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This guide covers the current housing prices in Nice as of the first half of 2026, with data we constantly update to keep you informed.
Nice remains one of the most sought-after real estate markets on the French Riviera, attracting both local buyers and international investors.
Whether you're looking for a small studio or a luxury villa with sea views, understanding Nice's property prices is essential before making any decision.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Nice.
Insights
- Nice property prices have risen about 45% over the past decade in nominal terms, but only around 20% when you account for inflation, which means real gains have been more modest than headlines suggest.
- New construction in Nice costs roughly 35% more per square meter than older properties, largely because of rising building costs and stricter energy performance standards.
- The gap between listing prices and actual sale prices in Nice sits around 6%, which is lower than the national average because coastal demand keeps the market competitive.
- Studios and one-bedroom apartments in Nice command the highest price per square meter because they attract cash buyers, investors, and second-home seekers looking for low-maintenance properties.
- Mont Boron is the most expensive neighborhood in Nice, with prices reaching up to 12,800 euros per square meter for properties with panoramic sea views.
- Ariane is the most affordable area in Nice, where you can find apartments priced between 1,500 and 3,100 euros per square meter, roughly four times cheaper than prime locations.
- Mortgage rates in France dropped to around 3.1% by mid-2025, which helped stabilize buyer demand in Nice after the rate spikes of early 2024.
- Apartments make up about 90 to 93% of the Nice property market, with houses and villas representing only 7 to 10% of available inventory.
- Buyer closing costs in Nice typically add 10 to 20% on top of the purchase price when you include notary fees, agency fees, and potential renovation work.
- A budget of 300,000 dollars (about 255,000 euros) can get you a decent one-bedroom apartment of around 40 square meters in neighborhoods like Liberation or Sainte Marguerite.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
What is the average housing price in Nice in 2026?
The median housing price is more telling than the average because it reflects what a typical buyer actually pays, without being skewed by a handful of ultra-expensive luxury sales.
We are writing this as of the first half of 2026, using the latest data collected from authoritative French sources that we manually double-checked for accuracy.
The median housing price in Nice in 2026 is approximately 295,000 euros (about $348,000 or 295,000 euros), while the average housing price sits around 360,000 euros (roughly $425,000 or 360,000 euros). These figures are based on typical apartment transactions, which dominate the Nice market.
About 80% of residential properties in Nice in 2026 fall within a price range of 135,000 to 635,000 euros (approximately $160,000 to $750,000).
A realistic entry range in Nice starts around 80,000 to 130,000 euros ($95,000 to $153,000), which could get you a small studio of about 17 square meters in an older building in the Saint Roch neighborhood.
Luxury properties in Nice in 2026 typically range from 1.5 million to 4 million euros and above ($1.8 million to $4.7 million or more), which includes villas of around 200 square meters in Mont Boron with panoramic sea views and premium finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Nice.
Are Nice property listing prices close to the actual sale price in 2026?
In Nice in 2026, closed sale prices are estimated to be around 6% below listing prices on average.
This gap is narrower than the national French average (often 8 to 9%) because Nice benefits from strong coastal demand from retirees, second-home buyers, and international purchasers. The discount tends to be larger for older properties needing energy upgrades or significant renovation work, where buyers negotiate more aggressively.
Don't buy the wrong property, in the wrong area of Nice
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What is the price per sq m or per sq ft for properties in Nice in 2026?
As of early 2026, the median housing price in Nice is 5,335 euros per square meter (about $6,295 per square meter or 496 euros per square foot, which equals $585 per square foot). The average housing price in Nice is 5,397 euros per square meter (roughly $6,370 per square meter or 501 euros per square foot, equivalent to $591 per square foot).
Studios and small one-bedroom apartments have the highest price per square meter in Nice in 2026 because they attract more buyers (investors, cash purchasers, pied-a-terre seekers), while very large apartments have the lowest price per square meter due to a smaller buyer pool and higher renovation risks.
The highest price per square meter in Nice in 2026 is found in Mont Boron (6,400 to 12,800 euros per square meter) and Carre d'Or (5,400 to 10,800 euros per square meter), both premium areas with sea views and central locations. The lowest prices are in Ariane (1,550 to 3,100 euros per square meter), a peripheral neighborhood with more affordable housing stock.
How have property prices evolved in Nice?
Compared to one year ago (January 2025), Nice property prices have declined by about 2% in nominal terms, or roughly 3% when adjusted for inflation. This slight cooling reflects the lingering effects of higher mortgage rates in early 2024, though demand has since stabilized as rates eased toward 3.1% by mid-2025.
Looking back ten years to January 2016, Nice property prices have increased by approximately 45% in nominal terms, which translates to about 20% in real (inflation-adjusted) terms. This long-term growth was driven by sustained demand from retirees, second-home buyers, and international investors, combined with limited buildable land due to the sea, hills, and strict planning rules.
By the way, we've written a blog article detailing the latest updates on property price variations in Nice.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Nice.
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What types of properties are available in Nice and how do prices vary in 2026?
In Nice in 2026, apartments make up about 90 to 93% of the market, while houses and villas represent only 7 to 10%, because the city's dense urban fabric and geography (squeezed between the sea and hills) leaves little room for detached homes.
As of early 2026, studios in Nice (20 to 30 square meters) typically cost 120,000 to 220,000 euros ($142,000 to $260,000). One-bedroom apartments (35 to 45 square meters) range from 200,000 to 320,000 euros ($236,000 to $378,000). Two-bedroom apartments (55 to 70 square meters) fall between 300,000 and 520,000 euros ($354,000 to $614,000). Family flats (80 to 100 square meters) cost 450,000 to 800,000 euros ($531,000 to $944,000). Townhouses or small houses (90 to 140 square meters) range from 650,000 to 1.1 million euros ($767,000 to $1.3 million). Villas (150 to 250 square meters) start at 1.2 million euros and can exceed 3 million euros ($1.4 million to $3.5 million or more).
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Nice in 2026?
In Nice in 2026, new construction properties cost approximately 35% more per square meter than older (existing) homes, with new builds averaging around 6,800 euros per square meter compared to 5,040 euros per square meter for older properties.
This premium exists because construction costs and land prices have risen sharply, and new buildings must meet strict energy performance standards, which buyers value since they won't face expensive retrofitting later.
Get to know the market before buying a property in Nice
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How do property prices vary by neighborhood in Nice in 2026?
Carre d'Or is the central prime neighborhood of Nice, known for its elegant apartments near the Promenade des Anglais and high-end shops. Prices here range from 5,400 to 10,800 euros per square meter ($6,400 to $12,700), or roughly 323,000 to 647,000 euros ($381,000 to $764,000) for a 60-square-meter apartment, because of its unbeatable walkability and prestige.
Mont Boron is the most exclusive area in Nice, offering panoramic sea views and quiet villa neighborhoods on the hillside between Nice and Villefranche. Prices range from 6,400 to 12,800 euros per square meter ($7,600 to $15,100), making a 60-square-meter apartment cost between 385,000 and 770,000 euros ($454,000 to $909,000), driven by scarcity and exceptional views.
Ariane is the most affordable neighborhood in Nice, located in the northern periphery with primarily social housing and older apartment blocks. Prices here range from only 1,550 to 3,100 euros per square meter ($1,800 to $3,700), meaning a 60-square-meter apartment costs just 93,000 to 187,000 euros ($110,000 to $220,000), reflecting its distance from the city center and beaches.
You will find a much more detailed analysis by areas in our property pack about Nice. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (60 sqm) | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Mont Boron | Luxury / views | 385,000 - 770,000 euros ($454,000 - $909,000) | 6,400 - 12,800 euros ($7,600 - $15,100) | 595 - 1,190 euros ($700 - $1,400) |
| Carre d'Or | Prime / expat | 323,000 - 647,000 euros ($381,000 - $764,000) | 5,400 - 10,800 euros ($6,400 - $12,700) | 500 - 1,000 euros ($590 - $1,180) |
| Vieux-Nice | Central / character | 294,000 - 588,000 euros ($347,000 - $694,000) | 4,900 - 9,800 euros ($5,800 - $11,600) | 455 - 910 euros ($540 - $1,075) |
| Cimiez | Family / classic | 261,000 - 522,000 euros ($308,000 - $616,000) | 4,350 - 8,700 euros ($5,100 - $10,300) | 405 - 810 euros ($475 - $955) |
| Fabron | Residential / sea-side | 256,000 - 511,000 euros ($302,000 - $603,000) | 4,260 - 8,520 euros ($5,000 - $10,050) | 395 - 790 euros ($465 - $935) |
| Magnan | Beach access / mixed | 252,000 - 503,000 euros ($297,000 - $594,000) | 4,190 - 8,380 euros ($4,950 - $9,890) | 390 - 780 euros ($460 - $920) |
| Liberation | Commute / lively | 225,000 - 450,000 euros ($266,000 - $531,000) | 3,750 - 7,500 euros ($4,430 - $8,860) | 350 - 700 euros ($410 - $825) |
| Riquier | Port-side / practical | 223,000 - 447,000 euros ($263,000 - $527,000) | 3,720 - 7,440 euros ($4,390 - $8,780) | 345 - 690 euros ($410 - $815) |
| Sainte Marguerite | Family / value | 224,000 - 447,000 euros ($264,000 - $528,000) | 3,730 - 7,450 euros ($4,400 - $8,800) | 345 - 695 euros ($410 - $820) |
| Saint Roch | Entry / student | 202,000 - 404,000 euros ($238,000 - $477,000) | 3,365 - 6,730 euros ($3,970 - $7,940) | 310 - 625 euros ($370 - $740) |
| Ariane | Lowest-cost / peripheral | 93,000 - 187,000 euros ($110,000 - $220,000) | 1,555 - 3,110 euros ($1,835 - $3,670) | 145 - 290 euros ($170 - $340) |
| Nice (city average) | Benchmark | 202,000 - 476,000 euros ($238,000 - $562,000) | 3,360 - 7,930 euros ($3,970 - $9,360) | 310 - 740 euros ($370 - $870) |
How much more do you pay for properties in Nice when you include renovation work, taxes, and fees?
In Nice in 2026, buyers should expect to pay roughly 10 to 20% more than the listing price when accounting for notary fees, agency fees, and potential renovation work.
For a property priced at 200,000 dollars (about 170,000 euros) in Nice, you would typically add around 13,500 euros in notary fees (about 8%), 5,000 to 10,000 euros in agency fees, and potentially 10,000 to 15,000 euros for light renovation. This brings your total cost to approximately 198,500 to 208,500 euros ($234,000 to $246,000), or about 15 to 20% above the purchase price.
For a property at 500,000 dollars (about 425,000 euros), expect roughly 34,000 euros in notary fees, 15,000 to 25,000 euros in agency fees, and 30,000 to 60,000 euros if deeper renovation is needed. Your all-in cost would range from approximately 504,000 to 544,000 euros ($595,000 to $642,000).
For a property at 1,000,000 dollars (about 850,000 euros), notary fees would run around 68,000 euros, agency fees 35,000 to 50,000 euros, and significant renovation could add 80,000 to 130,000 euros. Total cost would land between 1,033,000 and 1,098,000 euros ($1.22 million to $1.30 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Nice
| Expense | Category | Estimated Cost and Explanation |
|---|---|---|
| Notary fees (old property) | Taxes and fees | About 7 to 8% of the purchase price. This covers transfer taxes, land registry fees, and the notary's remuneration. For a 300,000 euro apartment, expect roughly 21,000 to 24,000 euros ($25,000 to $28,000). |
| Notary fees (new property) | Taxes and fees | Typically 2 to 3% of the purchase price because transfer taxes are much lower for new construction. For a 300,000 euro new apartment, this would be around 6,000 to 9,000 euros ($7,000 to $10,600). |
| Agency fees | Transaction fees | Usually 3 to 6% of the purchase price, often included in the listing price but sometimes charged separately. For a 300,000 euro property, budget 9,000 to 18,000 euros ($10,600 to $21,200). |
| Light renovation | Renovation | About 500 to 800 euros per square meter ($590 to $945 per square meter) for cosmetic updates like painting, flooring, and minor fixes. For a 60-square-meter apartment, this means 30,000 to 48,000 euros ($35,400 to $56,600). |
| Heavy renovation | Renovation | About 1,000 to 1,500 euros per square meter ($1,180 to $1,770 per square meter) for kitchen, bathroom, plumbing, and window replacements. For a 60-square-meter apartment, expect 60,000 to 90,000 euros ($70,800 to $106,200). |
| Property survey | Professional fees | Around 500 to 1,500 euros ($590 to $1,770) depending on property size and complexity. This is optional but recommended to identify structural issues before purchase. |
| Mortgage arrangement fees | Financing | Typically 1% of the loan amount if you finance through a French bank. For a 250,000 euro mortgage, expect around 2,500 euros ($2,950). |
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.
What properties can you buy in Nice in 2026 with different budgets?
With 100,000 dollars (about 85,000 euros), options in Nice are very limited. You could potentially find a micro-studio of 15 to 18 square meters in Ariane (older building, likely needs work), a very small studio of around 17 square meters in Saint Roch in project condition, or a tiny unit in an older peripheral building requiring compromises on location and condition.
With 200,000 dollars (about 170,000 euros), you could afford a studio of 25 to 30 square meters in Saint Roch in an older building, a small one-bedroom of 30 to 35 square meters in Liberation with average condition, or an entry-level one-bedroom in Riquier with modest size or older finishes.
With 300,000 dollars (about 255,000 euros), Nice offers a one-bedroom apartment of around 40 square meters in Liberation in decent condition, a similar one-bedroom of 40 square meters in Sainte Marguerite (a family-friendly value neighborhood), or a small two-bedroom of about 50 square meters in Riquier in an older building.
With 500,000 dollars (about 425,000 euros), you can access a two-bedroom apartment of 65 to 70 square meters in Cimiez (a classic family neighborhood), a two-bedroom of 70 square meters in Vieux-Nice with its historic character premium, or a two-bedroom of 75 square meters in Fabron with potential sea views.
With 1,000,000 dollars (about 850,000 euros), buyers can find a prime two or three-bedroom apartment of 100 to 120 square meters in Carre d'Or (sometimes needing renovation), a small house of 120 to 140 square meters in Fabron as an existing family home, or a top-end apartment of around 100 square meters in Mont Boron with view premiums.
With 2,000,000 dollars (about 1.7 million euros), Nice offers a villa of 160 to 200 square meters in Mont Boron with strong sea views, a high-end penthouse or apartment of around 150 square meters in Carre d'Or (rare inventory), or a large villa of 200 to 250 square meters in the Fabron hills with potential pool and garden.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Nice.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Nice, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| INSEE Housing Price Index | INSEE is France's official national statistics office and the reference for long-term price trends. | We used their PACA regional apartment index to track how Nice prices evolved over 1 year and 10 years. We applied this as a baseline trend before adding Nice-specific adjustments. |
| INSEE Inflation Data (CPI) | This is the official inflation measure used throughout France for economic analysis. | We used their CPI data to convert nominal housing price changes into real (inflation-adjusted) values. We also used it to explain why real prices can decline even when nominal prices stay flat. |
| SeLoger | SeLoger is one of France's largest property portals with transparent price methodology by area. | We used their citywide and neighborhood price-per-square-meter data for current price levels. We also used their low/average/high bands to build the 12-neighborhood comparison table and budget examples. |
| Le Figaro Immobilier | This major national outlet publishes structured city metrics with an explicit methodology section. | We used their median price per square meter as an independent cross-check against SeLoger data. We also used their new versus old property price breakdown to calculate the 35% premium gap. |
| Banque de France | The French central bank is the official source for mortgage and credit conditions in France. | We used their mortgage rate statistics to explain demand-side drivers behind 2024-2026 pricing trends. We referenced their mid-2025 average new-loan rate of around 3.1% as context for current market conditions. |
| Service-Public.fr | This is the official French government public service portal with verified information. | We used their notary fee simulator to frame buyer closing costs accurately. We based our fee assumptions on their published ranges for old versus new properties. |
| French Ministry of Economy | This official government ministry site (Bercy) provides authoritative guidance on property transactions. | We used their explainer to confirm what notary fees cover (taxes, disbursements, remuneration). We also used it to justify why buyer costs are higher for older homes than new builds. |
| European Central Bank (ECB) | The ECB provides official reference exchange rates used widely in finance and reporting. | We used their EUR/USD reference rate (approximately 1.18) to convert all euro prices into dollars consistently. We kept this conversion rate constant throughout the article for comparability. |
| SeLoger Saint Roch | Neighborhood-specific data from a major French property portal. | We used this page to source entry-level price examples for the Saint Roch neighborhood. We referenced specific listing data to illustrate what budget buyers can realistically find. |
| SeLoger Mont Boron | Neighborhood-specific data from a major French property portal. | We used this page for luxury price ranges in Nice's most expensive neighborhood. We calculated villa price estimates using their per-square-meter data multiplied by typical villa sizes. |
| SeLoger Ariane | Neighborhood-specific data from a major French property portal. | We used this page to identify Nice's most affordable neighborhood and its price ranges. We referenced it for budget buyer examples under 100,000 dollars. |
| SeLoger Liberation | Neighborhood-specific data from a major French property portal. | We used this page for mid-market price examples in a practical, well-connected neighborhood. We included Liberation in budget examples for buyers in the 200,000 to 300,000 dollar range. |
| SeLoger Cimiez | Neighborhood-specific data from a major French property portal. | We used this page for family-oriented neighborhood price data and examples. We referenced Cimiez as a classic choice for buyers seeking larger apartments in a residential setting. |
| SeLoger Carre d'Or | Neighborhood-specific data from a major French property portal. | We used this page for prime central neighborhood price ranges popular with expats. We referenced it for higher-budget examples and the neighborhood comparison table. |
| SeLoger Fabron | Neighborhood-specific data from a major French property portal. | We used this page for residential hillside neighborhood data with sea-view potential. We included Fabron in house and villa examples for mid to high budgets. |
| SeLoger Vieux-Nice | Neighborhood-specific data from a major French property portal. | We used this page for the historic old town's character property prices. We referenced it in the neighborhood table and for buyers seeking central apartments with charm. |
| SeLoger Magnan | Neighborhood-specific data from a major French property portal. | We used this page for beach-accessible, mixed-use neighborhood pricing. We included Magnan in the 12-neighborhood comparison table for completeness. |
| SeLoger Riquier | Neighborhood-specific data from a major French property portal. | We used this page for practical port-side neighborhood prices. We referenced Riquier for budget buyer examples seeking value near the train station. |
| SeLoger Sainte Marguerite | Neighborhood-specific data from a major French property portal. | We used this page for family-friendly value neighborhood data. We referenced it to show apartment-dominated inventory patterns in Nice. |
| Avenirfi | A French real estate analysis site reporting on market negotiation trends. | We used their national negotiation margin data (around 8-9%) as a baseline. We then adjusted this downward to 6% for Nice given its stronger coastal market demand. |
| INSEE Inflation 2021 | Official French government inflation statistics for historical context. | We used this data to understand inflation patterns over the past decade. We applied these figures when calculating real (inflation-adjusted) price changes for the 10-year comparison. |
| INSEE Inflation 2020 | Official French government inflation statistics for historical context. | We used this data as part of our cumulative inflation calculation over the past decade. We factored in the low inflation year of 2020 when computing real price appreciation. |
| ECB Historical Exchange Rates | Official historical foreign exchange data from the European Central Bank. | We used this dataset to verify the euro-dollar exchange rate trend heading into late 2025. We settled on 1.18 as a reasonable anchor for all currency conversions in this article. |
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