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Everything you need to know before buying real estate is included in our France Property Pack
Buying property in Nice in 2025 means investing in one of France's most prestigious coastal cities.
The Nice real estate market offers diverse options from compact studios to luxury villas, with prices stabilizing around €4,700-€5,000 per square meter as of June 2025.
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.
Nice's property market in mid-2025 shows stable prices with modest growth expected, offering opportunities for both lifestyle buyers and investors seeking 4-5% rental yields.
The city provides diverse property options from €200,000 studios in outer districts to €700,000+ luxury apartments with sea views, with no restrictions for foreign buyers.
| Aspect | Current Status (June 2025) | Key Considerations |
|---|---|---|
| Average Price | €4,700-€5,000/m² | Mont Boron: €6,885/m², Pasteur: €3,140/m² |
| Property Types | Apartments (70%), Villas (20%), Studios (10%) | Central apartments most liquid, villas offer privacy |
| Market Trend | Stable with 2-3% annual growth expected | No bubble signs, balanced supply-demand |
| Rental Yields | 4-5% average (up to 9% in select areas) | Short-term rentals regulated but profitable |
| Foreign Buyers | No restrictions | Same process as locals, notaire fees 7-8% |
| Best Areas | Mont Boron, Carré d'Or, Cimiez | Central districts for rentals, hills for luxury |
| Budget Entry | €200,000 minimum | Small studios in Pasteur or Nice Nord |
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
What types of properties can you buy in Nice right now?
The Nice property market in June 2025 offers apartments as the dominant option, making up about 70% of available properties.
You'll find apartments ranging from compact 20m² studios to spacious 200m² penthouses, with most units in central districts like Carré d'Or and Old Town featuring balconies or terraces. These properties typically come in well-maintained buildings from various eras, though older buildings in Vieux Nice often lack elevators but compensate with authentic Niçois charm.
Luxury villas represent about 20% of the market and cluster in prestigious areas like Mont Boron, Cap de Nice, and the surrounding hills. These properties start around €1.5 million and offer private gardens, swimming pools, and those famous Riviera sea views that make Nice special.
Studios make up the remaining 10% of inventory, concentrated near the university and in districts like Libération. These smaller units range from 18-30m² and attract students, young professionals, and investors targeting the rental market.
Most properties on the market are in good to excellent condition, with recent renovations common in prime areas. The city's strict building codes ensure even older properties maintain structural integrity, though energy efficiency varies significantly between pre-1970s buildings and modern constructions.
Should you rent or buy in Nice based on your situation?
The rent-versus-buy decision in Nice depends heavily on your financial capacity and long-term plans in the city.
Renting makes sense if you're testing the Nice lifestyle, have less than €50,000 saved for a down payment and closing costs, or plan to stay less than five years. Monthly rents for a two-bedroom apartment range from €1,500 in outer districts to €3,000 in prime central locations, offering flexibility without the 7-8% transaction costs of buying.
Buying becomes advantageous when you have stable income, can afford the 20% down payment plus notaire fees, and intend to stay at least five years. With mortgage rates around 3.5-4% in mid-2025, monthly payments often equal or slightly exceed rental costs, but you're building equity in a stable market.
| Your Situation | Best Option | Key Reasons |
|---|---|---|
| Staying < 3 years | Rent | Transaction costs won't amortize |
| Limited savings (< €40k) | Rent | Insufficient for down payment + fees |
| Stable income, 5+ year horizon | Buy | Build equity, price appreciation likely |
| Retirement planning | Buy | Lock in housing costs, lifestyle stability |
| Investment purposes | Buy | 4-5% rental yields available |
| Uncertain job situation | Rent | Maintain flexibility |
| Non-EU citizen | Either | No restrictions, same process |
It's something we develop in our France property pack.
How have Nice property prices changed and where are they heading?
Nice property prices have shown remarkable resilience compared to other French markets over recent years.
Looking back, the median price per square meter in Nice was approximately €4,200 in 2022, climbing to €4,720 by 2024. As we reach mid-2025, prices have stabilized between €4,700 and €5,000 per square meter, depending on the specific neighborhood and property characteristics.
The luxury segment has performed particularly well, with properties in Mont Boron now commanding up to €6,885 per square meter, while more affordable districts like Pasteur start around €3,140 per square meter. This creates a diverse market with entry points for different budgets.
Expert forecasts for the next 2-3 years suggest modest annual growth of 2-3%, supported by limited new construction, steady demand from both French and international buyers, and Nice's enduring appeal as a lifestyle destination. The market shows no signs of a speculative bubble, with transactions driven by genuine end-users rather than speculators.
The French Riviera's supply constraints, combined with Nice's economic stability and improving infrastructure, should continue supporting price levels through 2027, making it a relatively safe investment compared to more volatile markets.
What's really happening in Nice's real estate market right now?
The Nice property market in June 2025 displays balanced fundamentals with no bubble indicators.
Transaction volumes have stabilized after the post-pandemic volatility, with properties typically selling within 60-90 days in popular districts. The market sees strong demand for properties with outdoor spaces, energy-efficient features, and proximity to the new tram lines - reflecting post-2020 lifestyle priorities.
International buyers, particularly from Northern Europe, the UK, and North America, represent about 30% of transactions, maintaining Nice's cosmopolitan character. These buyers often target second homes or retirement properties, providing steady demand especially in the €500,000+ segment.
New development remains limited due to geographical constraints and strict planning regulations, creating a structural supply-demand imbalance that supports prices. The few new projects focus on eco-friendly construction and smart home features, commanding premium prices.
The rental market shows equally strong fundamentals, with vacancy rates below 5% in central districts and steady tenant demand from professionals, students, and seasonal visitors. This rental strength provides confidence to investors and supports property valuations.
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How does the buying process work for locals and foreigners?
The property purchase process in Nice follows standard French procedures, with no discrimination between local and foreign buyers.
First, you'll search properties through local agencies or online platforms, then submit a written offer through your agent when you find your target property. Once accepted, you'll sign the "compromis de vente" (preliminary contract) which gives you a 10-day cooling-off period to reconsider.
The process requires a 10% deposit paid to the notaire (French property lawyer), who then conducts due diligence including title verification, checking for easements, confirming no outstanding debts, and ensuring all required property diagnostics are complete. This phase typically takes 2-3 months.
Finally, both parties meet at the notaire's office to sign the "acte de vente" (final deed), where you'll pay the balance plus notaire fees (7-8% of purchase price) and transfer taxes. The notaire registers the sale with the land registry, and you receive your keys.
Foreign buyers follow identical procedures with no additional requirements - you don't need French residency, a French bank account (though it helps), or special permits. EU and non-EU citizens have equal rights to property ownership in France.
Where should you search for properties - agencies or online?
Finding the right property in Nice requires understanding the strengths of both local agencies and online platforms.
Local agencies like Winter Immobilier, Nice Properties, and Ashley & Parker offer invaluable market knowledge, access to off-market properties, and personalized service. They know which buildings have structural issues, understand neighborhood dynamics, and can negotiate effectively with sellers. These agencies typically charge 3-5% commission (paid by the seller) but provide end-to-end support including notaire recommendations.
Online platforms such as Green-Acres, Rightmove Overseas, and Properstar provide broader market visibility with thousands of listings, detailed search filters, and price comparisons. They're excellent for initial research and understanding market pricing, though listings may be outdated or duplicate across sites.
The optimal approach combines both: use online platforms to understand the market and identify target areas, then engage 2-3 reputable local agencies for serious searching. Agencies often have exclusive mandates on the best properties that never appear online.
For international buyers, working with agencies that have English-speaking staff and experience with foreign clients streamlines the process significantly. Many Nice agencies specialize in international transactions and understand the additional guidance foreign buyers need.
What can different budgets actually buy you in Nice?
Your property options in Nice vary dramatically based on budget, with clear trade-offs at each level.
With €200,000, you're looking at studios or small one-bedroom apartments of 25-40m² in outer districts like Pasteur, Nice Nord, or Ariane. These areas offer good tram connections but lack the coastal charm. Properties at this level are often in older buildings requiring some renovation, though you might find a renovated studio in a more central location if you're patient.
A €400,000 budget opens up two-bedroom apartments of 50-70m² in desirable areas like Musiciens, Libération, or the edges of Carré d'Or. You can expect balconies, possibly parking, and buildings with elevators. This budget might also secure a small house in suburban areas like Saint-Antoine or La Trinité.
With €700,000, you enter the premium market with three-bedroom apartments of 80-120m² in prime locations, often with sea views, terraces, and high-end finishes. This budget also accesses entry-level villas in areas like Gairaut or Fabron, though the most prestigious addresses in Mont Boron or Cap de Nice require €1.5 million minimum.
Each budget level involves compromises - at lower budgets, you sacrifice space and location; at higher budgets, you might choose between a large apartment in a good area versus a smaller one in a premium location.
Remember these budgets don't include the additional 7-8% for notaire fees and taxes, so factor in roughly €15,000-€55,000 extra depending on your purchase price.
Which Nice neighborhoods offer the best value and lifestyle?
Nice's neighborhoods each offer distinct advantages depending on your priorities for lifestyle, investment, or affordability.
Mont Boron stands as the prestige address with hilltop villas and luxury apartments offering spectacular sea views. Properties here command €6,000-€8,000 per square meter but deliver strong rental yields up to 9% for well-positioned units. The area attracts wealthy retirees and successful professionals seeking tranquility minutes from the city center.
Carré d'Or remains the vibrant heart of Nice, bordered by the Promenade des Anglais and shopping districts. Expect to pay €5,500-€7,000 per square meter for constant activity, beach proximity, and excellent rental potential. Perfect for those wanting the full Riviera lifestyle experience.
Cimiez offers a more refined atmosphere with its Roman ruins, museums, and leafy boulevards. Family-friendly with excellent schools, properties cost €4,500-€6,000 per square meter. The area attracts established professionals and families seeking culture over nightlife.
Libération presents excellent value at €3,500-€4,500 per square meter, with authentic neighborhood feel, growing trendy restaurant scene, and strong transport links. This former working-class district is gentrifying rapidly, offering potential capital appreciation.
Pasteur, at €3,000-€3,500 per square meter, provides the most affordable entry point with ongoing urban renewal, new tram connections, and proximity to the university. While less glamorous, it offers genuine investment potential as the city develops westward.
It's something we develop 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 are the hidden pitfalls when buying property in Nice?
Purchasing property in Nice involves several potential pitfalls that can cost unwary buyers significantly.
The most expensive surprise is underestimating total acquisition costs - beyond the purchase price, add 7-8% for notaire fees, potentially 3-5% for agency fees, and budget for immediate repairs. Many buyers forget about taxe foncière (property tax) which can reach €3,000-€5,000 annually for a typical two-bedroom apartment.
Legal issues arise from incomplete due diligence, particularly missing easements, boundary disputes in villa purchases, or undisclosed building regulations. Always verify the property's "diagnostics" reports are complete and current - these mandatory inspections cover asbestos, lead, termites, energy efficiency, and natural hazards.
- Condominium properties require checking the syndic's financial health and reviewing three years of meeting minutes for planned works
- Coastal properties may have additional restrictions under the "loi littoral" limiting modifications
- Properties in Old Nice often have historical preservation constraints affecting renovation possibilities
- Mortgage rejections can occur even after signing the compromis if financing conditions aren't properly included
- Capital gains tax applies to non-residents selling within 30 years, decreasing over time
Common mistakes include emotional buying without proper inspections, ignoring energy efficiency ratings that impact resale value, and not budgeting for ongoing maintenance in older buildings.
What's the real cost of living in Nice compared to owning property?
Understanding Nice's living costs helps determine whether property ownership makes financial sense for your situation.
Monthly utilities for a typical 70m² apartment run €100-€200 including electricity, water, and heating. Internet and mobile services add another €50-€70. These costs remain constant whether renting or owning, but owners also face annual taxe foncière (€2,000-€4,000) and building maintenance charges (€150-€300 monthly for apartments).
Grocery costs align with French national averages, though the famous Cours Saleya market offers premium local produce at higher prices. A couple's monthly food budget ranges from €400-€700 depending on lifestyle. Restaurant meals cost 15-20% more than French averages due to the tourist economy.
Transport costs stay minimal thanks to excellent public transit - a monthly pass costs €40, while parking for car owners runs €100-€200 monthly in central areas. Many residents combine trams and buses with occasional car use, keeping transport under €150 monthly.
Compared to renting, property ownership adds tax obligations and maintenance responsibilities but provides stability against rent increases (typically 2-3% annually). Over a five-year period, owners often find their total monthly costs equal or slightly exceed rental costs, but they're building equity rather than paying a landlord.
What rental income can you expect from long-term tenants?
Long-term rental investment in Nice delivers steady returns with gross yields averaging 4-5% across the market.
The strongest demand comes from young professionals and families seeking two to three-bedroom apartments in well-connected neighborhoods. Tenants prioritize proximity to tram lines, secure building entry, equipped kitchens, and ideally some outdoor space. Properties near business districts like Arenas or the expanding Eco-Valley attract corporate tenants paying premium rents.
Realistic rental income varies by area and property type. A renovated two-bedroom apartment in Musiciens or Libération rents for €1,200-€1,600 monthly, while similar properties in Carré d'Or or Cimiez command €1,800-€2,500. Studios near the university rent for €600-€900, while luxury three-bedroom apartments with sea views can achieve €3,000-€4,000 monthly.
Cimiez and Mont Boron deliver the highest yields, sometimes reaching 9% for well-positioned properties, due to strong demand from international professionals and limited supply. Traditional calculations suggest annual gross rental income of 4-5% of property value, though net yields after charges, taxes, and maintenance typically land around 3-4%.
The long-term rental market remains robust with low vacancy rates, especially for quality properties in central locations. Professional property management costs 8-10% of rental income but ensures reliable tenant screening and maintenance.
How profitable is short-term rental in Nice's tourist economy?
Short-term rentals in Nice tap into year-round tourist demand, potentially doubling the income of long-term rentals.
Peak season (May-September) sees nightly rates of €100-€150 for one-bedroom apartments in central areas, rising to €200-€400 for sea-view properties. Off-season rates drop 30-40% but Nice's conference business and mild winters maintain 60-70% annual occupancy for well-managed properties.
The most profitable locations cluster around tourist attractions - Old Town, Promenade des Anglais, and areas near the Acropolis convention center. A typical two-bedroom apartment in these zones can generate €30,000-€45,000 annually before expenses, compared to €18,000-€24,000 from long-term rental.
However, regulations have tightened significantly. Properties require registration with the city, display of license numbers, and compliance with safety standards. Some buildings prohibit short-term rentals entirely, and the city limits rentals to 120 days annually for primary residences. Dedicated rental properties face commercial tax rates and additional regulations.
Operating costs include cleaning (€50-€80 per changeover), platform fees (3-5%), property management (20-25% if outsourced), higher insurance premiums, and increased wear requiring annual refresh budgets of €2,000-€5,000.
Net yields can reach 6-8% for properties in prime tourist areas, but success requires either significant personal time investment or professional management. The model suits investors comfortable with operational complexity and seasonal income variation.
Conclusion
Nice's property market in mid-2025 offers stable investment opportunities with no bubble indicators and steady 4-5% rental yields. Whether buying for lifestyle or investment, the market provides options from €200,000 studios to multi-million euro villas, with strong fundamentals supporting long-term value. Foreign buyers face no restrictions, though success requires understanding local nuances from property taxes to neighborhood dynamics. The combination of limited supply, sustained demand, and Nice's enduring appeal as a world-class coastal city positions it as a relatively safe investment in an uncertain global environment.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 Nice property market continues to attract international buyers seeking Mediterranean lifestyle and investment returns.
As of June 2025, the market shows balanced fundamentals with stable pricing and strong rental demand, making it an attractive option for both lifestyle buyers and investors seeking passive income in one of Europe's most desirable coastal cities.
Sources
- French Riviera Property - Nice Real Estate
- Nice Properties - Buy Property in Nice
- Adrian Leeds - Nice Neighborhoods Guide
- Investropa - Nice Real Estate Market Analysis
- Global Property Guide - France Price History
- Ashley & Parker - Buying Property in Nice Guide
- Agence Winter - Nice Neighborhoods
- Wise - Cost of Living in Nice