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What will happen in the French Riviera’s real estate market? Will prices go up or down? Is Nice still a hotspot for foreign investors? How is France’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with notaries, real estate agents, and clients who buy properties in the French Riviera, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
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1) Luxury property prices in Cannes will grow slowly, while demand and prices in Antibes will rise sharply
In recent years, luxury properties in Cannes have experienced a slowdown in price growth. This is largely due to a significant drop in transactions for properties over one million euros between 2022 and 2024, with a 45% decrease in transactions during this period. This suggests that the market for high-end real estate in Cannes may be reaching a plateau or even declining.
On the other hand, Antibes has seen a sharp increase in property prices, with the average price per square meter rising by 20.8% in just one year. This growth is significantly higher than the national average, indicating a strong demand for properties in this area. The price per square meter in Antibes has become more dynamic compared to Cannes, where prices have not seen such substantial increases.
Antibes is becoming increasingly popular among younger buyers and families, partly due to its gentrification and new transport links. This demographic shift is expected to continue pushing property prices higher in the area. Additionally, real estate agents have reported increased inquiries and sales in Antibes, driven by its accessibility and the lower entry cost for buying properties compared to Cannes.
Sources: Living on the Côte d'Azur, Adrian Leeds Group, Côte d'Azur Sotheby's Realty
2) Vacation rental profits in the French Riviera will drop due to stricter short-term rental regulations
Stricter regulations on short-term rentals in the French Riviera are set to impact the profitability of vacation rental investments significantly. Starting from January 2025, property owners must prove their rental is a primary residence and register it with a national service. This requirement increases operational costs due to potential fines and penalties for non-compliance.
Additionally, municipalities can now limit rentals to 90 days per year, down from 120 days. This change means fewer rental days, directly reducing potential income for property owners. The fines for exceeding these limits are substantial, reaching up to €15,000, further impacting profitability.
Moreover, the introduction of rising fines for non-compliance, such as €10,000 for unregistered rentals and up to €20,000 for false declarations, adds another layer of financial risk. These increased costs and risks can deter investors, leading to reduced demand and potentially lower property values.
Sources: Short Term Rentalz, Adrian Leeds, Rental Scale-Up
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) Waterfront properties in the French Riviera will stay in high demand, keeping their premium value
Waterfront properties in the French Riviera are hotter than ever.
In 2024, the real estate market here saw a boom, with over €9 billion in sales, a jump of 12% from the previous year. If you're eyeing luxury homes, especially those over €5 million, you're not alone—these make up 30% of all transactions.
Why the buzz? Well, there's not much coastal land left for new builds, which means existing waterfront properties are like gold. This scarcity keeps their value high, as new construction opportunities along the coast are rare.
The French Riviera isn't just about the views; it's a magnet for the wealthy looking for a second home. With its reputation as a luxury hotspot, the region draws affluent retirees and expatriates who crave its sunny climate and chic lifestyle.
Imagine waking up to the Mediterranean breeze in a place known for its glamour and exclusivity. It's no wonder that high-net-worth individuals are flocking here, seeking a slice of this prestigious paradise.
Sources: Vendome Property, Côte d'Azur Sotheby's Realty
4) Rental yields in the French Riviera will drop as property prices rise faster than rents
In recent years, the French Riviera has experienced a significant rise in property prices. In 2024 alone, the region recorded over €9 billion in real estate transactions, marking a 12% increase compared to 2023. This surge was largely driven by luxury property sales, particularly those over €5 million, which accounted for 30% of total transactions.
While property prices have been climbing, rental prices have not kept pace. The rental market in the French Riviera faces a supply-demand mismatch, with high property prices making it challenging for renters to afford properties. This situation has led to a decline in rental yields, as the return on investment from renting out a property is not increasing at the same rate as property prices.
Furthermore, economic analyses predict that property prices will continue to rise. For instance, Savills expects house prices to increase by 4% in 2025. This ongoing trend of rising property prices, coupled with slower rental growth, suggests that rental yields will continue to decline.
Sources: Vendome Property, Savills, French Riviera Property, Global Property Guide
5) Property prices in the French Riviera will steadily rise due to increasing interest in sustainable living
The French Riviera is seeing a steady rise in property prices thanks to a growing interest in sustainable living.
People are now looking for homes that are both exclusive and eco-friendly. This is especially true in the luxury market, where eco-friendly villas with sea views are in high demand. Buyers want properties that offer a mix of luxury and sustainability.
In France, the market for green-certified buildings is booming. It's valued at $3.8 billion in 2023 and is expected to grow even more. This growth is largely due to government efforts to make buildings more sustainable, pushing the construction industry to adopt greener practices.
Government incentives are a big part of this shift. Regulations like RE2020 and the Climate and Resilience Law require the use of energy-efficient materials. Plus, there are subsidies to help property owners upgrade their homes to meet these new standards, making sustainable living more appealing.
These policies are making it easier for people to choose sustainable options. As a result, more buyers are interested in properties that align with these eco-friendly standards. The French Riviera is becoming a hotspot for those who want to live sustainably without sacrificing luxury.
Sources: Sustain Europe, BCG, Côte d'Azur Sotheby's Realty, GlobalData
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6) Property prices in the French Riviera will keep rising because of limited land and high demand
Property prices in the French Riviera are on the rise due to limited land and high demand.
The French Riviera is a stunning coastal area, but there's not much room for new buildings. This scarcity naturally pushes property prices up because more people want to buy than there are homes available.
Adding to the challenge, government rules protect the area's natural beauty, limiting new construction. This means fewer new properties, which keeps demand high and prices climbing.
Tourism is booming here, with Nice Côte d’Azur seeing more hotel bookings and revenue. This popularity boosts property demand as people are drawn to the region's mild weather and lifestyle.
In 2024, property prices jumped by an average of 8.7%, with hotspots like Saint-Tropez seeing even bigger increases. This trend is set to continue, with more price hikes expected in 2025.
International buyers, especially those eyeing luxury homes, are flocking to the area. In 2024, homes over €5 million were a big part of sales, driven by the allure of waterfront villas and penthouses.
New infrastructure projects, like marina expansions and luxury shops, are making the Riviera even more appealing. These upgrades are a magnet for buyers, further boosting property values.
Sources: Vendome Property, Engel & Völkers, Invest in Côte d'Azur, Iconic Riviera
7) Demand for luxury properties in the French Riviera will keep rising as foreign buyers focus on Monaco and Saint-Jean-Cap-Ferrat
Foreign buyers are a major force in the luxury property market of the French Riviera, especially in hotspots like Monaco and Saint-Jean-Cap-Ferrat.
In 2024, GCC buyers alone poured €1.2 billion into real estate here, focusing on high-end properties. This trend is fueled by a strong American economy and rising wages in the UK, bringing more international buyers back to the Riviera.
Monaco and Saint-Jean-Cap-Ferrat have seen property prices soar. In Saint-Jean-Cap-Ferrat, the average price per square meter is a staggering 28,491 €, with some properties hitting 77,311 €. This surge is largely due to buyers from the USA and the Middle East, who have pushed ultra-prime property values up by 15% to 20% since 2019.
Real estate agencies like Beauchamp Estates report a significant increase in demand for ultra-prime properties along the French Riviera. Many of these exclusive properties are sold off-market, underscoring the strong interest from foreign buyers.
These buyers are not just looking for a home; they are investing in a lifestyle. The French Riviera offers a unique blend of luxury, culture, and natural beauty, making it a top choice for those seeking a prestigious address.
With its stunning coastline, world-class amenities, and vibrant cultural scene, the French Riviera continues to attract wealthy international buyers who are eager to own a piece of this glamorous region.
Sources: Côte d'Azur Sotheby's Realty, Résidences Immobilier, Beauchamp Estates
8) Rental prices in the French Riviera will keep increasing because demand is higher than supply
Rents in the French Riviera are on the rise as more people look to rent rather than buy.
In places like Saint-Tropez, Cannes, and Monaco, property prices have soared, making buying a home a pricey affair. This shift nudges many towards renting, especially when luxury properties are in high demand. The allure of these prime spots is undeniable, drawing in those who prefer the flexibility of renting.
Tourism is another big player here. In 2024, Nice Côte d'Azur saw occupancy rates hit 89.6% in June, a clear sign of the bustling short-term rental market. With France set to welcome millions more visitors by 2025, the demand for rentals is only going to grow. This influx of tourists means more competition for rental spaces, pushing prices up.
Geography and regulations also keep the supply tight. The French Riviera's stunning landscapes come with strict building rules to preserve its beauty, limiting new developments. This scarcity of land means fewer new homes, making the existing rentals even more sought after.
The region's charm isn't just for tourists; it's a magnet for the wealthy and expatriates too. These groups are drawn to the Riviera's luxury lifestyle, boosting demand for upscale rentals. With more retirees and expats settling here, the rental market is buzzing, and properties don't stay vacant for long.
Low vacancy rates tell the story of a competitive market where rental properties are snapped up quickly. This dynamic keeps the pressure on prices, as the demand continues to outpace the available supply.
Sources: Invest in Côte d'Azur, French Riviera Property, Times of India
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) Virtual reality will boost international investment in the French Riviera by simplifying property viewings
The adoption of virtual reality in property viewings is set to increase, making it easier for international buyers to invest in the French Riviera. In recent years, the global market value of VR in real estate has been on the rise, projected to reach $2.6 billion by 2025, up from $800 million in 2020. This growth indicates a strong trend towards the use of VR technology in the real estate sector.
More than 50% of adults have already taken a virtual tour, and 67% of home buyers expressed a desire for virtual tours when looking at listings. This shows a clear preference for immersive experiences, which VR technology provides by enabling potential buyers to visualize themselves in a property through immersive 3D tours. Such technology has become more accessible and affordable, making it a cost-effective tool for real estate agencies.
The COVID-19 pandemic accelerated the adoption of remote property viewings, with many buyers now preferring the convenience and safety of virtual tours. In fact, 50% of buyers preferred virtual tours over photography alone, and 54% of buyers would not consider a property without a virtual tour. This shift in buyer behavior highlights the growing importance of VR in property viewings.
Sources: PhotoUp, Proprli, EZ Real Estate Tools
10) Energy-efficient homes will become more popular in the French Riviera due to new environmental regulations, affecting property values
In recent years, the French Riviera has seen a push towards more sustainable living, largely due to new environmental regulations. These regulations have been designed to reduce energy consumption in buildings, which is a significant step towards combating climate change. As a result, there has been a noticeable increase in government incentives, such as subsidies, to encourage property owners to invest in energy-efficient upgrades. This financial support makes it more feasible for homeowners to meet the new energy standards, which is a crucial factor in the development of energy-efficient homes.
Moreover, the real estate market has shown a clear preference for properties with high energy efficiency ratings. Homes that are rated A or B in energy efficiency are in higher demand and can command premiums of up to 7% over less efficient properties. This trend indicates that buyers are increasingly aware of the benefits of sustainable living, which is further supported by media coverage highlighting the advantages of reduced carbon emissions and improved living conditions. As a result, energy-efficient homes are becoming more valuable, impacting property values positively.
Additionally, the introduction of stricter building codes focused on energy efficiency has played a significant role in shaping the real estate market in the French Riviera. For example, properties with poor energy ratings, such as G, can no longer be rented out, forcing property owners to invest in necessary renovations. This regulatory change not only incentivizes the development of energy-efficient homes but also ensures that the market continues to move towards more sustainable practices. The combination of government incentives, market demand, and regulatory changes creates a strong environment for the growth of energy-efficient housing, ultimately impacting property values in the region.
Furthermore, the availability of green building materials and technologies has improved significantly, making it easier for developers to construct and renovate homes to meet high energy efficiency standards. This increased availability supports the transition towards more sustainable housing, aligning with the growing consumer demand for eco-friendly architecture and design. As these trends continue to evolve, the impact on property values in the French Riviera is expected to be substantial, reflecting the region's commitment to sustainable development.
Sources: Côte d'Azur Sotheby's Realty, MDPI, Adrian Leeds Group, Boston Consulting Group
11) More foreign buyers will invest in the French Riviera because of favorable exchange rates
Foreign buyers are eyeing the French Riviera for investment properties, thanks to favorable exchange rates.
When currencies like the dollar are strong against the euro, it becomes cheaper for international investors to snap up properties in this glamorous region. This economic edge makes the French Riviera a hot spot for those keen on luxury real estate.
Between 2019 and 2023, the area saw a notable rise in property values, driven by buyers from the USA and the Middle East. This trend shows a strong interest from foreign investors, likely to persist as long as exchange rates stay in their favor. Real estate agencies are buzzing with inquiries, especially from wealthy buyers in the USA, Middle East, UK, Switzerland, and Nordic countries.
The French government sweetens the deal with favorable tax policies for foreign investors, making the Riviera even more enticing. Coupled with France's economic stability, the region stands out as a prime spot for foreign investment.
The French Riviera's allure isn't just about numbers; its reputation as a luxury destination, with breathtaking beauty and proximity to major European cities, adds to its irresistible charm for international buyers.
With all these factors in play, it's no wonder the French Riviera is a top choice for those looking to invest in luxury real estate.
Sources: Beauchamp Estates, Invest in Cote d'Azur
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12) Property prices in the Var region will rise significantly as it becomes popular for eco-friendly developments
The Var region is becoming a hotspot for eco-friendly developments, leading to a notable increase in property prices.
People are increasingly drawn to the Var region because they want homes that are energy-efficient and environmentally friendly. This shift is part of a broader trend where sustainable living is becoming more popular. Imagine living in a place where your home not only saves you money on energy bills but also contributes to a healthier planet.
One standout project is the Eco-Valley in Nice, which is setting a new standard for urban planning. This initiative is not just about building homes; it's about creating a community that attracts high-tech companies and institutions focused on sustainable development. Such projects are turning the Var region into a magnet for those who value green living.
Government incentives are also a big part of the story. France has rolled out new environmental regulations like RE2020 and the Climate and Resilience Law. These rules are pushing builders to reduce carbon emissions in new constructions, making eco-friendly properties even more appealing. It's a win-win for buyers and the environment.
As these eco-friendly developments continue to rise, the Var region is becoming a prime location for those looking to invest in sustainable real estate. The combination of government support and innovative projects is creating a perfect storm for property value growth.
Sources: Sustain Europe, BCG, Meet in Nice Côte d'Azur
13) Property prices in the French Riviera will rise moderately as international travel resumes and foreign buyers return
The residential real estate market in the French Riviera is poised for a moderate price increase as international travel resumes and foreign buyers return. In 2024, the region recorded over €9 billion in real estate transactions, a 12% increase from 2023, with high-end properties like waterfront villas and penthouses making up a significant portion of these sales. This surge in transactions indicates a strong demand for luxury properties, driven by international interest.
Local real estate agencies have reported a noticeable increase in inquiries from international buyers, suggesting that foreign interest in the market is on the rise. This renewed interest is further supported by increased property viewings by foreign nationals, as reported by real estate agents. Such activity points to a growing demand for properties, which typically leads to higher prices.
Additionally, the strengthening of foreign currencies against the euro has made properties in the French Riviera more affordable for international buyers. This currency advantage, combined with favorable tax policies for foreign investors, enhances the region's appeal and contributes to rising property values. As global luxury real estate markets show similar patterns of high demand and moderate price increases, the French Riviera is likely to follow suit.
Sources: Vendome Property, Finnair, Iconic Riviera
14) Demand for homes with health and fitness amenities will grow in the French Riviera as wellness and lifestyle become more important
The growing focus on wellness and lifestyle is indeed driving demand for properties with access to health and fitness amenities in the French Riviera. In recent years, we've seen a significant rise in wellness tourism, with the Global Wellness Institute reporting that the wellness real estate market surged from $225 billion in 2019 to $438 billion in 2023. This trend is expected to continue, with a projected growth rate of over 15% annually from 2023 to 2028.
In the French Riviera, places like Nice have become hotspots for wellness retreats, offering unique experiences such as personalized detox programs and holistic health escapes. These retreats emphasize eco-friendly practices and innovative wellness approaches, integrating green spa treatments and cutting-edge technology. This focus on comprehensive wellness experiences is attracting more people to the region.
Moreover, luxury properties in the area are increasingly offering spa and fitness facilities. For instance, the Terre Blanche Hôtel, Spa & Golf Resort provides a 360° approach to wellness, combining regionally-inspired cuisine with personalized exercise routines and expert treatments. Such offerings are becoming a key selling point for properties in the region.
Sources: Hidden Wellness Retreats in Nice, Wellness Real Estate Market to Hit $913 Billion By 2028, French Riviera: Best Hotel Spas and Wellness Getaways
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
15) Property prices in the French Riviera's tourist areas will dip slightly because of economic uncertainties
The French Riviera, known for its stunning coastline and luxury lifestyle, has been experiencing some economic challenges that are expected to impact property prices. One of the main reasons is the decrease in tourist arrivals due to global economic uncertainties. Even though tourism in Nice Côte d'Azur showed positive performance in the first half of 2024, hotel occupancy rates have been fluctuating, indicating instability in the tourism sector.
Additionally, there has been a noticeable reduction in tourist spending. Reports from 2023 showed that average sale prices in regions like Provence-Cote-d’Azur dropped by around 20%, reflecting a decrease in the money tourists are willing to spend. This reduced spending can lead to less revenue for businesses, affecting the overall economy of the region.
Moreover, the job market in tourism-dependent areas has been hit hard. With between 300,000 and 500,000 jobs at risk in France, increased unemployment rates could further strain the local economy. This economic uncertainty makes potential property buyers more cautious, as seen in 2023 when 92% of real estate agencies reported an increase in negotiating margins, suggesting buyers are hesitant to invest.
Sources: Iconic Riviera, Invest in Côte d'Azur, Tourism Review
16) Rental demand in the French Riviera will rise, boosting returns for investors in the mid-range market
The demand for rental properties in the French Riviera is on the rise, promising better returns for investors in the mid-range market.
Tourism is booming, with Nice Côte d'Azur seeing a steady climb in hotel occupancy rates and revenue per room. Events like the Tour de France and the IronMan Women’s World Championships are drawing more visitors, fueling this trend.
The French Riviera is not just for tourists; it's becoming a hotspot for remote workers. With its pleasant climate and rich cultural scene, it's perfect for both short and long stays. This shift is boosting the demand for rentals as people seek flexible living spaces.
Experiential travel is gaining traction, with travelers opting for longer stays and unique experiences. The Riviera, with its array of activities and attractions, is ideal for those wanting more than a typical hotel experience. This shift is pushing more travelers towards rental properties.
People now prefer rentals over hotels for the extra space and flexibility they offer. This change in preference is further driving the demand for rental properties in the region.
Sources: Invest in Côte d'Azur, Destinations by LeadingRE, Times of India
17) Property prices in Menton will rise as more retirees choose to live there
The coastal town of Menton is becoming increasingly popular among retirees, and this trend is expected to drive up property prices in the area. One of the main reasons is the rising number of retirees moving to the French Riviera, including Menton, due to its desirable climate, scenic beauty, and high quality of life. In 2024, a survey by Beauchamp Estates highlighted a significant influx of international buyers, particularly from the USA, India, Nordic countries, and the Middle East, rejuvenating the market, especially in the ultra-prime sector.
Another factor is Europe's aging population and increasing life expectancy, which have led more individuals to seek comfortable and healthy lifestyles in coastal areas. Menton's favorable climate and picturesque setting make it an attractive destination for retirees. Surveys consistently show that retirees prefer coastal living for its health benefits, scenic beauty, and recreational opportunities, and Menton's seafront and historic center make it a highly sought-after location for those seeking a tranquil yet vibrant retirement.
Historical data on property price trends in Menton indicates that prices have been steadily increasing over the years. This trend is expected to continue as the demand for long-term and seasonal rentals exceeds supply. In 2023, property prices in Menton ranged between €4,700 and €7,000 per square meter in the downtown area and between €5,500 and €9,000 per square meter on the seafront. Additionally, Menton offers competitive property prices compared to other popular retirement destinations in the French Riviera, making it an attractive investment for retirees.
Sources: L'Observateur de Monaco, Beauchamp Estates
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.