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
The French Riviera property market in June 2025 shows signs of stabilization after a turbulent 18 months, with luxury properties continuing to outperform while entry-level buyers face significant challenges.
Prices have increased by 4% overall in 2024, though transaction volumes dropped by 10%, creating a market where patient sellers and selective buyers are finding equilibrium in specific segments and locations.
If you want to go deeper, you can check our pack of documents related to the real estate market in France, based on reliable facts and data, not opinions or rumors.
The French Riviera property market has experienced a 4% price increase in 2024 despite a 10% drop in transaction volumes, with the luxury segment showing particular strength while entry-level buyers struggle.
Looking ahead to the next 3-6 months, the market is expected to plateau with stable prices, gradually improving transaction volumes as mortgage rates continue declining toward 3%, and sustained international demand particularly from American buyers.
| Market Indicator | Current Status | 6-Month Outlook |
|---|---|---|
| Average Property Price | €800,000 (4% increase in 2024) | Stable with minimal movement |
| Transaction Volumes | Down 10% year-over-year | Gradual improvement expected |
| Mortgage Rates (20-year) | 3.16% average (down from 4.42%) | Continuing decline toward 3% |
| Luxury Market (€5M+) | 30% of total transactions | Remain strong with US demand |
| Rental Yields | 4% to 5.5% range | Stable with seasonal strength |
| Foreign Buyer Activity | Below pre-Covid levels | Selective increase expected |
| Prime Coastal Areas | €10,000-€50,000/m² | Continued premium pricing |
Fact-checked and reviewed by our local expert
Asher George McInerney 🇺🇸
Founder | Property Consultant, at Carlton International
What's been happening with property prices on the French Riviera lately?
Property prices on the French Riviera have climbed 4% in 2024, bringing the average property price to €800,000 as of June 2025.
The Provence-Alpes-Côte d'Azur region, which includes the French Riviera, actually outperformed the national average with a 4.6% price increase over the past year. Nice specifically has seen prices stabilize around €5,500 per square meter, with apartments averaging €5,130/m² and houses at €5,490/m².
However, these overall figures hide significant variations across different areas. While premium coastal towns like Antibes, Cannes, and Nice recorded modest growth between 0.4% and 0.9% in late 2024, other areas experienced corrections.
The Nice to Cagnes corridor saw transaction volumes plummet by 14%, though prices still managed a 2% increase. Meanwhile, the Cannes-Mandelieu-Théoule sector experienced both price and volume drops of 14%.
It's something we explore in detail in our France property pack.
Are sellers getting their asking prices right now?
Current asking prices on the French Riviera are holding steady in prime locations but facing negotiation pressure in less desirable areas.
Sellers in the luxury market, particularly for properties over €5 million, are generally achieving their asking prices due to strong international demand. Properties in prestigious areas like Saint-Jean-Cap-Ferrat, Villefranche-sur-Mer, and Beaulieu-sur-Mer continue to command premium prices with minimal negotiation.
However, sellers in the mid-range and entry-level segments need to be more realistic. The resale market in the Alpes-Maritimes department experienced a 5% price drop in 2024, indicating that buyers have gained negotiating power in certain segments.
Properties that are priced correctly from the start are still selling within reasonable timeframes, but overpriced listings are sitting on the market longer. Real estate professionals report that sellers who adjust their expectations to align with current market conditions are successfully completing transactions.
The wait-and-see approach adopted by both buyers and sellers has created a market where realistic pricing is essential for successful sales.
How many properties are actually selling these days?
Transaction volumes on the French Riviera have declined significantly, with a 10% drop in apartment and house sales recorded in 2024.
Despite this overall decline, the luxury segment has shown remarkable resilience. Properties valued over €5 million accounted for 30% of total transactions in 2024, and the French Riviera recorded over €9 billion in real estate transactions, marking a 12% increase compared to 2023.
Certain areas have maintained stable transaction volumes despite the broader market slowdown. The eastern corridor between La Turbie and Menton, along with the "golden triangle" of Biot-Valbonne-Mougins, showed solid resistance with minimal movement in volumes.
The dramatic 14% drop in transaction volumes in areas like the Nice to Cagnes corridor and the Cannes-Mandelieu-Théoule sector highlights the uneven nature of the current market. Prime locations with limited inventory continue to see steady activity, while secondary markets face more challenges.
As we reach mid-2025, early indicators suggest that transaction volumes may be starting to stabilize, though they remain below the peaks seen during the post-Covid boom.
Are buyers showing more interest or still hesitating?
Buyer demand on the French Riviera currently shows a cautious, wait-and-see approach, with selective interest concentrated in specific market segments.
The number of foreign buyers seeking French Riviera properties remains lower than pre-Covid levels, though international interest persists, particularly from Americans, Scandinavians, and Anglo-Saxons. These buyers continue investing in prestigious sectors despite market uncertainty.
First-time buyers and those seeking primary residences face the most significant challenges due to rising prices and financing constraints. This segment of the market remains under considerable pressure, with many potential buyers postponing their purchases.
However, the luxury market tells a different story. Buyers seeking properties in exclusive areas like Villefranche-sur-Mer, Beaulieu-sur-Mer, and Saint-Jean-Cap-Ferrat remain active despite limited inventory. American buyers, in particular, have been dominant in the ultra-high-end segment, purchasing most properties exceeding €50 million in the last 12 months.
Geopolitical tensions in early 2025 caused many real estate projects to be postponed, contributing to the overall hesitation in the market.
Don't lose money on your property in the French Riviera
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Is there more or less property available for sale now?
The French Riviera market is experiencing a simultaneous stagnation in both supply and demand, creating a balanced but sluggish market environment.
Limited supply of prime land continues to be a defining characteristic of the market, particularly in iconic locations like Saint-Tropez, Cannes, and Villefranche sur Mer. New construction projects are not increasing significantly due to the scarcity of available building plots.
In certain segments, high stock levels have created a buyer's market environment, giving purchasers more negotiating power and choice. This is particularly true in the mid-range segment and in less prestigious locations.
The luxury market faces the opposite problem, with extremely limited inventory in prime coastal locations. This scarcity continues to support high prices in the most desirable areas, even as other segments experience oversupply.
Overall, the market balance varies significantly by location and price point, with no uniform trend across the entire French Riviera.
Which price ranges are seeing the most action?
The luxury segment dominates activity on the French Riviera, with properties over €5 million accounting for 30% of all transactions in 2024.
| Market Segment | Price Range | Activity Level |
|---|---|---|
| Ultra-Luxury | €50 million+ | Very active, dominated by American buyers |
| Luxury | €5-50 million | Strong activity, 30% of total transactions |
| High-End | €2-5 million | Moderate, 50% French / 50% international buyers |
| Mid-Range | €500k-2 million | Selective activity, price-sensitive buyers |
| Entry-Level | Under €500k | Struggling, financing constraints limiting demand |
Saint-Tropez expects continued demand for ultra-luxury villas with prices growing another 10% in 2025. Prime waterfront properties in the "Bay of Billionaires" command between €10,000 to over €50,000 per square meter.
The mid-range market shows moderate activity with buyers being highly selective and price-conscious. Properties in the €2-5 million range attract approximately equal numbers of French and international buyers.
Entry-level buyers face the most significant challenges, with this segment requiring the most price adjustment to facilitate transactions. First-time buyers struggle with both high prices and financing constraints.
Which areas are hot and which are not?
Prime coastal areas continue to command premium prices and maintain steady activity, while inland and suburban markets offer better value but face slower sales.
Saint-Jean-Cap-Ferrat remains the most expensive location on the French Riviera, with houses averaging €22,474 per square meter and apartments at €10,203 per square meter. Other hot coastal areas include Villefranche-sur-Mer (houses at €13,127/m²), Beaulieu-sur-Mer (houses at €13,443/m²), and Cap-d'Ail (houses at €11,826/m²).
The eastern corridor between La Turbie and Menton has shown remarkable resilience, maintaining stable volumes and prices throughout the market slowdown. Similarly, the "golden triangle" of Biot-Valbonne-Mougins demonstrated solid resistance with minimal price movement.
Areas experiencing challenges include the Nice to Cagnes corridor, which saw a 14% drop in transaction volumes, and the Cannes-Mandelieu-Théoule sector, which experienced both price and volume decreases of 14%.
More affordable inland options exist in areas like Grasse (houses at €4,213/m²), Mougins (houses at €5,777/m²), and Valbonne (houses at €5,751/m²), though these markets typically see longer selling times.
How are mortgage rates affecting buyer decisions?
Mortgage rates have improved dramatically from their 2023 peaks, creating more favorable conditions for buyers on the French Riviera.
| Loan Duration | Best Rates (June 2025) | Average Rates |
|---|---|---|
| 10 years | 2.74% | 2.97% |
| 15 years | 2.85% | 3.08% |
| 20 years | 2.95% | 3.16% |
| 25 years | 3.05% | 3.26% |
Rates have fallen substantially from their December 2023 peak of 4.42% to current levels around 3.37% by late 2024. By January 2025, borrowers could secure average rates of 3.10% for 15-year loans and 3.30% for 20-year loans.
This improvement in financing conditions has increased household purchasing power and is expected to gradually stimulate transaction volumes. Some buyers can negotiate even lower rates, with 3% for 15-year loans becoming achievable for well-qualified borrowers.
It's worth noting that we cover financing strategies in our France property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What's the deal with housing supply and new construction?
New construction on the French Riviera remains extremely limited due to scarcity of available building plots and strict planning regulations.
The fundamental constraint of limited prime land, particularly in iconic locations like Saint-Tropez, Cannes, and Villefranche sur Mer, continues to restrict new supply. This scarcity helps support property values in premium locations.
New construction projects that do emerge tend to be high-end developments targeting the luxury market, as developers need to maximize returns on expensive land. These projects often feature sustainable design and smart home technology to justify premium pricing.
The modest level of new construction supply means that the existing housing stock continues to dominate the market. This creates opportunities for renovation projects, particularly in prime locations where buyers are willing to invest in updating older properties.
As of June 2025, there are no signs of a significant increase in new construction activity, suggesting that supply constraints will continue to support prices in desirable locations.
Are new rules or taxes changing the game?
Recent government regulations and tax changes are significantly impacting real estate investment strategies on the French Riviera.
The anti-Airbnb law adopted in November 2024 has dramatically restricted short-term rental benefits. For non-classified short-term rentals, the notional deduction dropped from 50% to 30%, and income thresholds decreased from €77,700 to €15,000. For classified rentals, deductions reduced from 71% to 50%, with thresholds falling from €188,700 to €77,700.
Capital gains tax remains at 36.2% in France, though taper relief reduces the taxable amount annually after the fifth year of ownership. This encourages longer-term property holding rather than quick flips.
These changes particularly affect investors who planned to offset purchase costs through short-term rental income. Many are now reconsidering their strategies or focusing on long-term rentals instead.
Government policies aimed at making real estate more affordable for primary residence buyers continue to create headwinds for investors, though the luxury market remains largely unaffected by these measures.
Are rental properties still a good investment here?
Rental yields in the French Riviera residential market currently range between 4% and 5.5%, with the added benefit of personal use during off-seasons.
- Properties across the Riviera typically rent for €20,000 to €25,000 per month during peak season
- The highest caliber properties can command up to €400,000 per month
- Seasonal rentals remain lucrative, particularly during summer months and major events
- Long-term rentals offer more stable but lower returns, typically 3-4% annually
- New short-term rental restrictions have reduced net returns for many investors
However, some analysts caution that French Riviera real estate has not kept pace with inflation over the past 15 years, except during the Covid-period bubble. This suggests that capital appreciation may be more modest going forward.
The luxury rental market shows strong seasonal performance, with properties in prime locations achieving high occupancy rates during peak tourist seasons. American tenants, in particular, are willing to pay premium rates for exceptional properties.
We provide detailed rental yield calculations in our France property pack.
What's likely to happen in the next few months?
The French Riviera property market is expected to enter a plateau phase over the next 3-6 months, with stable prices and gradually improving transaction volumes.
Positive factors supporting the market include continuing mortgage rate declines toward 3% by summer 2025, increased household purchasing power due to lower borrowing costs, and strong international demand particularly from American buyers benefiting from favorable exchange rates.
However, challenges remain. Geopolitical tensions in early 2025 have caused many real estate projects to be postponed, and market uncertainty has led to a continued wait-and-see approach among both buyers and sellers.
Market experts predict prices will remain stable with minimal movement, while transaction volumes may gradually improve as financing conditions continue to ease. The luxury segment is likely to maintain its strength driven by international buyers, while entry-level segments will continue to face pressure.
Properties with realistic pricing will continue to transact efficiently, though selling times may extend slightly compared to the boom years. Overall, the market appears to be finding a new equilibrium after the volatility of recent years.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
The French Riviera real estate market in June 2025 presents a mixed picture, with luxury properties continuing to thrive while other segments face challenges.
Buyers who understand these market dynamics and focus on realistic pricing can still find opportunities, particularly as mortgage rates continue to improve and international demand remains steady in premium locations.
Sources
- Living on the Côte d'Azur - Real Estate Market Trends 2025
- Investropa - French Riviera Real Estate Market Analysis
- Carlton International - Market Trends and Forecasts 2025
- Vendome Property - Market Update and Key Insights
- Engel & Völkers - Côte d'Azur Luxury Property Trends
- Monaco Life - Real Estate Price Surge Analysis
- Property Service Azur - French Riviera Price Map
- Savills - A Buyer's Market in the Côte d'Azur
- AAA Riviera - Market Analysis Report
- French Riviera Property - First Half 2024 Analysis