As of June 2026, a normal apartment in Nice costs around €305,000, or about $354,000, with an average apartment price close to €5,250 per m², or about $610 per sq ft, but the real budget changes a lot between Saint-Roch, Riquier, Libération, Vieux-Nice, Carré d’Or and Mont-Boron.
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Nice is a beautiful market, but it is also a very uneven market where a cheaper inland flat and a sea-view apartment can have completely different prices.
The goal here is to make the real cost of buying an apartment in Nice easy to understand for a foreign buyer.
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 apartment prices in June 2026 sit around €5,250 per m², but the buyer’s real budget depends more on the street, view, lift and balcony than on the city average.
- A realistic Nice studio budget in 2026 is about €135,000, but the same studio can move from budget-friendly to expensive if it is near the sea or in Vieux-Nice.
- For a foreign buyer, the practical all-in budget for a standard two-bedroom apartment in Nice is closer to €350,000 to €365,000 than to the €325,000 asking price.
- Resale apartments in Nice remain much cheaper than new-build apartments, with new-build often costing 45% to 70% more per m² in the best-located projects.
- Riquier, Vernier and Saint-Roch are useful first-buyer districts because they keep entry prices lower while still offering tram, shops or central access.
- Mont-Boron, Carré d’Or, Rue de France and the best Promenade micro-locations are not yield-first markets, because buyers mostly pay for scarcity, view and lifestyle.
- Nice closing costs are high for resale apartments, so a buyer should usually add 8% to 9.5% on top of the purchase price when a mortgage is involved.
- Monthly ownership costs in Nice can look manageable at first, but HOA fees, lift costs, façade works and sea-air maintenance can change the real yearly budget.
- Nice property tax is not calculated on the purchase price, so two apartments with similar market values can still receive different annual tax bills.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
How much do apartments really cost in Nice in 2026?
What's the average and median apartment price in Nice in 2026?
As of June 2026, the average apartment price in Nice is about €305,000, or about $354,000, while the median apartment price in Nice is closer to €285,000, or about $331,000.
In per-square-meter terms, apartments in Nice in 2026 cost around €5,250 per m², or about $6,100 per m², which is roughly €488 per sq ft, or about $567 per sq ft.
For most standard resale apartments in Nice, a realistic price range is €3,600 to €7,800 per m², or about $4,180 to $9,050 per m², while prime sea-view or Mont-Boron apartments can go far above that.
Sources and methodology: we cross-checked MeilleursAgents, SeLoger and Figaro Immobilier.
We also used DGFiP DVF and Immobilier.notaires.fr to keep listing prices grounded in completed sales.
We rounded the results and used our own Nice apartment checks to avoid giving a false sense of precision.
How much is a studio apartment in Nice in 2026?
As of June 2026, a typical studio apartment in Nice costs around €135,000, or about $157,000, for a normal resale unit in a practical location.
Entry-level to mid-range studios in Nice usually cost €100,000 to €155,000, or about $116,000 to $180,000, while premium studios in Vieux-Nice, Carré d’Or or near the sea can cost €150,000 to €230,000, or about $174,000 to $267,000.
Most studio apartments in Nice are about 20 to 28 m², and smaller studios often have a higher price per m² because they are easier to rent and cheaper to buy in total.
Sources and methodology: we used MeilleursAgents, SeLoger and Figaro Immobilier.
We then applied a small-unit premium because Nice studios often sell for more per m² than larger family apartments.
We checked this against our own observed Nice listings and neighborhood-level pricing.
How much is a one-bedroom apartment in Nice in 2026?
As of June 2026, a typical one-bedroom apartment in Nice costs around €215,000, or about $249,000, for a normal 38 to 45 m² resale apartment.
Entry-level to mid-range one-bedroom apartments in Nice usually cost €165,000 to €260,000, or about $191,000 to $302,000, while premium one-bedroom apartments in Vieux-Nice, Carré d’Or, Le Port or near the sea can cost €260,000 to €380,000, or about $302,000 to $441,000.
Most one-bedroom apartments in Nice are about 36 to 45 m², which makes them liquid because they suit local tenants, retirees, students, remote workers and pied-à-terre buyers.
Sources and methodology: we compared MeilleursAgents, SeLoger and DVF.
We used a 40 m² buyer size because it is a practical reference for Nice one-bedroom apartments.
We then adjusted the range for centrality, sea access, lift, balcony and building quality.
How much is a two-bedroom apartment in Nice in 2026?
As of June 2026, a typical two-bedroom apartment in Nice costs around €325,000, or about $377,000, for a standard resale apartment of roughly 60 to 70 m².
Entry-level to mid-range two-bedroom apartments in Nice usually cost €255,000 to €410,000, or about $296,000 to $476,000, while high-end two-bedroom apartments in Cimiez, Le Port, Vieux-Nice or Mont-Boron can cost €430,000 to €750,000, or about $499,000 to $870,000.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Nice.
Sources and methodology: we used SeLoger, Figaro Immobilier and Immobilier.notaires.fr.
We used 63 m² as a simple benchmark for a normal Nice two-bedroom apartment.
We adjusted our estimate for lift, parking, terrace, sea view and distance to tram or shops.
How much is a three-bedroom apartment in Nice in 2026?
As of June 2026, a typical three-bedroom apartment in Nice costs around €450,000, or about $522,000, although many ordinary family flats trade between €390,000 and €600,000.
Entry-level to mid-range three-bedroom apartments in Nice usually cost €330,000 to €620,000, or about $383,000 to $719,000, while luxury three-bedroom apartments in Mont-Boron, Carré d’Or or sea-view addresses can cost €700,000 to more than €1.2 million, or about $812,000 to more than $1.39 million.
Most three-bedroom apartments in Nice are about 78 to 110 m², and family buyers should pay special attention to parking, lift access, schools, noise and the last three years of copropriété meeting minutes.
Sources and methodology: we used MeilleursAgents, SeLoger and Figaro Immobilier.
We treated three-bedroom apartments separately because they behave more like family housing than investor studios.
We adjusted the budget for Cimiez, Fabron, Mont-Boron and other family-oriented districts.
What's the price gap between new and resale apartments in Nice in 2026?
As of June 2026, new-build apartments in Nice usually cost about 45% to 70% more per m² than ordinary resale apartments, mainly because central land is scarce and new supply is limited.
A realistic average price for new-build apartments in Nice is about €7,800 to €9,800 per m², or about $9,050 to $11,370 per m², which is roughly €725 to €910 per sq ft, or about $841 to $1,057 per sq ft.
By comparison, ordinary resale apartments in Nice usually sit around €5,000 to €5,600 per m², or about $5,800 to $6,500 per m², which is why a 45 m² one-bedroom can be much cheaper in resale than in a new project.
Sources and methodology: we compared resale data from MeilleursAgents, SeLoger and Figaro Immobilier.
We also checked new-build signals from Vianova and live developer pricing.
We used our own adjustment for parking, terrace, energy rating and delivery risk.
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Can I afford to buy in Nice in 2026?
What's the typical total budget (all-in) to buy an apartment in Nice in 2026?
As of June 2026, a standard apartment purchase in Nice needs an all-in resale budget of about €350,000 to €365,000, or about $406,000 to $423,000, if the target purchase price is around €325,000.
This all-in Nice apartment budget usually includes the purchase price, transfer taxes, notary fees, bank fees, mortgage security costs, first insurance payments, small legal checks, furniture and a first-year repair reserve.
We go deeper and try to understand what costs can be avoided or minimized and how in our Nice property pack.
Sources and methodology: we used Impots.gouv.fr, DMTO 2026 and Immobilier.notaires.fr.
We separated taxes, notary remuneration and financing costs because they do not behave the same way.
We added a small buyer reserve because foreign buyers often face translation, transfer and furnishing costs.
What down payment is typical to buy in Nice in 2026?
As of June 2026, a foreign buyer purchasing a €325,000 apartment in Nice should usually plan for a down payment of 25% to 35%, or about €80,000 to €115,000, which is about $93,000 to $133,000.
The minimum down payment for a strong French resident borrower can be closer to 10% to 20% plus closing costs, but banks usually ask more from non-residents, foreign-income buyers and self-employed buyers.
For better mortgage terms in Nice in 2026, a foreign buyer should often target 30% to 35% equity plus cash for closing costs, because French banks also check the 35% debt-service rule including insurance.
Sources and methodology: we used Observatoire Crédit Logement / CSA, HCSF and broker-market checks.
We treated foreign buyers more cautiously because banks can discount non-euro income or second-home rental assumptions.
We used our own affordability scenarios for a Nice resale apartment around €325,000.
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Which neighborhoods are cheapest or priciest in Nice in 2026?
How much does the price per m² for apartments vary by neighborhood in Nice in 2026?
As of June 2026, apartment prices in Nice range from about €3,600 to more than €10,000 per m², or about $4,180 to more than $11,600 per m², depending on the neighborhood, view and building quality.
The most affordable Nice neighborhoods include Ariane, Pasteur, Saint-Roch, Vernier and parts of Riquier, where typical prices often sit around €3,600 to €4,900 per m², or about $4,180 to $5,680 per m².
The most expensive Nice neighborhoods include Mont-Boron, Carré d’Or, Rue de France, the Promenade des Anglais and Cap de Nice micro-locations, where good apartments often sit around €7,500 to €12,000 per m², or about $8,700 to $13,920 per m².
Sources and methodology: we cross-checked SeLoger, MeilleursAgents and Figaro Immobilier.
We also used DVF logic to avoid relying only on asking prices.
We adjusted neighborhood values for sea view, slope, tram access, parking and tourist noise.
What neighborhoods are best for first-time buyers on a budget in Nice in 2026?
As of June 2026, the top three Nice neighborhoods for first-time buyers on a budget are Riquier, Vernier and Saint-Roch, with Pasteur and Libération edge also worth checking.
In these budget-friendly Nice neighborhoods, a practical apartment usually costs around €160,000 to €330,000, or about $186,000 to $383,000, depending on size, renovation level and building condition.
Riquier offers access to the Port spillover, Vernier keeps buyers close to the center, and Saint-Roch gives cheaper tram-connected options for buyers who do not need a prestige address.
The trade-off is that these areas can have more mixed streets, less sea appeal, weaker resale perception or older buildings that need careful copropriété checks.
Sources and methodology: we used SeLoger, MeilleursAgents and Figaro Immobilier.
We looked for districts below the city average but still connected to transport, shops or jobs.
We excluded the cheapest pockets when the discount mainly reflected weak liquidity or higher management risk.
Which neighborhoods have the fastest-rising apartment prices in Nice in 2026?
As of June 2026, the most interesting momentum areas for apartment prices in Nice are Le Port, Riquier and Saint-Roch, with Libération and Nice-Ouest also showing useful demand signals.
These fast-appreciating Nice neighborhoods can show roughly 2% to 6% annual upside in stronger streets, although the citywide Figaro signal is flatter and the exact result changes by building and block.
The main driver is not only beauty or sea access, because tram access, Port spillover, local shops, urban renewal, airport jobs and relative affordability also push demand toward these areas.
Sources and methodology: we used MeilleursAgents, Figaro Immobilier and SeLoger.
We compared neighborhood price gaps with transport, jobs and lifestyle demand.
We treated short-term growth estimates carefully because small Nice districts can move unevenly.
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What extra costs will I pay on top of the apartment price in Nice in 2026?
What are all the buyer closing costs when you buy an apartment in Nice?
For a typical €325,000 resale apartment in Nice, buyer closing costs are usually about €24,000 to €31,000, or about $28,000 to $36,000, before furniture or renovation.
The main Nice apartment closing costs are transfer duties, notary remuneration, land-registry fees, administrative disbursements, bank guarantee fees, mortgage registration costs, loan fees and possible broker fees.
The largest closing cost is usually transfer duties and taxes, which make up most of the amount people casually call notary fees in France.
Some costs can vary, especially agency fees, bank fees, broker fees and mortgage security costs, but tax-driven transfer duties are not a normal negotiation item.
Sources and methodology: we used Impots.gouv.fr, DMTO 2026 and Service-Public.
We separated official taxes from bank and broker costs because buyers can sometimes reduce the second group.
We applied the estimates to a normal resale apartment in Nice rather than a luxury transaction.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Nice?
For a resale apartment in Nice, buyers should usually budget 7.3% to 8% of the purchase price for closing costs when paying cash, or 8% to 9.5% when using a mortgage.
For new-build apartments in Nice, the realistic range is lower at about 2.3% to 3% for a cash buyer and about 3% to 4.5% for a mortgage buyer, because VAT is usually already included in the developer price.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Nice.
Sources and methodology: we used Impots.gouv.fr, DMTO 2026 and Immobilier.notaires.fr.
We used resale and new-build separately because the tax structure is different.
We added bank-related costs only when the buyer is likely to finance the purchase.
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What are the ongoing monthly and yearly costs of an apartment in Nice in 2026?
What are typical HOA fees in Nice right now?
HOA fees, called copropriété charges in France, are common in Nice, and a normal 60 m² apartment often costs about €180 to €280 per month, or about $209 to $325 per month.
Basic older buildings in Nice may cost around €1.50 to €2.50 per m² per month, while buildings with lifts, caretakers, gardens, heating, pools or security can reach €4 to €6.50 per m² per month, or more.
Sources and methodology: we used Nice listing checks, French copropriété benchmarks and Service-Public copropriété guidance.
We adjusted the estimate for Nice’s older buildings, hill residences and west-side apartment complexes.
We treat HOA charges as a must-check item because they can change the real return of a Nice apartment.
What utilities should I budget monthly in Nice right now?
For a typical apartment in Nice in 2026, a normal monthly utility budget is about €100 to €220, or about $116 to $255, depending on heating, air-conditioning and occupancy.
A small efficient flat can cost closer to €80 per month, or about $93, while a larger or poorly insulated apartment with electric heating or heavy air-conditioning can reach €250 per month, or about $290.
This Nice utility budget usually includes electricity, water, gas if used, internet and sometimes waste-related costs when they are not already handled through the building or local tax system.
Electricity is often the most expensive utility for apartment owners in Nice, especially when the apartment uses electric heating, old air-conditioning or poor insulation.
Sources and methodology: we used EDF, CRE and Métropole Nice Côte d’Azur water guidance.
We adjusted the numbers for Nice’s mild winters but hotter air-conditioning months.
We kept the range simple because usage matters more than the city average.
How much is property tax on apartments in Nice?
A typical annual property tax for an apartment in Nice in 2026 is about €500 to €1,400, or about $580 to $1,620, for many ordinary one-bedroom and two-bedroom apartments.
Taxe foncière in Nice is not calculated directly from the purchase price, because the tax bill depends on the cadastral rental value and local tax rates.
A realistic yearly range for Nice apartments is about €300 to €1,900, or about $350 to $2,200, with larger apartments, higher cadastral values and some building features pushing the bill upward.
Sources and methodology: we used Ville de Nice budget material, Nice 2026 budget orientations and Impots.gouv.fr.
We estimated bills from apartment size rather than purchase price because that is more realistic for France.
We kept a wide range because cadastral bases can differ sharply between similar-looking flats.
What's the yearly building maintenance cost in Nice?
A practical yearly building maintenance reserve for a Nice apartment is about €15 to €35 per m² per year, so a 65 m² apartment should keep roughly €1,000 to €2,300, or about $1,160 to $2,670, aside.
Older Nice buildings, sea-air locations, buildings with lifts and hill residences can push yearly maintenance reserves higher, while simple inland buildings without lifts can sit closer to the lower end.
These costs can cover façade works, roof repairs, lift replacement, waterproofing, balcony repairs, pipe work, energy upgrades and other big copropriété decisions.
Some maintenance is included in monthly HOA fees, but large works are often voted separately, which is why buyers should read the last three years of general-meeting minutes before signing.
Sources and methodology: we used Service-Public copropriété guidance, local Nice building checks and resale due-diligence practice.
We adjusted reserves for Nice’s older stock, sea air, façades, balconies and lift-heavy residences.
We treat maintenance as a reserve, not a guaranteed yearly invoice.
How much does home insurance cost in Nice?
A typical annual home insurance budget for an apartment in Nice is about €120 to €280, or about $140 to $325, for a normal owner-occupier policy.
The realistic range is about €90 to €600 per year, or about $105 to $696, depending on apartment size, contents, rental use, water-damage cover, theft cover and whether the owner needs non-occupant insurance.
Home insurance is strongly recommended for all Nice apartment owners, and non-occupant owner insurance can be mandatory in many copropriété cases under French condominium rules.
Sources and methodology: we used French insurance-market checks, Service-Public housing insurance guidance and local owner-risk assumptions.
We separated owner-occupier, furnished rental and non-occupant owner cases because the policies are not identical.
We adjusted the estimate for water damage, theft, furnished use and condominium liability.
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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 we trust it | How we used it |
|---|---|---|
| DGFiP DVF / data.gouv.fr | It is France’s official transaction database from tax and notarial records. | We used it as the backbone for completed resale transactions. We cross-checked it because address-level data can be noisy. |
| Service-Public DVF explainer | It explains official French property sale data in plain language. | We used it to explain why completed sales matter. We also used it to keep the method easy for non-professional buyers. |
| Immobilier.notaires.fr | It is the official property-price portal from French notaries. | We used it to validate Nice price levels from recorded transactions. We used it as a conservative check against listing portals. |
| MeilleursAgents Nice | It is a widely used French price index with city and street estimates. | We used its June 2026 apartment price near €5,216 per m². We also used it to understand neighborhood dispersion. |
| SeLoger Nice | It is one of France’s largest housing portals. | We used its apartment average near €5,274 per m². We used its neighborhood data to cross-check local price ranges. |
| Figaro Immobilier Nice | It gives city and neighborhood market estimates with median values. | We used its higher median signal near €5,642 per m². We used it to avoid underestimating central Nice. |
| Observatoires des loyers | It is the official French network for local rent observation. | We used it as a public reference for private rental levels. We compared it with private rent estimates for yield context. |
| ANIL / Carte des loyers | It is a public rent dataset used for housing-market analysis. | We used it as a second rent benchmark. We treated it as a rent-level check, not as a final yield answer. |
| Impots.gouv.fr DMTO 2026 | It is the official transfer-duty table for 2026. | We used it to estimate acquisition taxes on resale property. We separated these taxes from bank and broker costs. |
| Impots.gouv.fr old-property purchase guide | It explains French purchase taxes for older homes. | We used it to explain the structure of French transfer duties. We used it for the resale closing-cost envelope. |
| Ville de Nice budget 2026 | It is the city’s own budget information. | We used it for local fiscal context. We cross-checked property-tax logic because bills depend on cadastral value. |
| Nice 2026 budget orientations | It gives the city’s budget and tax-rate context. | We used it to understand the 2026 local tax backdrop. We did not use it as a direct apartment-tax calculator. |
| Observatoire Crédit Logement / CSA | It is a major reference for French mortgage rates. | We used it to frame 2026 affordability and mortgage conditions. We adjusted for foreign buyers, who often face stricter underwriting. |
| Haut Conseil de Stabilité Financière | It sets key French mortgage-risk rules. | We used it for the debt-service framework. We applied it carefully because banks can treat foreign income differently. |
| CRE gas reference price | It is the French energy regulator’s gas reference. | We used it for the 2026 gas-cost environment. We kept utility estimates broad because real usage varies a lot. |
| EDF electricity tariff information | It is a primary reference for regulated electricity offers. | We used it to frame electricity costs. We adjusted for Nice’s mild winters and summer air-conditioning use. |
| Métropole Nice Côte d’Azur water service | It is the official local water-service page. | We used it to identify the local water operator. We kept water estimates simple because household consumption drives the bill. |
| Vianova new-build Nice data | It tracks new-build apartment programs in Nice. | We used it to benchmark new-build price pressure. We compared it with resale data to estimate the new-build premium. |
| EUR/USD exchange-rate history | It gives historical euro-dollar conversion data. | We used a rounded June 2026 conversion near €1 to $1.16. We rounded USD amounts so the article stays easy to read. |
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