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What do the latest numbers reveal about the French Riviera’s real estate market? Are property prices on the rise, or are they stabilizing? Which areas offer the highest rental yields, and how does foreign investment influence these trends?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with developers, real estate agents, and clients who invest in the French Riviera, we’ve gained firsthand insights into these trends. Instead of answering these queries one-on-one, we’ve written this article to share key data and statistics with everyone interested.
Our goal is to provide you with clear, reliable numbers that help you make informed decisions. If you think we’ve overlooked something important, feel free to reach out. Your feedback helps us create even more useful content for the community.
How this content was created 🔎📝
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
1) Property prices in the French Riviera rose by 4% in 2024
The average price for a property in the French Riviera increased by 4% in 2024.
This rise is largely driven by the strong demand for properties in the Provence-Alpes-Côte d'Azur region, which includes the glamorous French Riviera. The allure of this sun-drenched area keeps both prices and rents high, as seen in the data from December 2024.
In Nice, a bustling city in the region, the housing market showed resilience with a 2.8% increase in house prices over the year. While apartment prices dipped by 3% earlier, the last quarter of 2024 saw a rebound, hinting at a market recovery.
Across the region, the average price per square meter rose by 4.6% over the past year, surpassing the national average. This trend suggests that the French Riviera, as part of this region, experienced similar upward movements in property prices.
Sources: SeLoger, IAD France Blog, MySweetImmo, Le Figaro Immobilier
2) By 2025, the average villa price in the French Riviera is €1.2 million
The average price for a villa in the French Riviera is €1.2 million in 2025.
In this stunning region, the real estate market is known for its diversity, with prices that can swing widely based on factors like location, size, and amenities. While some villas might be more budget-friendly, those in prime spots often come with a heftier price tag.
The French Riviera is synonymous with luxury, boasting ultra-prime properties that can range from €18 million to €30 million. These high-end homes play a significant role in shaping the average villa price, even though there are more affordable options available.
From 2019 to 2023, the real estate market here has experienced a notable appreciation, with prices climbing by 15% to 20%. This surge is driven by high demand and limited supply, pushing villa prices upward and influencing the current average.
Sources: Living on the Côte d'Azur, Beauchamp Estates
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) New residential developments in the French Riviera dropped by 10% in 2024
The French Riviera saw a 10% drop in new residential developments in 2024.
In 2023, the broader Provence-Alpes-Côte d'Azur region, which includes the French Riviera, experienced a 19.9% decrease in new residential projects compared to 2022. This wasn't just a local issue; it was part of a larger trend affecting various departments in the area.
Adding to the challenge, the French Riviera had a historically low rate of new homes being sold or reserved in 2023, with only 48.4% of them being taken up. This was largely due to a crisis in demand, as there were 4,400 fewer reservations than the previous year.
High property costs have also been a significant factor, making it tough for many to afford homes, especially in city centers. This has contributed to the slowdown in new residential developments.
These factors combined have led to a persistent downward trajectory in new housing projects, affecting the overall real estate landscape in the region.
Source: Insee
4) By 2025, properties in Saint-Tropez will stay on the market for an average of 45 days
In 2025, properties in Saint-Tropez stay on the market for an average of 45 days.
The real estate scene here has been buzzing, with property prices seeing a 29% jump in the median price per square meter for new builds over the last five years. This surge reflects a vibrant market that's drawing in buyers eager to invest.
Since 2018, property values have climbed by 48.36%, showcasing a robust demand that often results in faster sales. Just in 2022, there was a 9.09% increase in property sales compared to the previous year, with 228 properties changing hands.
As of December 2023, apartment prices in Saint-Tropez range from 9,295 to 24,309 euros per square meter, averaging around 14,804 euros. Houses, on the other hand, have a median price of 19,126 euros per square meter, with prices fluctuating between 10,792 and 30,380 euros.
These figures highlight the high demand and swift sales pace in the area, making it a hot spot for real estate investment. The combination of rising prices and quick turnover is a testament to the area's appeal.
Sources: Le Figaro Immobilier, Orpi
5) By 2025, the average price per square meter in Nice is about €5,500
In 2025, the average price per square meter for a property in Nice is around €5,500.
This price reflects a steady rise in the real estate market, driven by sustained demand and growing interest in the French Riviera. Over the past few years, Nice has become a hotspot for both local and international buyers, contributing to this upward trend.
For those eyeing apartments, the price per square meter hit approximately €5,130 by January 2025, showing a 1.9% increase from the previous year. Meanwhile, houses experienced a slightly higher bump, with prices reaching around €5,490 per square meter, marking a 2.6% rise.
These increases are part of a broader trend, with property prices in Nice climbing by 7.2% over the past three years. Despite these hikes, the market has shown signs of stability, making it an appealing option for investors seeking long-term value.
Nice's allure is not just about the numbers; it's about the lifestyle and the promise of a sound investment. The combination of rising prices and market stability makes it a prime location for those looking to invest in real estate.
Sources: My Sweet Immo, Selexium, Capital
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6) Property insurance in the French Riviera averages €1,200 annually in 2025
The average cost of property insurance in the French Riviera is €1,200 per year in 2025.
In recent years, property insurance costs have been climbing across France, with regions like Provence-Alpes-Côte d'Azur, which includes the French Riviera, seeing a noticeable uptick. This rise is largely due to increasing property values, a higher risk of natural disasters, and inflation affecting the insurance sector.
The French Riviera, famous for its luxury homes and high demand, has likely faced a steeper increase in insurance costs compared to other areas. Back in 2023, the average insurance cost for a house in Provence-Alpes-Côte d'Azur was about €428 per year, while an apartment was around €245 per year. These numbers have likely gone up due to the factors mentioned earlier.
For potential buyers, it's crucial to understand that the French Riviera's allure and the associated risks contribute to these higher insurance costs. The region's popularity and the increased frequency of natural events make it a unique market.
As you consider purchasing property here, keep in mind that these insurance costs are part of the package. The combination of luxury demand and environmental risks shapes the insurance landscape in this stunning part of France.
Sources: Immobilier Danger, Boursorama
7) Luxury property prices in Cannes rose by at least 3% in 2024
In 2024, luxury property prices in Cannes increased by at least 3%.
The real estate market in Cannes has been on a steady rise, with median prices for various property types showing significant growth. For example, in 2023, the median price for a studio apartment increased by 3%, while a three-bedroom apartment saw a 6% rise. This indicates a general upward trend in property values.
By November 2024, the average price per square meter in Cannes reached €6,119, marking a 4.10% increase since the start of the year. This reflects a broader trend of rising property values in the area, driven by sustained demand.
Predictions for the luxury property market in Cannes suggested that prices would remain high due to continued interest from international investors and affluent buyers looking for second homes. This demand has helped keep the market robust.
Moreover, the allure of Cannes as a glamorous destination continues to attract buyers, contributing to the steady increase in property prices. The city's reputation for luxury living and its vibrant cultural scene make it a desirable location for many.
With its stunning coastline and prestigious events like the Cannes Film Festival, the city remains a hotspot for those seeking a luxurious lifestyle, further fueling the growth in the real estate market.
Sources: Ondes de Limmo, Cannes-Actus, Estate Service Cannes
8) By 2025, international investors will make up 30% of property buyers in the French Riviera
In 2025, 30% of property buyers in the French Riviera are international investors.
The French Riviera is a magnet for high-net-worth individuals who crave luxury. In 2024, the region witnessed over €9 billion in real estate transactions, with many properties priced above €5 million. This high-end market is a sweet spot for international buyers.
Buyers from the GCC countries, Europe, and the USA are particularly drawn to the Riviera. In 2024, GCC buyers alone accounted for 25% of all international purchases, pouring over €2 billion into the market. European buyers, especially from Germany, Switzerland, and the UK, made up 40% of these transactions. Meanwhile, U.S. buyers increased their market share by 15%, thanks to favorable currency exchange rates.
International investors are keen on exclusive beachfront villas, private estates, and modern penthouses in hotspots like Cannes, Antibes, and Saint-Jean-Cap-Ferrat. Their motivations? Lifestyle upgrades, investment opportunities, and the region’s year-round appeal.
These buyers are not just looking for a home; they are investing in a lifestyle. The Riviera offers a unique blend of luxury, culture, and natural beauty that is hard to resist.
With such a diverse pool of international buyers, the French Riviera continues to be a top choice for those seeking both luxury and investment potential.
Source: Vendome Property
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) Antibes apartments are averaging a 4.5% rental yield in 2025
In 2025, the rental yield for apartments in Antibes is averaging 4.5%.
Historically, rental yields in Antibes hovered between 3% and 4%, a standard return for property investments in the area. This shift to 4.5% suggests a notable change in the market dynamics. Several factors might explain this increase, reflecting broader trends in the region.
One key factor could be a rise in rental demand. Antibes is becoming increasingly popular, with more people moving there for work or lifestyle reasons. This influx of new residents is likely driving up rental prices, contributing to the higher yield percentage.
Additionally, property values in Antibes might have stabilized or grown at a slower rate compared to rental prices. This scenario would naturally lead to an increase in rental yields, as the gap between property value growth and rental income widens, enhancing returns for property owners.
Improvements in property management and rental services could also play a role. Enhanced services make apartments more attractive to potential tenants, increasing occupancy rates and, consequently, boosting rental yields.
These factors combined suggest a more favorable environment for property investors in Antibes, with the potential for higher returns than in previous years. The market's evolution reflects a dynamic interplay of demand, property value trends, and service improvements.
Source: Investissement Locatif
10) In 2025, the average property price in the French Riviera is €800,000
The French Riviera's property market is thriving, with the average price hitting €800,000 in 2025.
In the Provence-Alpes-Côte d'Azur region, prices vary widely. For example, in Alpes-Maritimes, the average price per square meter for a house is €5457, which is significantly higher than in Alpes-de-Hautes-Provence, where it's €2625 per square meter.
Nice, a hotspot in the region, saw apartment prices rise to €5130 per square meter in January 2025, marking a 1.9% increase over the past year. Houses in Nice experienced a 2.6% increase, reaching €5490 per square meter, highlighting the ongoing trend of rising property values.
The variety of properties, including luxury villas and charming stone homes, also plays a role in the high average price. Villas can start from €500,000 and soar to several million euros, especially along the coast, while character properties like mas and bastide styles often start around €800,000 in pricier areas.
These price trends reflect the region's appeal, with its stunning landscapes and vibrant lifestyle attracting buyers. The luxury market remains robust, driven by international interest and limited availability of prime properties.
As demand continues to grow, the French Riviera's property market shows no signs of slowing down, making it a compelling option for potential buyers. Investing here offers not just a home, but a lifestyle that blends elegance with the allure of the Mediterranean.
Sources: AV Transaction, French Entree, My Sweet Immo, Capital
11) Real estate agent commissions in the French Riviera average 5% in 2025
In 2025, real estate agents in the French Riviera charge an average commission of 5%.
This rate is part of a broader trend across France, where in 2022, the Autorité de la Concurrence reported that the average commission was 5.78%, notably higher than the European average of around 4%. This indicates that while the French Riviera's rate is lower, it aligns with the national movement towards more competitive pricing.
Commission rates can vary widely based on location and property type. In 2023, it was observed that commissions ranged from 1% to 15%, depending on the agency and location. This means that while some areas might see higher rates, others offer more competitive pricing, balancing out to an average of 5%.
Agency-specific rates also influence the average. For example, ERA Immobilier, a prominent agency, had rates between 6% and 11% in 2020, depending on the property's value. Such variations suggest that agencies are adjusting their rates to stay competitive, contributing to the stabilization around 5%.
These fluctuations in commission rates highlight the importance of shopping around. Prospective buyers should be aware that some agencies might offer better deals than others, depending on the property's location and value.
Understanding these dynamics can help buyers make informed decisions, ensuring they get the best value for their investment. Being aware of the average rates and how they compare to specific agency offerings is crucial in navigating the real estate market effectively.
Sources: My Sweet Immo, Nevatony
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.