Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Nice's property market in 2025 demonstrates remarkable resilience amid France's broader real estate challenges. While national property prices have shown mixed signals, Nice continues attracting international buyers and maintaining steady growth, driven by its Mediterranean appeal and limited supply constraints.
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.
Property prices in Nice have increased by 1.9% over the past year, reaching an average of €5,120-€5,500 per square meter as of June 2025. Luxury neighborhoods are experiencing faster appreciation than mid-range areas, with foreign investment and tourism recovery driving sustained demand.
| Metric | Current Value (June 2025) | Trend Analysis |
|---|---|---|
| Average Price per m² | €5,120-€5,500 | +1.9% year-over-year growth, stabilizing after moderate increases |
| Median Price per m² | €4,720 | Reflects overall market accessibility compared to luxury segments |
| Luxury Areas (Carré d'Or) | €10,000-€15,000/m² | Outpacing mid-range properties with 3.9% vs 3.2% growth |
| Ultra-Luxury (Cap de Nice) | Over €15,000/m² | Sustained premium due to scarcity and international demand |
| Rental Yield | 5.2% average | Competitive yields supported by tourism recovery |
| Mortgage Rates | 3.5% (down from 4.35%) | Improved affordability driving buyer confidence |
| Tourism Impact | 79% short-term rental occupancy | Among highest in France, boosting property demand |
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.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
What are the current average property prices in Nice as of June 2025?
As of June 2025, residential property prices in Nice have reached an average range of €5,120 to €5,500 per square meter for apartments.
The median price per square meter sits at €4,720, providing a more balanced view of the market that accounts for both luxury and standard properties. This median figure indicates that half of all properties sell below this price point, making it a useful benchmark for typical buyers.
Prices vary dramatically by neighborhood, with luxury areas commanding significantly higher rates. The prestigious Carré d'Or district commands between €10,000 and €15,000 per square meter, while the ultra-exclusive Cap de Nice area exceeds €15,000 per square meter. These premium locations benefit from their seafront positions, historical significance, and limited available properties.
Mid-range neighborhoods offer more accessible entry points, with areas like Gambetta and Libération providing opportunities in the €4,000 to €6,000 per square meter range. These areas are experiencing active urban renewal and improved connectivity, making them attractive for both investors and residents.
It's something we develop in our France property pack.
How much have property prices increased in Nice over the past 12 months?
Nice property prices have demonstrated steady growth with a 1.9% increase over the past year, rising from €5,130 per square meter in January 2024 to approximately €5,500 per square meter in early 2025.
This growth rate represents a moderation from previous years' more aggressive increases. The market experienced a brief -0.2% dip in June 2024, but quickly recovered and maintained its upward trajectory through the remainder of the year. This temporary decline was largely attributed to seasonal market adjustments and broader economic uncertainties that affected buyer sentiment temporarily.
Over a broader three-year horizon, Nice has achieved a cumulative 15% price increase, demonstrating the market's underlying strength despite occasional fluctuations. This longer-term perspective shows consistent appreciation that outpaces inflation and provides solid returns for property owners.
The 1.9% annual growth contrasts positively with many other major French cities that experienced price declines or stagnation during the same period. Nice's resilience stems from its unique combination of international appeal, limited supply, and strong rental demand from both residents and tourists.
Which neighborhoods in Nice showed the fastest price growth in 2025?
Le Port leads Nice's price appreciation with a median price of €6,689 per square meter, representing a solid 3% year-over-year increase that reflects ongoing waterfront development and improved infrastructure.
Gambetta emerged as a standout performer with a remarkable monthly growth rate of 1.78% in January 2025, driven by its central location and excellent transport connections. This neighborhood benefits from proximity to both the city center and major business districts, making it highly sought after by professionals and families.
Libération has experienced significant price increases, with properties frequently selling above asking price due to intense buyer competition and limited inventory. The area's ongoing urban renewal projects and improved amenities have attracted both domestic and international buyers seeking value in up-and-coming districts.
Cimiez continues to attract investors with strong rental yields reaching up to 9.57% in certain sub-areas like Roquebillière, reflecting robust rental demand and price appreciation potential. The neighborhood's blend of residential tranquility and proximity to Nice's cultural attractions makes it particularly appealing to long-term investors.
These growth patterns indicate a shift toward neighborhoods offering development potential and improved connectivity, rather than just established luxury areas.
Are luxury properties appreciating faster than mid-range homes in Nice?
Luxury properties in Nice are indeed appreciating faster than mid-range homes, marking a significant shift in market dynamics that favors high-end real estate investments.
| Property Segment | Annual Price Growth | Key Driving Factors |
|---|---|---|
| Luxury Properties | 3.9% | Limited inventory, international buyer demand, scarcity premium |
| Mid-Range Properties | 3.2% | Local buyer demand, mortgage accessibility, steady appreciation |
| Ultra-Luxury (Cap de Nice) | 4.5%+ | Extreme scarcity, trophy asset status, wealth concentration |
| Seafront Properties | 4.2% | Irreplaceable locations, tourism appeal, investment security |
| Renovated Historic Properties | 3.7% | Cultural value, uniqueness, international collector interest |
This trend represents the first time in several years that luxury home prices are rising more quickly than non-luxury listings. The acceleration is driven by historically low inventory levels in the luxury segment and intense competition among affluent buyers, particularly international purchasers seeking trophy assets on the French Riviera.
High-end properties in areas like Cap de Nice and Carré d'Or are especially resilient due to their irreplaceable locations and limited development opportunities. These areas benefit from strict zoning regulations that prevent new construction, creating an artificial scarcity that supports premium pricing.
What impact have recent interest rate changes had on Nice's property market?
Mortgage rates in France have decreased significantly from 4.35% to 3.5% over the past year, creating a substantial improvement in affordability that has boosted buyer confidence and market activity in Nice.
This 0.85 percentage point reduction translates to meaningful monthly payment savings for buyers. For a €500,000 property purchase with an 80% mortgage, the rate decrease saves approximately €200-300 per month in mortgage payments, making property ownership more accessible to a broader range of buyers.
The improved financing conditions have particularly benefited first-time buyers and those purchasing mid-range properties, contributing to increased transaction volumes across various price segments. Many buyers who were previously priced out of the market have re-entered, creating additional demand pressure that supports price stability and growth.
Inflation rates, while still present, have begun moderating, which has helped stabilize long-term interest rate expectations and reduced concerns about future borrowing cost increases. This economic environment has created favorable conditions for both buyers seeking mortgages and sellers looking to capitalize on sustained demand.
The combination of lower borrowing costs and stabilizing inflation has contributed to Nice's market outperformance compared to other French cities experiencing price declines.
Get fresh and reliable information about the market in Nice
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How do Nice property prices compare to other major French Riviera cities in 2025?
Nice positions itself in the middle tier of French Riviera property markets, offering better value than ultra-premium destinations while commanding higher prices than larger regional cities.
| City | Average Price (€/m²) | Rental Yield (%) | Market Characteristics |
|---|---|---|---|
| Nice | €4,500-€5,500 | 5.2% | Balanced market with strong international appeal |
| Cannes | €5,800 | 4.5% | Premium market driven by film festival prestige |
| Marseille | €3,400-€3,500 | N/A | More affordable but less international demand |
| Antibes | €4,200 | 5.8% | Higher yields due to yacht harbor proximity |
| Saint-Tropez | €7,000 | 3.9% | Ultra-luxury seasonal market with limited inventory |
| Monaco (reference) | €40,000+ | 2.5% | Global luxury benchmark with tax advantages |
Nice offers approximately 20% better value than Cannes while providing superior rental yields compared to most premium Riviera destinations. The city's rental yield of 5.2% compares favorably to the 4.5% typically seen in Cannes and the 3.9% in Saint-Tropez, making it more attractive for income-focused investors.
Compared to Marseille, Nice commands a 40-60% premium, justified by its superior international appeal, tourism infrastructure, and lifestyle amenities. The price differential reflects Nice's position as a true international destination versus Marseille's more domestic-focused market.
What role has the tourism recovery played in driving property demand in Nice?
The tourism sector rebound has created a powerful catalyst for property demand in Nice, with short-term rental occupancy rates reaching 79%, among the highest levels recorded in France.
Tourism sector business creation grew by 7% in 2023, indicating robust confidence in the hospitality industry and creating increased demand for both short-term and long-term rental properties. This growth has attracted investors seeking to capitalize on the city's tourism appeal through vacation rental investments and hospitality-related real estate.
Major international events, including the 2024 Olympics spillover effects and continued growth in international travel, have reinforced Nice's position as a premier Mediterranean destination. The city's international airport, one of France's busiest, has seen passenger volumes return to and exceed pre-pandemic levels, supporting sustained tourism demand.
The tourism recovery has particularly benefited neighborhoods with easy access to attractions, beaches, and transportation hubs. Properties suitable for short-term rentals have experienced enhanced demand, driving up both purchase prices and rental yields in tourist-friendly areas.
This tourism-driven demand has created a virtuous cycle where property appreciation attracts more investors, while increased visitor numbers support strong rental returns, further boosting property values.
Are there signs of a property bubble developing in Nice as of June 2025?
There is no clear evidence of a property bubble forming in Nice as of June 2025, with market fundamentals remaining strong and price increases appearing sustainable based on underlying demand drivers.
The 1.9% annual price growth represents moderate appreciation rather than the speculative spikes typically associated with bubble conditions. This measured growth rate aligns with historical averages and reflects genuine demand-supply imbalances rather than speculative investment behavior.
Strong fundamentals supporting current price levels include limited land availability due to geographic constraints, sustained international buyer interest, ongoing urban development projects, and robust rental demand from both tourists and residents. These factors create legitimate pricing support that differs from bubble markets driven primarily by speculation.
Market stability indicators show healthy transaction volumes, reasonable price-to-income ratios for the region, and diverse buyer demographics including both investors and end-users. The presence of substantial foreign investment provides market depth and reduces dependence on domestic economic conditions alone.
Regulatory measures controlling short-term rentals and development restrictions help prevent market overheating by maintaining reasonable supply-demand balance and discouraging purely speculative investment activity.
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 are the property price forecasts for Nice through 2026-2030?
Property prices in France are forecast to increase by 23.4% by 2029, with Nice expected to track or slightly outperform this national projection due to its international appeal and supply constraints.
The five-year outlook suggests Nice property values could reach €6,200-€6,800 per square meter by 2029, representing steady annual appreciation of approximately 4-5%. This projection accounts for continued international buyer interest, ongoing infrastructure development, and the city's established position as a premier Mediterranean destination.
Key factors supporting long-term price growth include demographic trends favoring coastal living, limited developable land constraining supply growth, and Nice's increasing connectivity through transportation improvements. The city's appeal to remote workers and international retirees provides sustained demand beyond traditional tourism and investment drivers.
Luxury and prime location properties are expected to outperform the overall market, potentially achieving 25-30% appreciation over the five-year period. These segments benefit from extreme scarcity and global wealth concentration trends that favor trophy real estate assets.
Risk factors that could moderate growth include potential changes in French tax policy affecting foreign buyers, broader European economic conditions, and climate change impacts on Mediterranean coastal areas. However, these factors are generally viewed as manageable rather than market-threatening.
How significant is foreign investment in driving Nice's current price increases?
Foreign buyers represent a major driving force behind Nice's price increases, with international purchasers particularly active in the luxury and prime residential segments that set overall market tone.
Buyers from the UK, United States, and other EU countries are attracted by Nice's lifestyle appeal, favorable exchange rates, and political stability compared to alternative international destinations. The euro's relative weakness against the US dollar and British pound has made French property more affordable for these key buyer demographics.
Foreign investment is concentrated in trophy properties and prime locations, where international buyers often compete aggressively and drive prices above local market levels. These premium transactions create upward pricing pressure that influences broader market perceptions and valuations.
Lower European interest rates compared to other major economies have made French property financing attractive to international buyers who can access favorable borrowing terms. This financing advantage amplifies foreign buying power and supports sustained international demand.
The international buyer presence also provides market stability by diversifying demand sources and reducing dependence on domestic economic conditions. This diversification helps Nice's market maintain resilience during periods of French economic uncertainty.
It's something we develop in our France property pack.
What current regulations affect second homes and short-term rentals in Nice?
Nice has implemented comprehensive regulations governing short-term rentals, requiring all Airbnb and vacation rental properties to register with local authorities before operation.
1. **Registration Requirements**: All short-term rental properties must obtain official registration numbers and display these prominently in all advertising and booking platforms.2. **Duration Limits**: Seasonal rental contracts are strictly limited to 90 days per tenant per year, preventing long-term displacement of residential housing stock.3. **Condominium Restrictions**: Many condominium buildings have imposed internal regulations restricting or completely banning short-term rentals to preserve residential character.4. **Tax Obligations**: Rental income must be declared to French tax authorities, with specific reporting requirements for non-resident property owners.5. **Safety Standards**: Properties must meet specific safety and habitability standards, including smoke detectors, insurance coverage, and emergency contact information.These regulations aim to preserve housing stock for permanent residents while allowing controlled tourism accommodation. The 90-day limit prevents properties from becoming de facto hotels while still permitting occasional vacation rental income.
Enforcement has been strengthened with regular inspections and penalties for non-compliance, including fines and removal from rental platforms. Despite these restrictions, high tourism demand continues to support strong rental yields for compliant properties.
How is new housing supply affecting property prices in Nice?
New housing supply in Nice remains severely constrained by geographic limitations and zoning restrictions, creating persistent supply-demand imbalances that support continued price appreciation.
Geographic constraints include the Mediterranean Sea to the south and mountains to the north, limiting available development land to narrow coastal strips and already densely developed areas. These natural boundaries create an artificial scarcity that cannot be overcome through typical market mechanisms.
Major urban renewal projects including Plaine du Var, Eco-Vallée, and Port district renovation are adding modern housing and infrastructure, but at volumes insufficient to significantly impact overall supply levels. These developments focus on quality improvement rather than quantity increases, often replacing older housing with fewer but higher-quality units.
Zoning regulations prioritize preserving Nice's historic character and coastal environment, restricting building heights and densities in most areas. These policies maintain the city's appeal but limit supply growth potential even in areas with available land.
The combination of limited new supply and strong demand growth means new developments often sell at premium prices, further supporting overall market appreciation rather than providing price relief. New construction typically targets luxury and premium segments, adding to high-end supply while doing little for mid-range affordability.
It's something we develop in our France property pack.
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.
Based on our comprehensive analysis of Nice's property market as of June 2025, prices are definitively going up.
The evidence clearly demonstrates sustained upward momentum with 1.9% annual growth, strong fundamentals including limited supply and international demand, favorable financing conditions, and positive long-term forecasts suggesting continued appreciation through 2030.
Sources
- InvestRopa Nice Real Estate Market Analysis
- Tanit Immobilier Property Market 2025
- Adrian Leeds French Property Insider Nice
- Sotheby's Realty Nice Luxury Prices
- InvestRopa Nice Area Analysis
- Luxury Homes Price Trends 2025
- Living on Cote d'Azur Market Analysis
- Carlton International Riviera Forecasts
- InvestRopa South France Trends
- Savills Five Year Price Forecast