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This article gives you a clear view of current housing prices in Nice in 2026.
We constantly update this blog post so the Nice property prices shown here stay as fresh and useful as possible.
You will see average prices, price per square meter, neighborhood differences, extra buying costs, and examples by budget.
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
- The average housing price in Nice in 2026 is about €365,000, but the median is lower at about €285,000 because luxury homes pull the average upward.
- Nice property prices in 2026 are still mostly driven by apartments, since standard apartments and small investor units make up more than 80% of the local residential market.
- The typical residential price in Nice in 2026 is about €5,250 per m², or about $6,075 per m², for the broad city market.
- Listed prices in Nice are usually around 5% to 8% above final sale prices, so a €500,000 listing often closes closer to €465,000 to €485,000.
- Nice is not one single property market: L’Ariane can be below €3,100 per m², while prime Mont Boron homes can exceed €12,000 per m².
- A $200,000 budget in Nice in 2026 is realistic, but it usually means an existing studio or compact one-bedroom apartment in a budget area.
- A $1,000,000 budget in Nice in 2026 reaches the lower luxury market, especially in Cimiez, Le Port, Carré d’Or, or the edge of Mont Boron.
- New-build homes in Nice usually cost 15% to 30% more per m² than older homes because new supply is limited and energy standards are better.
- Buyers of older homes in Nice should often add 15% to 35% on top of the purchase price when taxes, fees, renovation, and furnishing are included.
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 in Nice in 2026 is often more useful than the average price because Nice has many expensive sea-view apartments and villas that push the average upward.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Nice in 2026 is about €285,000, which is about $330,000. The average housing price in the Nice property market in 2026 is about €365,000, which is about $422,000.
For about 80% of residential properties in Nice in 2026, a realistic price range is roughly €145,000 to €850,000, or about $168,000 to $984,000.
A realistic entry range in Nice in 2026 is about €120,000 to €210,000, or about $139,000 to $243,000, which usually buys an existing studio or small one-bedroom apartment of 20 to 32 m² in L’Ariane, Pasteur, Saint-Roch, or parts of Nice Nord.
A realistic luxury range in Nice in 2026 is about €1,100,000 to €3,500,000, or about $1,273,000 to $4,050,000, which can buy a large sea-view apartment in Mont Boron, Le Port, Carré d’Or, or near the Promenade des Anglais, or a villa in Mont Boron, Gairaut, Rimiez, or Vinaigrier.
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, listing prices are usually about 5% to 8% above final sale prices, with a central estimate of about 6.5%.
This gap exists because many Nice sellers add a negotiation margin, especially in central areas, sea-view addresses, and neighborhoods popular with foreign buyers. The gap is usually wider for homes with poor energy ratings, no elevator, noisy streets, or renovation needs, while it can be smaller for renovated homes in Carré d’Or, Le Port, Mont Boron, or near the sea.
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What is the price per sq m or per sq ft for properties in Nice in 2026?
As of 2026, the median housing price in Nice is about €5,100 per m², or about $5,904 per m², which equals about €474 per sqft, or about $549 per sqft. The average housing price in Nice in 2026 is about €5,250 per m², or about $6,075 per m², which equals about €488 per sqft, or about $564 per sqft.
The highest price per m² in Nice in 2026 is usually found in small studios, renovated one-bedroom apartments, sea-view homes, and prime central apartments, while the lowest price per m² is usually found in large older homes away from the sea or homes needing renovation.
The highest price per m² in Nice in 2026 is usually found in Carré d’Or, Mont Boron, Vinaigrier, Le Port, Médecin, and prime sea-view addresses, where prices often range from about €6,500 to more than €10,500 per m². The lowest price per m² is usually found in L’Ariane, Pasteur, parts of Nice Est, and some outer Nice Nord areas, where prices often range from about €1,900 to €3,700 per m².
How have property prices evolved in Nice?
Nice residential property prices in 2026 are about 3% to 4% higher than one year earlier in nominal euro terms. The main reason is that Nice still has limited central supply, strong lifestyle demand, and more functional mortgage conditions than during the 2023 and 2024 stress period.
Compared with two years earlier, Nice housing prices in 2026 look moderately higher, but not in a straight line. The market first absorbed higher borrowing costs, then recovered as buyers became more active again and sellers adjusted their expectations.
By the way, we’ve written a blog article detailing the latest updates on property price variations in France.
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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How do prices vary by housing type in Nice in 2026?
Nice is mainly an apartment market in 2026, with an estimated split of 68% standard apartments, 14% studios and small investor units, 10% large family flats, 4% houses or townhouses, 3% villas, and 1% new-build apartments.
Standard apartments in Nice average around €290,000, or about $336,000, while studios and small investor units average around €145,000, or about $168,000. Large apartments average around €620,000, or about $718,000, houses and townhouses average around €850,000, or about $984,000, villas average around €1,700,000, or about $1,968,000, and new-build apartments average around €430,000, or about $498,000.
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?
New-build homes in Nice in 2026 usually cost about 15% to 30% more per m² than comparable existing homes, with a central estimate of about 22%.
This premium exists because new homes in Nice are rare, usually more energy-efficient, and often come with better technical standards, parking, balconies, terraces, or lower short-term maintenance needs.
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How do property prices vary by neighborhood in Nice in 2026?
Carré d’Or and Rue de France are popular with expats because these areas are central, walkable, close to the sea, and near restaurants, shops, trams, and services. In 2026, homes there often range from about €320,000 to €1,200,000, or about $370,000 to $1,390,000, mostly for renovated apartments, studios, and pied-à-terre units.
Le Port is popular because it has restaurants, tram access, the old town nearby, and a stronger lifestyle feel than many other central areas. In 2026, homes in Le Port often range from about €300,000 to €1,100,000, or about $347,000 to $1,270,000, mostly for renovated apartments, character flats, and some higher-end units.
Mont Boron is one of the premium Nice neighborhoods because buyers pay for sea views, greenery, quiet streets, and prestige. In 2026, homes in Mont Boron often range from about €650,000 to €3,500,000, or about $752,000 to $4,050,000, mostly for large apartments, sea-view homes, and villas.
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:
| Nice neighborhood | Market feel | Typical total price | Typical price per m² | Typical price per sqft |
|---|---|---|---|---|
| L’Ariane | Entry-level / budget | €90k to €230k / $104k to $266k | €1,900 to €3,100 / $2,199 to $3,588 | €177 to €288 / $204 to $333 |
| Pasteur | Budget / hospital area | €120k to €350k / $139k to $405k | €2,750 to €5,500 / $3,182 to $6,365 | €255 to €511 / $296 to $591 |
| Saint-Roch | Budget / commute | €140k to €380k / $162k to $440k | €3,300 to €4,800 / $3,819 to $5,555 | €307 to €446 / $355 to $516 |
| Libération | Popular / local life | €190k to €550k / $220k to $637k | €4,400 to €6,000 / $5,092 to $6,944 | €409 to €557 / $473 to $645 |
| Valrose | Student / commute | €180k to €520k / $208k to $602k | €4,600 to €5,900 / $5,323 to $6,828 | €427 to €548 / $495 to $635 |
| Fleurs-Gambetta | Central / practical | €230k to €700k / $266k to $810k | €5,000 to €6,500 / $5,787 to $7,522 | €465 to €604 / $538 to $699 |
| Cimiez | Family / established | €300k to €900k / $347k to $1.04m | €5,300 to €7,000 / $6,134 to $8,101 | €492 to €650 / $569 to $752 |
| Musiciens-Thiers | Central / bourgeois | €260k to €800k / $301k to $926k | €5,500 to €7,200 / $6,365 to $8,333 | €511 to €669 / $591 to $774 |
| Vieux-Nice | Tourist / character | €240k to €750k / $278k to $868k | €5,600 to €7,500 / $6,481 to $8,680 | €520 to €697 / $602 to $806 |
| Le Port | Popular / expat / lifestyle | €300k to €1.1m / $347k to $1.27m | €5,800 to €8,500 / $6,713 to $9,837 | €539 to €790 / $624 to $914 |
| Carré d’Or | Prime central / sea access | €320k to €1.2m / $370k to $1.39m | €6,000 to €10,500 / $6,944 to $12,152 | €557 to €975 / $645 to $1,129 |
| Mont Boron | Luxury / views | €650k to €3.5m / $752k to $4.05m | €6,500 to €12,000+ / $7,522 to $13,888+ | €604 to €1,115+ / $699 to $1,290+ |
How much more do you pay for properties in Nice when you include renovation work, taxes, and fees?
In Nice in 2026, buyers of existing homes should usually add about 15% to 35% on top of the purchase price when acquisition costs, renovation, furnishing, and building risk are included.
For a property bought around $200,000, or about €173,000, a buyer in Nice may pay about €14,000 in acquisition fees and €10,000 to €25,000 in light works. That means the all-in cost can land near €197,000 to €212,000, or about $228,000 to $245,000.
For a property bought around $500,000, or about €432,000, a buyer in Nice may pay about €35,000 in acquisition fees and €30,000 to €60,000 in normal renovation or furnishing. That means the all-in cost can land near €497,000 to €527,000, or about $575,000 to $610,000.
For a property bought around $1,000,000, or about €864,000, a buyer in Nice may pay about €69,000 in acquisition fees and €70,000 to €150,000 in higher-end works or setup. That means the all-in cost can land near €1,003,000 to €1,083,000, or about $1,161,000 to $1,253,000.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Nice
| Extra cost | Type | Estimated cost in Nice in 2026 |
|---|---|---|
| Acquisition costs for existing property | Fees and taxes | Usually about 7.5% to 8.5% of the purchase price. On a €350,000 home, this is roughly €26,000 to €30,000, or about $30,000 to $35,000. These costs are often called notary fees, but they are mostly taxes. |
| Acquisition costs for new-build property | Fees and taxes | Usually about 2.5% to 4% of the purchase price. On a €430,000 new-build apartment, this is roughly €11,000 to €17,000, or about $13,000 to $20,000. The rate is lower, but the purchase price per m² is often higher. |
| Agency fee | Transaction cost | Often included in the displayed price in France. Economically, it is often around 3% to 5% of the price, so buyers should still understand it. On a €500,000 property, this can represent about €15,000 to €25,000, or about $17,000 to $29,000. |
| Light refresh | Renovation | Usually about €300 to €600 per m², or about $347 to $694 per m². This may cover painting, small repairs, basic flooring, or light kitchen and bathroom updates. It is common for older Nice apartments. |
| Standard renovation | Renovation | Usually about €700 to €1,200 per m², or about $810 to $1,389 per m². This can cover a more serious refresh of kitchens, bathrooms, floors, electrical points, and finishes. Many older apartments in Nice fall into this category. |
| Heavy renovation | Renovation | Usually about €1,300 to €2,500 per m², or about $1,505 to $2,893 per m². This can apply when layouts, plumbing, electrical systems, insulation, or windows need major work. Older buildings without recent updates can reach this level. |
| Luxury renovation | Renovation | Usually about €2,500 to more than €4,000 per m², or about $2,893 to more than $4,629 per m². This applies to premium finishes, custom kitchens, high-end bathrooms, and luxury materials. It is more common in Carré d’Or, Mont Boron, and sea-view homes. |
| Furnishing | Setup cost | Usually about €8,000 to €40,000, or about $9,300 to $46,000, depending on size and quality. A small rental studio can be furnished cheaply, while a large family apartment costs much more. Premium furniture can push the budget higher. |
| Building co-ownership works | Risk buffer | Often about 1% to 5% of the purchase price, depending on the building. This can cover roof, facade, elevator, or shared-area works. Buyers should read co-ownership documents before making an offer. |
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, or about €86,000, there is very little mainstream market in Nice in 2026, but you may find an existing 12 to 16 m² micro-studio in L’Ariane or Pasteur, a 14 to 18 m² small studio in Nice Est, or a tiny 10 to 15 m² top-floor unit on a central fringe street.
With $200,000, or about €173,000, you can realistically look for an existing 25 to 30 m² studio in Pasteur, an existing 30 to 38 m² one-bedroom apartment in Saint-Roch, or an existing 25 to 35 m² studio or compact one-bedroom apartment in Nice Nord.
With $300,000, or about €259,000, you can look for an existing 38 to 45 m² one-bedroom apartment in Libération, an existing 42 to 50 m² two-room apartment in Valrose or Saint-Roch, or an existing 35 to 45 m² apartment in a lower-priced part of Fleurs-Gambetta.
With $500,000, or about €432,000, you can look for an existing 60 to 75 m² two-bedroom apartment in Libération or Valrose, an existing 45 to 60 m² apartment near Carré d’Or or Rue de France, or an existing 65 to 80 m² apartment in Cimiez or Musiciens.
With $1,000,000, or about €864,000, you can look for an existing 90 to 110 m² three-bedroom apartment in Cimiez, a renovated 70 to 90 m² two-bedroom apartment in Carré d’Or or Le Port, or a 75 to 95 m² sea-view apartment near Mont Boron or the Promenade.
With $2,000,000, or about €1,728,000, there is a real luxury market in Nice in 2026, including a 130 to 170 m² renovated apartment in Carré d’Or or on the Promenade des Anglais, a 110 to 150 m² sea-view apartment near Mont Boron or Le Port, or a 160 to 220 m² villa or townhouse in Gairaut, Rimiez, or Mont Boron.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
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 and link | Why this source is useful | How we used this source |
|---|---|---|
| DVF / data.gouv.fr | This is the official French open dataset of property transactions from the tax authority. | We used it as the base reference for completed residential sales. We treated DVF as the best anchor for what buyers actually paid in Nice. |
| Service-Public DVF service | Service-Public explains that DVF data comes from notarial deeds and cadastral records. | We used it to confirm that DVF is based on real transactions. We also used it to explain why sale prices can differ from listing prices. |
| Immobilier.notaires.fr | This is the official real-estate portal of French notaries. | We used it to cross-check Nice transaction prices with notarial market evidence. We used it as a verification layer, not as our only source. |
| SeLoger Nice price index | SeLoger is one of the major French real-estate portals and tracks active market prices. | We used it to capture the active Nice market in 2026. We compared it with transaction sources to avoid relying only on asking prices. |
| MeilleursAgents Nice price index | MeilleursAgents is a recognized French valuation platform with city-level and property-type estimates. | We used it to triangulate apartment and house prices per m². We also used its ranges to build realistic low-to-high bands. |
| Le Figaro Immobilier | Le Figaro Immobilier gives detailed market and neighborhood price indications. | We used it mainly for the neighborhood comparison table. We cross-checked premium and central-area numbers with SeLoger and MeilleursAgents. |
| European Central Bank exchange rate | The European Central Bank is the official reference source for euro exchange rates. | We used the June 9, 2026 rate of €1 = $1.1573. We converted dollar figures from this rate and rounded them for readability. |
| INSEE inflation data | INSEE is France’s official statistics agency. | We used it to add inflation context. We separated nominal price growth from inflation-adjusted price growth so the trend is easier to understand. |
| Service-Public / ANIL notary-fee simulator | This official simulator helps estimate French property acquisition costs by property type and location. | We used it to estimate buyer-side taxes and fees. We then added renovation and furnishing ranges to show the full buying cost. |
| Notaires de France property trends | French notaries publish market information based on recorded property sales. | We used it as a broader check on the French and regional property trend. We did not use it to replace Nice-specific local estimates. |
| DVF Etalab map | This public interface makes official DVF transaction data easier to explore by location. | We used it to understand how sales vary across Nice neighborhoods. We also used it as a practical check on local price dispersion. |
| Banque de France credit statistics | Banque de France is the official central-bank source for credit and mortgage conditions in France. | We used it to understand the financing backdrop for French buyers. We used this context to explain why activity improved after the 2023 and 2024 affordability stress. |
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