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Where are the best places to invest in Nice right now? Is the Promenade des Anglais still the top pick, or are neighborhoods like Cimiez, Mont Boron, and the Port area gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the city. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Nice and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
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Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
1) Riquier is attracting young buyers and investors with its affordable prices and proximity to the port, offering growth potential
Riquier is catching the eye of young buyers and investors for a few compelling reasons.
First off, the area is known for its affordable real estate prices, with the average cost per square meter around €5,000. This is a steal compared to other parts of Nice, making it a hotspot for those wanting to invest without emptying their wallets.
Riquier's location is another big draw. It's close to the port, a bustling center for economic activities like shipping and tourism. This means there's a strong demand for housing and rental properties, which is great news for investors looking for growth potential.
As property prices in central Nice continue to climb, many buyers are turning to areas like Riquier. Here, they find more affordable options without sacrificing the convenience of city living. It's a win-win for those who want to stay close to the action.
Investors are also attracted by the competitive rental yields in Riquier. Furnished apartments offer yields between 3.93% and 5.66%, making it a lucrative choice for those seeking good returns. The demand for rental properties is on the rise, thanks to its strategic location.
All these factors combined make Riquier a promising area for investment, especially for those looking to tap into the growing real estate market without the hefty price tag of central Nice.
Sources: Doorfeed, Living on the Côte d'Azur
2) Vieux Nice is a prime spot for short-term rentals with its historic charm and tourist appeal
Vieux Nice is a hotspot for short-term rental investments thanks to its charm and tourist appeal.
In 2023 and 2024, a typical short-term rental in Nice was booked for 288 nights a year, showing how popular the area is. With a median occupancy rate of 79%, it's clear that people are eager to stay in this vibrant neighborhood.
Tourists flock to Nice, and nearly half of them are from abroad, which makes Vieux Nice even more attractive for short-term rentals. Its location near famous spots like the Promenade des Anglais and the lively Cours Saleya market adds to its allure.
Vieux Nice's beautiful architecture and rich cultural heritage draw visitors looking for something special. This historical charm, along with lenient short-term rental regulations, keeps the rental market buzzing.
Investors find Vieux Nice appealing because of its unique blend of history and modern convenience. The neighborhood's consistent demand for accommodations makes it a reliable choice for those looking to invest in short-term rentals.
With its mix of attractions and easy rental rules, Vieux Nice stands out as a prime spot for short-term rental investments. The area's thriving rental market is a testament to its enduring appeal.
Sources: Airbtics, Airbnb, Doorfeed
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
3) Jean Médecin is popular for its shopping district, attracting tourists and locals, ensuring high rental yields for short-term rentals
Avenue Jean Médecin is the bustling heart of Nice's shopping scene, packed with shops, eateries, and entertainment spots.
Picture this: a car-free street where the main tram line runs, making it a pedestrian's paradise. At its southern end, you’ll find Place Masséna, a lively square that connects to the famous Promenade des Anglais, drawing in tourists by the droves.
In 2023, short-term rentals in Nice were hot commodities, with bookings averaging 288 nights a year. Hosts enjoyed a median occupancy rate of 79% and raked in an average daily rate of €103, translating to a tidy annual income of €29K.
During the year, the average occupancy rate for these rentals hit 80%, with summer months seeing a peak occupancy of 100%. This clearly shows the high demand for places to stay in this vibrant area.
Jean Médecin and Place Masséna are not just shopping hubs; they’re iconic landmarks featuring big names like Galeries Lafayette. These spots are magnets for both tourists and locals, ensuring steady foot traffic and rental demand.
With major retailers and department stores lining the streets, consumer spending in the Jean Médecin district is robust. This spending not only boosts the local economy but also supports a thriving rental market.
Sources: Visit the French Riviera, Airbtics, Nice Shopping, Your Host Helper
4) Cimiez is popular for its historical charm and city center proximity, offering strong rental yields from professionals and families
Cimiez is a top choice for renters thanks to its historical charm and closeness to the city center.
In 2023 and 2024, Cimiez consistently offered higher rental yields than other Nice neighborhoods. While Nice's average gross rental yield hovered around 4.39%, Cimiez, especially areas like Roquebillière, boasted yields as high as 9.57%.
The neighborhood's appeal to both professionals and families fuels this demand. Professionals love the easy access to business districts and healthcare facilities, while families are drawn to the abundance of nurseries, schools, and cultural spots.
Cimiez's mix of Belle Époque architecture and modern amenities makes it even more attractive. Many tenants prefer areas with historical charm and central locations, and Cimiez fits the bill perfectly.
The district's well-preserved architecture and cultural heritage sites, like the Roman ruins and the Matisse Museum, add to its allure. These features make Cimiez a highly desirable place to live for those who appreciate history and culture.
Sources: Agence Winter, Doorfeed, French Riviera Travel
5) Fabron is gaining attention for its stunning sea views and new luxury real estate developments
Fabron is quickly becoming a prime spot for luxury real estate investments thanks to its breathtaking sea views and new developments.
In recent years, property prices in Fabron have soared, with luxury homes priced between €879,999 and €42,470,190. This price range reflects the area's growing allure among affluent buyers.
One standout project is the Blue Pearl Fabron, which offers garden-level apartments with stunning sea views. These new developments are drawing in both local and international buyers, underscoring a rising trend in luxury real estate listings in the area.
There's been a noticeable surge in international interest, particularly for properties boasting sea views. Surveys back this up, showing a strong preference among buyers for such features. Real estate agencies are keen to highlight Fabron's unique appeal, often featured in media coverage for its luxurious properties and their increasing value.
Insider knowledge suggests that Fabron's charm lies not just in its views but also in its tranquil environment, making it a coveted location for those seeking a serene yet upscale lifestyle. The area's blend of natural beauty and modern amenities is a major draw for potential homeowners.
As Fabron continues to develop, its reputation as a luxury real estate hotspot is only expected to grow, attracting more high-end investments and further boosting property values.
Sources: James Edition, Nice Vue Mer, Le Figaro Properties
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6) Gambetta is attracting investors with its infrastructure upgrades and long-term growth potential
Gambetta is catching the eye of investors for some compelling reasons.
One big draw is the ongoing infrastructure upgrades in the area. Take the Nice Saint-Augustin-Airport multimodal hub, for example. This project is a game-changer, making it easier to reach the new business district of Grand Arénas. It's all part of the Eco-Valley initiative, which is about making the area more sustainable and accessible.
Property prices in Nice are on the rise, and Gambetta is no exception. With a monthly growth rate of 1.78% in January 2025, the market is strong. Plus, rental yields in Gambetta are attractive, ranging from 3.67% to 5.75%, with an average of 4.64%. This means there's good potential for rental income, which is great for those eyeing long-term growth.
Nice is also pouring money into local amenities and public services, which makes Gambetta even more appealing. The city is redeveloping the Port district, adding green spaces and improving mobility. These efforts, along with the expansion of the tramway system, make Gambetta more accessible and convenient for everyone.
Investors are noticing these changes, and it's no wonder why. With improved public transportation links and a focus on sustainability, Gambetta is becoming a prime spot for investment. The area's transformation is attracting those looking for a promising return on investment.
As Nice continues to enhance its infrastructure and amenities, Gambetta is poised for growth. The combination of rising property prices, attractive rental yields, and improved accessibility makes it a hot spot for investors seeking long-term gains.
Sources: Doorfeed, Meet in Nice Côte d'Azur, Agence Winter
7) Mont Boron is gaining attention for its luxury villas and strong appreciation potential due to limited supply and high demand
Mont Boron is a hotspot for those seeking exclusive luxury villas.
With only 47 properties currently on sale, the area is in high demand, making it a prime spot for potential buyers. This limited inventory means that properties here are snapped up quickly, often at premium prices. The allure of Mont Boron is not just in its exclusivity but also in its breathtaking views and proximity to the vibrant city life of Nice.
Over the years, property prices in Mont Boron have shown a consistent upward trend. Even a slight dip in January 2025 didn't deter the overall appreciation. The average price per square meter is quite high, ranging from €4,592 to €13,434, reflecting the area's enduring value. This trend is fueled by the area's charm and the limited number of properties available.
One of the reasons for this limited supply is the restricted availability of new development land. Urban planning regulations, especially in areas like Nice-Mont Leuze, keep new developments in check. This ensures that Mont Boron retains its exclusivity, making it even more attractive to buyers looking for a unique investment.
These restrictions not only preserve the area's charm but also contribute to the potential for property appreciation. With fewer new properties being built, existing homes become even more desirable. This scarcity, combined with the area's natural beauty and prime location, makes Mont Boron a coveted address.
For those considering a property investment, Mont Boron offers a unique blend of exclusivity, luxury, and significant appreciation potential. The limited supply and high demand create a perfect storm for property value growth, making it a wise choice for discerning buyers.
Sources: Doorfeed, Haussmann Real Estate
8) Musiciens is popular with expats and retirees, boosting rental demand and offering stable investment opportunities
Musiciens is a hotspot for expats and retirees, boosting rental demand and creating stable investment opportunities.
In Nice, rental prices have been on the rise, with a 1% increase in rents over the past year. This trend is expected to continue, indicating a strong rental market. The area is a melting pot of cultures, with influences from Italian, North African, and English communities, making it vibrant and diverse.
Retirees flock to Nice for its pleasant climate and outdoor activities, not to mention the lively arts scene. Organizations like the American Club of the Riviera help new residents settle in, underscoring the significant expat presence.
High occupancy rates in Nice, including Musiciens, show strong demand. With 93.6% of rental apartments occupied, the area boasts a robust rental market. CBRE predicts a 3.1% annual growth in multifamily rents over the next five years, suggesting stable investment opportunities.
Sources: Real Estate Investing Advisor, International Living, Loebsack Brownlee
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.
9) Libération is gaining popularity for its vibrant market scene and property appreciation potential amid urban renewal
The Libération neighborhood in Nice is becoming a hotspot for property buyers.
One big draw is its vibrant market scene, especially the open-air market at Place du Général-de-Gaulle, which is a hit with both locals and tourists. This bustling market not only boosts foot traffic but also increases sales in the area, making it a lively place to live or invest in.
Property values in Libération are on the rise, with listings showing a significant increase in prices. Apartments here range from €244,000 to €1,995,000, and they’re selling fast, often above the asking price. This trend highlights the strong demand for properties in this neighborhood.
Urban renewal is another key factor in Libération's transformation. Nice is focusing on sustainable regeneration projects, and Libération is a prime example. These initiatives aim to balance the needs of residents and tourists, ensuring the area remains attractive and lively.
As the neighborhood undergoes these changes, it’s not just about aesthetics. The urban renewal projects are designed to enhance the quality of life for everyone, making it a desirable place to settle down or invest in.
Sources: Agence Winter, Immobiliare.it, Domus Web
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.