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
Where are the best places to invest in the French Riviera right now? Is Nice still the top pick, or are cities like Cannes, Antibes, and Saint-Tropez gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the region. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in the French Riviera and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
Fact-checked and reviewed by our local expert
Asher George McInerney 🇺🇸
Founder | Property Consultant, at Carlton International
1) Beaulieu-sur-Mer is in demand for its prestigious location and limited property availability, ensuring high demand and stable prices
Beaulieu-sur-Mer is a sought-after real estate market due to its prestigious location and limited property availability.
In Beaulieu-sur-Mer, the average price per square meter is about 15,000 euros, which is much higher than nearby areas, highlighting its exclusive status. This charming town, nestled between Nice and Monaco, offers a unique blend of luxury and tranquility, making it a prime spot for those seeking a high-end lifestyle.
The real estate market here is marked by a scarcity of properties, especially in the luxury segment, which keeps demand high and prices stable. From 2019 to 2023, prime residential properties along the French Riviera, including Beaulieu-sur-Mer, saw a significant value increase, averaging 15% to 20% annually. This trend reflects the area's enduring appeal and investment potential.
Geographical and regulatory constraints in Beaulieu-sur-Mer limit new construction, further reducing available inventory and driving up demand. Its proximity to Monaco and Nice not only enhances its prestige but also makes it a magnet for luxury property buyers who value both convenience and exclusivity.
Living in Beaulieu-sur-Mer means enjoying the best of the French Riviera, with its stunning Mediterranean views, elegant architecture, and vibrant cultural scene. The town's limited size and strict building regulations ensure that it remains an exclusive enclave, preserving its charm and allure.
Sources: Residences Immobilier, Tranio, French Riviera Property, Beauchamp
Here is a stunning view from a luxury terrace in Beaulieu-sur-Mer, where breathtaking Mediterranean landscapes meet exclusivity and prestige. (Source: Haussmann Real Estate)
2) Villefranche-sur-Mer is in demand for its stunning views and limited property supply, pushing prices and demand higher
Villefranche-sur-Mer is a hotspot for luxury property buyers thanks to its breathtaking views and limited property supply.
Imagine waking up to a view of the Mediterranean from a charming village nestled in a natural amphitheater. That's the allure of Villefranche-sur-Mer, where property prices have been climbing steadily. In 2024, the median price for detached houses hit €13,973/m², a 20% jump over five years.
Real estate agents often talk about the "Golden Triangle," which includes Villefranche-sur-Mer, Beaulieu-sur-Mer, and Saint-Jean-Cap-Ferrat. This area is highly coveted by international buyers, making it a prime spot for luxury real estate.
The demand for properties in Villefranche-sur-Mer is so strong that it continues to outpace supply. This imbalance is a key factor driving up prices, as more people seek to own a piece of this picturesque paradise.
For those looking to invest, Villefranche-sur-Mer offers not just a home but a lifestyle. The town's unique setting and limited availability make it a rare gem in the real estate market.
Whether you're drawn by the stunning views or the exclusivity, Villefranche-sur-Mer is a place where luxury meets natural beauty, making it a top choice for discerning buyers.
Sources: Avenue Gustave V, Savills
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) Cagnes-sur-Mer is booming with new developments and improved infrastructure, attracting investors and retirees
Cagnes-sur-Mer is buzzing with a real estate boom thanks to new developments and better infrastructure.
From 2019 to 2023, property prices in this charming town on the French Riviera have jumped, with values rising by 15% to 20%. This surge is drawing in both savvy investors and retirees who are eager to find a promising spot to settle down. The town's appeal is undeniable, offering a mix of coastal beauty and modern conveniences.
The game-changer here is the modern tram network extending from Nice to Cagnes-sur-Mer. This new transport link has made getting around a breeze, cutting down on road traffic and boosting the area's eco-friendly vibe. It's a big draw for newcomers who value easy access and a greener lifestyle.
Real estate options in Cagnes-sur-Mer are diverse, with apartments, villas, and land up for grabs. This variety means there's something for everyone, whether you're looking for a cozy apartment or a sprawling villa. The market is buzzing with activity, and international investors from places like the USA, India, and the Middle East are taking notice.
These international buyers are adding a fresh dynamic to the market, bringing in new energy and interest. The town's growing reputation as a desirable place to live is hard to ignore, and it's becoming a hotspot for those seeking both investment opportunities and a high quality of life.
With its stunning location and improved infrastructure, Cagnes-sur-Mer is becoming a top choice for those looking to invest or retire in a vibrant, accessible community.
Sources: Beauchamp Estates, Roger Farnworth, Atrio Immobilier
4) Antibes' Juan-les-Pins is popular for its vibrant nightlife and strong short-term rental market, attracting young buyers and investors
Juan-les-Pins in Antibes is buzzing with vibrant nightlife and a booming short-term rental market, drawing in younger buyers and investors.
Imagine dancing the night away at hotspots like Le Village and Kiss Club, or sipping cocktails at the famous Pam Pams. These places are magnets for a young crowd eager for entertainment and socializing.
On the rental side, platforms like Airbnb show high occupancy rates in Juan-les-Pins. Take the 'Lazy Lizard near beaches in Juan-les-Pins' for instance, which boasts a 4.97 out of 5 average rating, highlighting the strong demand from visitors.
The French Riviera, including Antibes, is seeing a significant rise in property values, making it a hot spot for investment. This trend is fueled by the influx of young visitors, enhancing the area's appeal for both nightlife and rental opportunities.
Juan-les-Pins is not just about the beach; it's a place where property values are climbing, and the energy is palpable. The mix of lively nightlife and investment potential makes it a unique spot on the Riviera.
For those looking to invest, the combination of rising property values and a thriving rental market in Juan-les-Pins offers a promising opportunity. The area's youthful vibe and entertainment options are just the cherry on top.
Sources: See Antibes, Airbnb, Invest in Cote d'Azur
5) La Turbie is gaining attention for its panoramic views and proximity to Monaco, offering a quieter investment alternative
La Turbie is catching eyes for its breathtaking views and closeness to Monaco, offering a peaceful lifestyle with great investment potential.
In recent years, property prices in La Turbie have been climbing, with the average price per square meter hitting €9,345 in 2023 and 2024. This makes it a competitive choice compared to other spots on the French Riviera.
The number of real estate deals in La Turbie is on the rise, showing its growing popularity among buyers seeking a calm alternative to bustling Monaco. Media reports and market analyses have spotlighted La Turbie as a rising property hotspot, thanks to its scenic views and convenient location.
Real estate agents are seeing a surge in interest, especially from those wanting a quieter residential area with easy access to Monaco. The economic pull of Monaco, a major hub, boosts La Turbie's appeal as an investment destination. Compared to Monaco, property prices in La Turbie are generally lower, making it a more affordable option while still offering the perks of being close to Monaco.
La Turbie's charm lies in its ability to offer a serene environment without sacrificing the benefits of proximity to a bustling city. This balance is attracting a diverse range of buyers, from young professionals to retirees, all looking for a slice of tranquility with the convenience of city life nearby.
With its unique blend of natural beauty and strategic location, La Turbie is becoming a sought-after destination for those looking to invest in property. The area’s growth potential is further enhanced by its strong community vibe and the promise of a high quality of life.
Sources: Residences Immobilier, Rightmove
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6) Le Cannet is attracting interest with its affordable property prices and strong appreciation potential compared to nearby Cannes
Le Cannet is catching eyes for its affordable property prices compared to nearby Cannes, offering strong potential for appreciation.
In Le Cannet, the starting price for properties is significantly lower than in Cannes, with a minimum price of around €915,000. Meanwhile, in Cannes, prices can range from €610,000 to €2,290,000. This price difference makes Le Cannet an attractive option for buyers looking for more affordable real estate.
The average price per square meter in Le Cannet is €8,732, with a highest price of €17,963. This suggests that there is room for appreciation, as prices are still relatively low compared to other areas like Cannes. Despite a decline in the French real estate market in 2024, Le Cannet's prices have shown resilience, with the lowest price per square meter in November 2024 being €6,450 and the highest €14,275.
Real estate agencies have identified Le Cannet as an emerging market with growing appeal, noting that clients are drawn to its quiet yet amenity-rich settings. The influx of new residents, particularly retirees and those seeking a quiet yet accessible lifestyle, indicates increasing demand for properties in the area.
Furthermore, municipal plans for urban development, such as the revitalization of the town's historic part, could boost property values. This makes Le Cannet not just a place to live, but a smart investment for the future.
Sources: Résidences Immobilier, Houses and Apartments, Adrian Leeds, Résidences Immobilier, Le Figaro Properties
7) Mougins is popular for its luxury villas and closeness to international schools, attracting families relocating to the area
Mougins is a top choice for families moving to the area because of its luxury villas and nearby international schools.
In Mougins, the real estate market is buzzing with high demand for luxury homes. You can find stunning villas priced between €395,000 and €5,200,000, attracting affluent buyers who are looking for premium properties.
One of the big draws for families is the presence of renowned international schools. Take Mougins School, for example, which offers a British curriculum and has a diverse student body from over 50 nationalities, making it a great choice for those seeking quality education.
Families who move to Mougins often rave about the high quality of life they experience. The area is peaceful and serene, offering a perfect balance for those who want a luxurious lifestyle with excellent educational opportunities for their children.
Expat families frequently share their positive experiences, highlighting the strong sense of community and the fantastic amenities available in Mougins. This feedback only adds to the area's reputation as a desirable place to live.
With its combination of luxury living and top-notch schools, Mougins continues to attract families looking for a new home in a beautiful setting.
Sources: Green-Acres, Mougins British International School, My French House
Here is a stunning luxury villa in Mougins, perfectly blending elegance and comfort, just a short distance from top international schools. (Source: Petit Chateau)
8) Saint-Raphaël is attracting interest for its affordable coastal properties and appreciation potential as buyers look beyond pricier Riviera towns
Saint-Raphaël is gaining popularity for its affordable coastal properties.
In recent years, there's been a noticeable uptick in property sales, with more listings and growing interest from both local and international buyers. This trend highlights the town's appeal as a cost-effective alternative to pricier Riviera towns like Cannes and Nice. The affordability of Saint-Raphaël is a major draw, with the average price per square meter significantly lower than in nearby towns.
Prices range from 3,675 € to 16,406 €, depending on the location and type of property, offering a wide range of options for different budgets. This makes it an attractive option for those looking to invest in coastal properties. Real estate agencies have been highlighting Saint-Raphaël as an emerging market with potential for growth and appreciation.
The town's unique blend of natural beauty, amenities, and affordability is often emphasized in reports, drawing attention from buyers seeking alternatives to more expensive areas. Additionally, media coverage has portrayed Saint-Raphaël as a hidden gem on the French Riviera, further boosting its popularity.
Insider knowledge suggests that the town's charm lies in its picturesque landscapes and vibrant local culture, which are often overlooked in favor of more famous Riviera spots. This has led to a steady increase in interest from savvy investors who recognize the potential for appreciation.
As more buyers seek alternatives to pricier Riviera towns, Saint-Raphaël's market is expected to continue its upward trend, making it a smart choice for those looking to invest in the region. The town's appeal is not just in its affordability but also in its potential for future growth, making it a wise investment opportunity.
Sources: Residences Immobilier, Green Acres, Living on the Côte d'Azur, Properties Le Figaro
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.
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