in Monaco, Nice, and Cannes, the region is a paradise for yacht enthusiasts. These places offer exclusive services, making them a magnet for those who love the sea and luxury living.
Events like the Cannes Yachting Festival and the Monaco Yacht Show attract a high-end clientele, showcasing the latest in luxury yachting. These shows not only highlight the region's yachting culture but also boost its reputation as a luxury hub.
There's a strong demand for waterfront properties with private moorings, allowing yacht owners easy access to their vessels. This demand has pushed real estate prices up, especially for homes valued over €15 million.
Between 2018 and 2023, property prices for these high-end homes rose by 15% to 20%, largely due to interest from wealthy American buyers. The allure of the Riviera's lifestyle and top-tier yachting facilities is a major draw.
The influx of international buyers, particularly from the United States, has significantly boosted the sales of luxury properties in the area. The region's vibrant yachting culture attracts wealthy individuals seeking luxury waterfront homes.
Sources: Neo Yachting, Boat International, Globe Newswire, Bloomberg, IYC
2) The French Riviera’s luxury status boosts the prestige and value of your property investment
The French Riviera's reputation as a luxury destination significantly enhances property prestige and value due to several compelling factors.
Firstly, the region has experienced high property appreciation rates, with prime residential property values soaring by 15% to 20% between 2019 and 2023. Properties priced above €17.5 million saw their values increase by up to 32% over the last five years, outpacing similar luxury properties in London. This trend indicates a strong and growing market for high-end real estate.
Additionally, there is consistent demand from international luxury buyers, particularly for homes priced over €10 million in ultra-prime resorts like Cap-Ferrat and Cap d’Antibes. Approximately 70% of buyers in this segment are international, with a significant proportion originating from the USA and Middle East, highlighting the global appeal of the region.
Record-breaking property sales further underscore the area's prestige, with over €9 billion in real estate transactions recorded in 2024, marking a 12% increase compared to 2023. Properties priced over €5 million accounted for 30% of total transactions, driven by demand for waterfront villas and penthouses.
Sources: Beauchamp, Vendome Property
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
3) The French Riviera’s mix of Belle Époque and modern villas gives you unique investment opportunities
The French Riviera's diverse architecture, ranging from the elegant Belle Époque to sleek modern villas, presents unique investment opportunities. In 2024, the region saw over €9 billion in real estate transactions, with a notable 12% increase from 2023. This surge was largely driven by the demand for high-end properties, particularly those priced over €5 million, which accounted for 30% of total transactions.
Historic properties, such as 19th-century châteaux and Belle Époque mansions, are not only architecturally grand but also culturally significant. These properties tend to appreciate in value over time due to their rarity and historical importance. Meanwhile, modern villas, like the upcoming ultra-luxurious hotel complexes in Cap d’Ail, are set to enhance the region's global appeal, attracting both domestic and international buyers.
The scarcity of such diverse architectural properties adds to their desirability, driving up prices and making them highly sought after by investors. Media coverage frequently highlights the region's architectural diversity, showcasing its rich cultural heritage and appeal to international buyers.
Sources: French Riviera Real Estate Market Update, The Concept of a Legacy Investment on the French Riviera, Luxury real estate market trends on the French Riviera in 2025
4) You’ll find unique waterfront properties with high appreciation potential on the French Riviera’s coastline
The French Riviera's coastline offers unique waterfront properties with high appreciation potential due to several compelling factors.
Firstly, property prices in the region have been on a consistent upward trend. Between 2019 and 2023, prime residential properties saw a remarkable increase in value, averaging between 15% and 20%. In 2024 alone, there was an 8.7% increase in average property prices, with hotspots like Saint-Tropez experiencing a 15% rise, reaching €18,000 per square meter for prime properties.
Additionally, the limited availability of properties has intensified competition among buyers. There was a 15% drop in available properties compared to 2023, which has further driven up prices. This scarcity, combined with increased interest from international buyers, particularly from the USA, India, Nordic countries, and the Middle East, has rejuvenated the market, especially in the ultra-prime sector.
Moreover, the region's appeal is bolstered by ongoing government investments in infrastructure and tourism, enhancing its attractiveness and contributing to rising property values. The French Riviera's reputation as a glamorous and exclusive location ensures a steady influx of wealthy buyers, maintaining strong demand for properties year-round.
Sources: Beauchamp Estates, Savills, Vendome Property
5) Being close to Monaco attracts high-net-worth individuals looking for luxury homes
Proximity to Monaco offers potential for high-net-worth individuals seeking luxury properties due to several compelling reasons. First, the property prices in Monaco have skyrocketed, with the average price of new properties reaching €37.1 million in 2023. This surge has driven affluent buyers to look for high-end properties in nearby areas, like the French Riviera, where they can find similar exclusivity and luxury.
In 2024, properties priced over €5 million accounted for 30% of total transactions in the French Riviera, indicating a strong market for luxury properties. This trend is influenced by Monaco's high-end real estate market, which has a spillover effect on nearby regions. Additionally, the French Riviera recorded over €9 billion in real estate transactions in 2024, marking a 12% increase compared to 2023, with luxury property sales being a significant portion of these transactions.
Moreover, Monaco's favorable tax policies and its reputation as a secure and private destination make it an attractive place for high-net-worth individuals. This appeal extends to the French Riviera, where affluent buyers seek to minimize their tax liabilities while enjoying a luxurious lifestyle. The region's vibrant tourism industry also contributes to maintaining high property values, making it an attractive destination for luxury property investors.
Sources: Monaco Property Trends, Knight Frank Survey, French Riviera Real Estate Market Update
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6) The French Riviera’s closeness to Italy gives you cross-border investment options and rich cultural experiences
The French Riviera is a hotspot for cross-border investment and cultural experiences thanks to its proximity to Italy.
In 2023, French investors poured nearly €3.2 billion into European real estate, with Italy capturing 18% of these investments. This shows how strategic the region is for those wanting to engage with both French and Italian markets.
Italian tourists are increasingly seeking vacation rentals on the French Riviera, especially near the border. This surge in demand is boosting the local real estate market and enriching cultural exchanges between the two regions.
Events and cultural exchange programs are key in strengthening ties between the French Riviera and Italy. For instance, the twinning program between Menton and Sanremo is a great example of economic and cultural cooperation, leading to sustainable development and infrastructure improvements.
These initiatives not only enhance cultural bonds but also create opportunities for cross-border investments, making the region even more attractive to investors.
With such vibrant interactions, the French Riviera offers a unique blend of economic potential and cultural richness, making it a prime spot for property buyers.
Sources: CRE Herald, Monaco Eco Art, Savills
7) The French Riviera’s top-notch healthcare makes it ideal for retirees seeking comfort
The French Riviera is a popular choice for retirees, and one of the main reasons is its high-quality healthcare facilities. In 2023, Newsweek ranked several hospitals in the region among the world's best, highlighting their excellence in various specialties. This recognition assures retirees that they will receive top-notch medical care.
Moreover, the region has seen an expansion in healthcare services, with more facilities and specialists available to meet the needs of retirees. This growth ensures that retirees have access to a wide range of medical services, which is crucial for maintaining a comfortable lifestyle. Additionally, the affordability of healthcare in the French Riviera is a significant draw. Retirees have shared personal experiences of low costs for emergency room visits and medications, making healthcare both accessible and economical.
Surveys and retirement guides often emphasize healthcare as a key factor in choosing a retirement destination. France's healthcare system is consistently ranked in the top 10 globally by the World Health Organization, making it an attractive option for retirees. The availability of specialized medical services tailored for the elderly further enhances the region's appeal, ensuring that retirees receive care that meets their specific needs.
Sources: My French Hospital, Golden Harbors, Life on the Mediterranean
8) With limited land, property values in the French Riviera are on the rise due to scarcity
Limited land availability in the French Riviera is a key factor driving property values up. This region is known for its stunning natural beauty and historical significance, which means that there are strict zoning laws in place to protect these areas. These laws restrict new construction, making it difficult to increase the supply of available properties.
In the past few years, particularly from 2019 to 2023, property values in the French Riviera have surged significantly, with increases of 15% to 20%. This rise is largely due to the high demand from international buyers who are eager to own luxury properties in this exclusive area. The demand is especially high for homes priced over €10 million, with many buyers coming from the USA and the Middle East.
Moreover, the French government's focus on preserving natural landscapes further limits land development, adding to the scarcity of available properties. This scarcity, combined with the region's desirability, leads to intense competition among buyers, often resulting in bidding wars. As a result, property values continue to rise, making the French Riviera one of the most expensive real estate markets in France.
Sources: French Riviera Real Estate Market Update: Key Trends and Insights, Permission for new construction or designated use in France, The French Riviera: A Shining Star in the Global Luxury Property Market
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.
9) With events like the Cannes Film Festival, you can easily rent out your property short-term in the French Riviera
The French Riviera, especially Cannes, is a hotspot for international events, with the Cannes Film Festival being a prime example. This festival alone draws a massive crowd, with over 14,000 attendees in 2023 and projections for 2024 suggesting even more participants. Such events create a surge in demand for short-term rentals, as visitors flock to the area for the festivities.
During the Cannes Film Festival, the region experiences a high season, attracting affluent tourists who fill up hotels and short-term rentals. This influx is not just about numbers; it's about the type of visitors who are willing to pay premium prices for accommodations, thereby boosting rental opportunities significantly.
Moreover, the festival's impact on rental prices is notable. Property owners see a rise in rental income due to the high demand, making it a lucrative period for short-term rentals. This is further supported by property management companies reporting increased bookings and higher occupancy rates during such international events.
Sources: Schengen News, IMDb, Rental Scale-Up
10) The French Riviera’s mild climate keeps tourists coming all year, so you’ll always have rental demand
The French Riviera's mild climate is a key factor in attracting tourists all year round. With Nice enjoying over 300 days of sunshine annually, the region offers a pleasant environment that appeals to visitors seeking a comfortable vacation experience, regardless of the season.
Tourist arrivals are consistent throughout the year, with 13 million tourists visiting annually. Even in the winter months, such as January 2024, Nice hotels recorded an occupancy rate of 48%, demonstrating a steady flow of tourists. This consistent tourist presence ensures that rental properties remain in demand, providing property owners with a reliable source of income.
Rental properties in the French Riviera benefit from high occupancy rates, even outside the peak summer months. For example, in May 2024, Nice hotels had an occupancy rate of 84.8%, and in June, it rose to 89.6%. This strong demand during the shoulder season highlights the region's appeal beyond just the summer.
Sources: Residences Immobilier, Invest in Cote d'Azur
11) Nice Côte d'Azur Airport and top-notch infrastructure make it easy for international buyers to access the French Riviera
Nice Côte d'Azur Airport is a key gateway for international buyers eyeing the French Riviera.
In 2024, the airport saw a bustling summer with 3.46 million passengers in July and August, thanks to a 3.7% increase in international arrivals. This surge was fueled by more travelers from the United States and the Gulf countries.
The airport's network now boasts 122 destinations, with 103 international routes and 13 long-haul flights. New direct flights to places like New York, Atlanta, and Dubai make it easier for international buyers to hop over to the Riviera.
Strategically located, the airport offers seamless access to hotspots like Monaco, Cannes, and Saint-Tropez. This makes it a prime choice for those looking to invest in the region.
For the luxury-seeking crowd, the airport provides private jet services, enhancing its allure for high-end buyers. This convenience is a big draw for those wanting to invest in the French Riviera.
With such connectivity, the airport is not just a travel hub but a vital link for international buyers seeking property in this glamorous region.
Sources: Meet in Nice Côte d'Azur, Invest in Côte d'Azur, Invest in Côte d'Azur, Simple Flying
Buying real estate in the French Riviera can be risky
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12) If you love wine, the French Riviera offers unique property investments in its vineyards and wine culture
The French Riviera's vineyards and wine culture have become increasingly appealing to oenophiles looking for unique property investments. In recent years, the area has seen a significant rise in wine tourism, with 10 million wine tourists visiting France in 2016, contributing 5.2 billion euros to the economy. This growth highlights the strong interest in wine-related experiences, making the region an attractive destination for both tourism and investment.
Despite a nationwide trend of declining property values, Nice and the French Riviera have shown remarkable resilience. The stable property prices, with a median of €4,720 per square meter, make it an attractive location for property investments, particularly for those interested in wine tourism. This stability, combined with the region's unique heritage and lifestyle, draws international buyers looking for luxury real estate opportunities.
The luxury real estate market on the French Riviera is expected to recover in 2025, driven by attractive interest rates and the return of international buyers. This includes new prestigious projects and ultra-luxurious developments, such as the hotel complex in Cap d’Ail, which are set to solidify the region's global standing. These developments emphasize the unique lifestyle offerings that appeal to oenophiles and investors alike.
Sources: Visit French Wine, Adrian Leeds, Côte d'Azur Sotheby's Realty
13) The French Riviera’s cosmopolitan vibe attracts global investors due to its international community
The French Riviera's international community creates a cosmopolitan atmosphere that appeals to global investors for several reasons. First, the region's luxury real estate market is thriving, with a significant increase in foreign buyers. This trend is driven by the robust American economy and rising wages in the UK, attracting buyers to iconic areas like Nice, Cannes, and Saint-Tropez.
The presence of multinational companies and expatriate communities further enhances the cosmopolitan vibe. Team Côte d'Azur has successfully attracted new investors, leading to numerous investment decisions and job creations. This indicates a strong presence of international businesses and communities.
Additionally, the French Riviera hosts a diverse range of international events and festivals, such as the Crème Festival in Villefranche-sur-Mer, which draws visitors from around the world. These cultural events contribute to the region's vibrant and diverse atmosphere.
Sources: Côte d'Azur Sotheby’s International Realty, Invest in Côte d'Azur, Côte d'Azur France
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.