Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the French Riviera's property market is included in our pack
What is happening in the French Riviera’s real estate market? Are prices soaring or stabilizing? Is Nice still a prime location for luxury buyers? How are local regulations and taxes shaping property investments in 2025?
These are the questions we hear every day from professionals, buyers, and sellers alike, from Cannes to Saint-Tropez and beyond. Perhaps you’re curious about the same things.
We know this because we stay closely connected with local experts and people like you, exploring the French Riviera real estate market daily. That’s why we crafted this article: to offer clear answers, insightful analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed something or could improve, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll strive to enhance this content for you.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
1) Cannes rental market will maintain stable yields with steady demand from the film industry and events
The rental market in Cannes is set to enjoy stable yields thanks to the film industry and various events.
Every year, the Cannes Film Festival alone draws in 3 million visitors, making it a hotspot for luxury tourism. This influx keeps the demand for short-term rentals buzzing all year round. In 2023, hosts in Cannes typically earned around €25,000, with properties occupied about half the time and fetching an average of €132 per night.
Events like MIPCOM and Cannes Lions further fuel the rental market, and the upcoming Cannes Yachting Festival in September 2024 is expected to attract 55,000 international visitors. This steady stream of events ensures that rental properties are in high demand, especially during peak seasons.
Real estate in Cannes is known for its stability, with luxury homes starting at €2 million and soaring to €15 million or more. This reflects the consistent demand for rentals, particularly during major events. The media often highlights Cannes as a prime spot for event-driven rentals, underscoring its allure as a luxury destination.
Sources: Airbtics, Palais des Festivals, Home Hunts
2) Property prices in the French Riviera will keep rising due to limited supply and high demand
The French Riviera's property market is booming, and it's not slowing down anytime soon.
In 2024, the region saw real estate transactions soar to over €9 billion, marking a 12% jump from the previous year. This surge is fueled by a strong appetite for luxury homes, with properties over €5 million making up 30% of all deals. The allure of the Riviera's glamorous lifestyle and stunning coastline keeps buyers coming.
One major factor behind the rising prices is the scarcity of land for new developments. The Côte d’Azur is known for its limited space, which helps keep property values high even when the number of sales dips. This scarcity, paired with the region's undeniable charm, ensures that prices remain robust.
International buyers are a big part of the equation. The French Riviera is a magnet for buyers from the USA, India, Nordic countries, and the Middle East. Favorable tax policies for foreign investors make it even more appealing, guaranteeing a steady stream of interest from abroad.
Sources: Vendome Property, Beauchamp, Frenchly
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 tax incentives for eco-friendly homes will boost investment in sustainable properties
New tax incentives for eco-friendly homes are set to encourage investment in sustainable properties for several reasons.
Firstly, the French government has introduced significant tax credits for green technology, amounting to €500 million annually. This initiative is designed to stimulate private investments, aiming to reach €23 billion by 2030. Such substantial financial incentives make eco-friendly investments more attractive to property developers and investors.
Additionally, there are tax exemptions for energy-efficient homes, offering a 50% to 100% reduction in property taxes for up to five years. This financial relief can significantly lower the cost of owning sustainable properties, making them more appealing to buyers and investors alike.
Moreover, consumer demand for eco-friendly homes has been on the rise, driven by the desire for long-term savings on utility bills and a healthier living environment. This growing interest in sustainable living further supports the investment in eco-friendly properties.
Sources: French-Property.com, Climate Change News, eSales International
4) American interest in the French Riviera will rise as it gains popularity among international investors
Interest from American buyers in the French Riviera is expected to grow as the region becomes more popular among international investors. In 2024, the French Riviera saw over €9 billion in real estate transactions, a 12% increase from 2023, with properties over €5 million making up 30% of these transactions. This indicates a strong demand for luxury properties, which often attract high-net-worth individuals, including Americans.
Additionally, there has been a notable surge in American interest in European real estate, driven by a favorable exchange rate between the U.S. dollar and the euro. This makes properties on the French Riviera more affordable and attractive to American buyers. The increase in direct flights from major U.S. cities to the French Riviera, such as Delta's reintroduced flights from Atlanta to Nice and American Airlines' new daily connection from Philadelphia to Nice, further facilitates American investment in the region.
Moreover, the French Riviera is frequently highlighted in media outlets as a prime investment location, emphasizing its luxurious lifestyle and stunning Mediterranean vistas. This media coverage attracts more American investors. Reports of American celebrities purchasing property in the area also boost its appeal, as these high-profile individuals often influence other investors.
Sources: Vendome Property, Living on the Côte d'Azur, What to Do Riviera
5) Rental yields in Nice will rise as it becomes a year-round spot for tourists and business travelers
Rental yields in Nice are on the rise as the city becomes a year-round hotspot for tourists and business travelers.
One major factor is the expansion of Nice Côte d'Azur International Airport, which has greatly improved connectivity. With a €100 million boost from the European Investment Bank, the airport is now set to handle an extra 4 million passengers each year. This means more flights, both short and long-haul, making Nice more accessible than ever.
Nice is also upgrading its tourism infrastructure to attract visitors even during the off-peak seasons. Hotel occupancy rates are climbing during these quieter times, and short-term rentals are becoming more popular. Business travelers are flocking to the city, leading to a surge in conference and event bookings, which keeps demand for accommodations steady all year round.
The city is buzzing with new cultural and entertainment events, drawing visitors beyond the usual summer rush. New attractions are popping up, and marketing efforts are in full swing to promote Nice as a year-round destination. This strategy is paying off, as it supports higher rental yields.
Insider tip: Nice is not just about the beach anymore. The city is investing in a variety of attractions to keep visitors entertained throughout the year. From art festivals to culinary events, there's always something happening, making it an attractive option for property investors.
As Nice continues to evolve, the rental market is set to benefit from these changes. With more tourists and business travelers visiting all year, property investors can expect steady returns on their investments.
Sources: Airport Technology, ASEAN UP, European Investment Bank
Get to know the market before you buy a property in the French Riviera
Better information leads to better decisions. Get all the data you need before investing a large amount of money. Download our guide.
6) Middle Eastern buyers will keep investing in high-end properties drawn by the region's luxury lifestyle
Middle Eastern buyers have shown a strong interest in high-end properties on the French Riviera, and this trend is likely to continue. Over the past few years, the demand for prime residential properties valued at more than €5 million has doubled, particularly in exclusive areas like Cap d’Antibes. This surge is largely driven by international buyers, with a significant portion coming from the Middle East.
In 2023 and 2024, there was a noticeable increase in ultra-high net worth individuals (UHNWIs) from the Middle East choosing to either relocate or purchase second homes in the region. For properties priced over €10 million, around 70% of the buyers were international, with many from the Middle East. This indicates a strong preference for the luxury lifestyle offered by the French Riviera.
Moreover, the value of ultra-prime properties along the French Riviera increased by up to 20% between 2019 and 2023, driven by demand from international buyers. Notably, 40% of inquiries for large residences and penthouses at Le Provençal now come from the Middle East, up from 20% at the beginning of the year. This shows a growing interest and willingness to invest in high-end amenities and luxury living.
Sources: The National News, Barclays Private Bank
7) Luxury property prices in Saint-Tropez and Cannes will stabilize as the market saturates
In recent years, we've seen a noticeable decrease in the year-over-year growth rates of luxury property prices in the French Riviera. For instance, in 2024, property prices in hotspots like Saint-Tropez rose by 15%, but predictions for 2025 suggest a more modest increase of 3% to 7%.
This trend is partly due to a shift in buyer behavior. In Saint-Tropez, for example, there's been a move from impulse buying to more carefully considered decisions, as homes initially intended for holiday use become main residences. This indicates a slowdown in high-end transactions as buyers become more discerning.
Additionally, the inventory levels of luxury properties are increasing. The scarcity of properties in Saint-Tropez has led to success in nearby areas like Ramatuelle, where prices have reached similar levels. This rise in available properties suggests that inventory levels are on the rise, which can lead to stabilization in prices.
Expert analyses have also predicted market saturation. The limited availability of land for new developments in the French Riviera, combined with robust demand, is expected to drive up prices but also lead to a stabilization phase as the market becomes more balanced.
Consumer surveys show that luxury property buyers have become more selective, prioritizing residences in iconic areas with high-end features. This selectivity indicates reduced interest in purchasing luxury properties at current prices, contributing to market stabilization.
Comparative studies have shown that ultra-prime properties on the French Riviera have seen significant value increases over the last five years, outpacing similar luxury properties in other global markets like London. However, this rapid growth has led to a stabilization phase, with some areas experiencing a plateau in demand.
Media reports have highlighted a plateau in demand for high-end real estate, reflecting a slowdown in high-end transactions and a shift towards more careful decision-making by buyers.
Sources: Côte d'Azur Sotheby's Realty, Vendome Property, Beauchamp Estates, Residences Immobilier
8) Student-heavy areas like Sophia Antipolis will see rental market growth as demand for student housing rises
The rental market in student-heavy areas like Sophia Antipolis is poised for growth due to increased demand for student housing. One of the main reasons is the rising enrollment numbers at local universities, such as the University of Nice-Sophia Antipolis, which maintained a steady enrollment of 28,333 students in both 2023 and 2024. This consistent student population creates a stable demand for housing.
Additionally, there is a noticeable preference among students for off-campus housing. Many students are seeking more affordable and functional living spaces, which often include amenities like communal areas and walkable neighborhoods. This trend is further supported by reports from local real estate agencies that highlight a growing demand for student accommodation, driven by students looking for cost-effective alternatives to expensive dormitories.
Moreover, the shortage of student housing options in the area exacerbates the situation. The demand for affordable housing continues to outpace supply, leading to increased rental prices. This shortage is a significant factor contributing to the growth of the rental market, as more students compete for limited housing options.
Sources: EduRank, Newbie Real Estate Investing
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 tours will become standard for international buyers viewing properties remotely
Virtual reality tours have become a standard tool for international buyers to view properties remotely, especially in regions like the French Riviera. This shift was driven by the rapid growth of the virtual tourism market, which expanded from $10.52 billion in 2023 to $12.38 billion in 2024. The significant adoption of virtual tour software in North America and Europe further fueled this trend.
Real estate listings with virtual tours received 87% more views than those without, and potential buyers spent 5-10 times longer on websites featuring these tours. This higher engagement indicated a clear preference for remote viewing options, with 67% of home buyers wanting a virtual tour when looking at a listing.
Moreover, advancements in VR technology made it more accessible and affordable, with AI-powered 3D virtual tours enhancing the immersive property viewing experience. Real estate companies invested heavily in VR technology, providing detailed, interactive views of luxury properties globally, which increased buyer confidence and satisfaction.
Sources: PhotoUp, GlobeNewswire, Fortune Business Insights
10) Smart home technology will be a major draw for tech-savvy property buyers
In recent years, the adoption of smart home technology in France has been on a significant rise. Back in 2023, the French smart home market was valued at USD 4.51 billion, and it was projected to grow to USD 14.58 billion by 2030. This rapid growth indicates that more people are embracing smart home devices, which naturally attracts tech-savvy buyers who are keen on modern living.
Moreover, consumer demand for home automation features has been increasing. People are looking for homes that offer convenience, control, and sustainability, all of which smart home technology provides. This demand is driven by technological advancements and a growing awareness of environmental issues, making smart homes an attractive option for buyers who prioritize these aspects.
Surveys have shown that buyers are particularly interested in tech-enabled homes with features like energy-efficient systems, advanced security, and smart appliances. These preferences highlight a clear trend towards homes that offer modern technological conveniences. Additionally, properties with smart technology often sell at a premium, sometimes 5-10% more than those without, demonstrating their market appeal.
Sources: NextMSC, IoT Now, Richard Overvold
11) UK buyers will increasingly seek holiday homes post-Brexit
In recent years, we've seen a noticeable increase in interest from UK buyers looking to purchase holiday homes in the French Riviera. This trend has been particularly evident since the stabilization of French laws regarding non-visa stays for British second-home owners, which has made it easier for UK citizens to own property in France post-Brexit.
Additionally, the French Riviera remains a highly desirable location for UK residents, as highlighted by surveys showing that British customers still make up a significant portion of foreign property buyers in France. This enduring appeal, combined with favorable exchange rate trends, has made French properties more affordable and attractive to UK buyers.
Moreover, the growth of UK-based real estate agencies specializing in French properties suggests a rising trend in UK buyers seeking out opportunities in the region. Anecdotal evidence from real estate agents further supports this, noting an increase in UK clientele interested in the French Riviera.
Sources: Long Term Rentals in France, French Entree
Buying real estate in the French Riviera can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
12) Young professionals will flock to urban centers like Nice for career prospects and vibrant city living
Young professionals are increasingly drawn to urban centers like Nice due to the rising employment opportunities in the tech and service sectors. The professional and business services sector is projected to grow significantly, creating numerous new jobs, particularly in computer systems design and related services. This growth indicates a wealth of career opportunities in Nice.
Additionally, Nice has seen a stable property market with strong demand from both domestic and international buyers, suggesting that young professionals are attracted to the city for its lifestyle and career prospects. The city's redevelopment projects, such as the Port district, enhance its appeal by improving urban quality and sustainable development.
Improved public transportation and infrastructure, like the Grand Arenas multimodal transport hub, make Nice more accessible and convenient for young professionals. This ease of travel, combined with the presence of startups and coworking spaces, creates a dynamic work environment that appeals to young talent.
Sources: BLS, Meet in Nice Côte d'Azur, Adrian Leeds
13) Yields in smaller towns like Biot will drop as property prices outpace rental rates
In recent years, particularly in 2023 and 2024, property prices in smaller towns like Biot have been rising rapidly. This increase is even more pronounced compared to larger cities like Nice, where price growth has been relatively stable. For example, property prices per square meter in Biot have surpassed those in some nearby countryside locations, indicating a significant upward trend.
However, rental rates in these smaller towns have not kept pace with the rising property prices. This means that while the cost of buying property has increased, the income from renting out these properties has not grown at the same rate. As a result, the rental yields, which are the returns on investment from renting out properties, are declining.
This trend is not unique to Biot. Other small towns in the French Riviera, such as Valbonne and Mougins, have experienced similar patterns. The disparity between the rapid increase in property prices and the slower growth in rental rates is a common issue, leading to lower rental yields over time.
Sources: Iconic Riviera, Savills, eSales International
14) Rural rental yields will improve as more people opt for long-term stays away from crowded cities
In recent years, particularly in 2023 and 2024, there has been a noticeable shift in how people choose their living environments. The COVID-19 pandemic played a significant role in accelerating remote work, which in turn increased the demand for accommodations that support this lifestyle. Rural areas, with their spacious and peaceful settings, have become particularly appealing for those seeking a better work-life balance.
Moreover, there has been a growing interest in rural living post-pandemic. Many people have moved from urban to rural areas, driven by the desire for more space, cleaner air, and a quieter lifestyle. For example, Villefranche-sur-Mer, a coastal town in the French Riviera, has gained popularity as a long-term rental destination due to its serene environment and amenities. This trend supports the idea that rural areas will see increased demand for long-term rentals.
Additionally, there is a trend of increased investment in rural infrastructure and amenities, such as new villas and apartments with modern features like pools and gardens. This investment indicates a belief in the future potential of rural areas as desirable living destinations. Real estate agents in the French Riviera have reported growing interest in rural properties, suggesting that this trend is likely to continue as more people seek out quieter, more peaceful living environments.
Sources: Perfectly Provence, Cote d'Azur Villa Sales, Beauchamp
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) Saint-Paul-de-Vence will attract art lovers and retirees looking for a cultural and peaceful setting
Saint-Paul-de-Vence has become a magnet for art enthusiasts due to its vibrant art scene, boasting at least 21 art galleries and 26 art studios. This rich artistic environment is further enhanced by various art exhibitions, music festivals, and cultural events that the village hosts, such as the Sainte-Claire's day fireworks and jazz and classical music festivals.
The village's appeal to retirees is also on the rise, driven by the broader region's influx of retirees seeking serene and culturally rich environments. Surveys have shown that retirees prefer such settings, and Saint-Paul-de-Vence offers a perfect blend of art galleries, museums, and historical architecture.
Media coverage has played a significant role in highlighting Saint-Paul-de-Vence as a cultural hotspot, often featuring its art galleries, museums, and events. This exposure helps attract more visitors and potential residents, further boosting the village's popularity.
Sources: TownsofEurope, Saint-Paul-de-Vence What's On, Saint-Paul-de-Vence Discoveries
16) Remote work trends will boost demand for home offices and multifunctional living spaces
In 2023 and 2024, remote work became a major part of life in France, with nearly 30% of the workforce working from home during the containment period.
This shift led to a boom in the home office furniture market, as people scrambled to create comfortable workspaces at home. Sales of home office furniture and equipment surged, and the market is expected to grow by 1.22% annually from 2025 to 2029, reaching a volume of US$1.69 billion by 2029.
Real estate listings began to emphasize dedicated workspaces, reflecting the new priorities of homebuyers. During the pandemic, 10% of French workers found it easier to balance work and personal life when working remotely, showing a clear preference for homes with dedicated work areas.
Architectural firms saw a rise in requests for multifunctional room designs, while real estate agents reported that buyers were increasingly interested in properties with flexible living spaces. This trend highlights the growing demand for homes that can serve multiple purposes, accommodating both work and leisure.
As more people work from home, the need for adaptable living spaces has become apparent. Multifunctional living areas are now a key selling point for properties, as they offer the flexibility needed for modern lifestyles.
With remote work here to stay, the demand for home offices and versatile living spaces is only expected to rise, making it a crucial consideration for anyone looking to buy property in the country.
Sources: Statista, Spherical Insights, Get On Top, INED
17) Luxury property investments will increase in Cap d'Antibes for its exclusivity and scenic beauty
The Cap d'Antibes area is set to see a rise in luxury property investments due to its exclusivity and scenic beauty.
In 2024, buying a house in Cap d'Antibes cost around €17,259 per square meter, while flats were about €13,695 per square meter. This reflects an 8% increase in selling price per square meter over the past year, showing strong demand driven by the area's unique appeal.
From 2019 to 2023, property values on the French Riviera, including Cap d'Antibes, jumped by 15% to 20%. This surge was mainly due to international buyers from the USA, India, Nordic countries, and the Middle East, highlighting the area's global attraction.
Real estate agencies like Michaël Zingraf, affiliated with Christie's International Real Estate, emphasize Cap d'Antibes as a hotspot for luxury investments, offering a wide selection of luxury villas and apartments. Media coverage in 2024 often highlighted the exclusivity and appeal of Cap d'Antibes, with its lush vegetation and Mediterranean views making it a desirable location for luxury property investments.
The ongoing development of high-end amenities and infrastructure, such as luxury hotels like the Hôtel du Cap-Eden-Roc, further enhances its prestige and appeal to luxury property investors. Historical appreciation rates of luxury properties in the region show a consistent increase over the years, making it an attractive investment opportunity for those seeking long-term financial returns.
Sources: Michaël Zingraf Real Estate Agency, Savills Real Estate Blog, Beauchamp Estates Blog
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.