Côte d'Azur property prices: what homes actually sold for per m² in 2025.
// Short answer
In 2025 the median apartment sold for EUR 4,852 per m² in Nice, EUR 5,721 in Cannes, EUR 5,189 in Antibes and EUR 5,000 in Menton. These are sale prices from DVF, the French tax administration's record of every registered property sale, not asking prices. The dearest apartment markets on the coast are the small towns near Monaco and Cap Ferrat.
Registered sales in the Alpes-Maritimes in calendar year 2025 (DVF). Sale prices, not asking prices.
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What do apartments cost per m² on the Côte d'Azur?
From EUR 3,989 in Le Cannet to EUR 8,680 in Villefranche-sur-Mer, by the median apartment sold on the coast in 2025. Nice, the biggest market by far with 7,275 sales, sat at EUR 4,852.
| Coastal town | Median per m² | Middle half | Sales |
|---|---|---|---|
| Villefranche-sur-Mer | EUR 8,680 | 6,839 to 10,824 | 139 |
| Beaulieu-sur-Mer | EUR 8,500 | 6,920 to 9,691 | 113 |
| Cap-d'Ail | EUR 7,500 | 6,045 to 9,545 | 75 |
| Beausoleil | EUR 6,970 | 5,961 to 8,313 | 272 |
| Théoule-sur-Mer | EUR 6,667 | 5,556 to 9,509 | 82 |
| Roquebrune-Cap-Martin | EUR 6,180 | 5,117 to 7,585 | 450 |
| Villeneuve-Loubet | EUR 6,058 | 5,000 to 7,079 | 378 |
| Cannes | EUR 5,721 | 4,312 to 7,805 | 2,339 |
| Antibes | EUR 5,189 | 4,319 to 6,311 | 1,866 |
| Menton | EUR 5,000 | 4,144 to 5,950 | 944 |
| Nice | EUR 4,852 | 3,844 to 6,077 | 7,275 |
| Mandelieu-la-Napoule | EUR 4,810 | 4,018 to 5,750 | 690 |
| Cagnes-sur-Mer | EUR 4,784 | 4,015 to 5,625 | 847 |
| Saint-Laurent-du-Var | EUR 4,774 | 3,945 to 5,667 | 490 |
| Vallauris | EUR 4,271 | 3,276 to 5,379 | 528 |
| Le Cannet | EUR 3,989 | 3,263 to 4,736 | 924 |
The middle half is the range from the 25th to the 75th percentile of sales in that town. Cannes shows why it matters: its median is EUR 5,721, but a quarter of its apartments sold above EUR 7,805.
Sources
What do homes cost in the hills behind the coast?
Less per m², as a rule: apartments from EUR 3,077 in Grasse to EUR 4,696 in Mougins. Houses are where the hinterland is bought, and a house's price includes its land.
| Hinterland town | Median per m² | Middle half | Sales |
|---|---|---|---|
| Biot | EUR 4,847 | 3,908 to 5,751 | 38 |
| Mougins | EUR 4,696 | 4,272 to 5,488 | 168 |
| Valbonne | EUR 4,557 | 3,416 to 5,601 | 84 |
| La Colle-sur-Loup | EUR 4,265 | 3,562 to 5,209 | 53 |
| Mouans-Sartoux | EUR 4,250 | 3,582 to 4,768 | 39 |
| Vence | EUR 4,115 | 3,457 to 4,932 | 242 |
| Grasse | EUR 3,077 | 2,405 to 3,794 | 606 |
Houses sold in 2025, on the coast and in the hills, in towns with at least 30 house sales. Because the price of a house includes its plot, its price per m² of living space is not comparable with an apartment's.
| Town (houses) | Median per m² | Middle half | Sales |
|---|---|---|---|
| Roquebrune-Cap-Martin | EUR 8,659 | 5,783 to 15,362 | 33 |
| Mougins | EUR 6,838 | 4,980 to 8,831 | 63 |
| Antibes | EUR 6,635 | 5,336 to 8,775 | 140 |
| Nice | EUR 6,462 | 5,000 to 8,071 | 210 |
| Villeneuve-Loubet | EUR 6,422 | 4,960 to 8,002 | 78 |
| Le Cannet | EUR 6,278 | 5,169 to 7,817 | 61 |
| Valbonne | EUR 6,049 | 5,162 to 7,833 | 42 |
| Cannes | EUR 6,000 | 4,648 to 7,667 | 71 |
| Vallauris | EUR 5,920 | 4,701 to 7,327 | 82 |
| Biot | EUR 5,828 | 4,901 to 6,973 | 30 |
| Cagnes-sur-Mer | EUR 5,771 | 4,808 to 7,365 | 95 |
| La Colle-sur-Loup | EUR 5,745 | 4,376 to 6,733 | 34 |
| Mouans-Sartoux | EUR 5,450 | 4,318 to 6,312 | 38 |
| Vence | EUR 5,433 | 4,331 to 6,699 | 65 |
| Mandelieu-la-Napoule | EUR 5,345 | 4,654 to 7,338 | 52 |
| Pégomas | EUR 5,274 | 4,652 to 5,910 | 41 |
| Saint-Laurent-du-Var | EUR 4,775 | 3,984 to 6,047 | 39 |
| Grasse | EUR 4,614 | 3,927 to 5,942 | 155 |
| Peymeinade | EUR 4,135 | 3,375 to 5,034 | 36 |
| Levens | EUR 3,955 | 3,315 to 4,899 | 36 |
Sources
How were these figures computed?
From every 2025 sale in DVF for the Alpes-Maritimes: sales only, one dwelling per deed (a cellar or parking space allowed), price divided by the built surface. Towns with fewer than 30 such sales are not shown, which leaves out Saint-Jean-Cap-Ferrat and Èze.
Also excluded: units under 9 m² and results below EUR 500 or above EUR 50,000 per m², which are almost always recording errors or partial transactions. The department's ski resorts are left out of the tables because they are a different market. Monaco is a separate country and is not in DVF.
Sources
How do you check whether a Riviera property is priced right?
Divide the price by the surface and compare it with the median and the middle half for its town. Above the top of the middle half, the home needs a reason: the sea view, the terrace, the building, the position on the hill.
Listings quote the Carrez surface, which leaves out areas under 1.80 m of ceiling height, so a top-floor flat can look dearer per m² than on the built surface used here. Then add notary fees and taxes: France property buying costs. The same figures for the capital: Paris price per m².
A town median still mixes a seafront flat with one five streets back. The Custom Report checks the unit itself: every listing in your budget, ranked against comparable homes in the same area, so you can check the unit clears the bar before you sign.
Sources
// Buying in France?
Every listing in your budget, ranked on net yield, appreciation and resale. Any market with public listing data; book a free call first so I can confirm your city has the data.
See the $499 report, page by pageFrequently Asked Questions
What is the price per square metre in Nice?
What is the price per square metre in Cannes?
Where is the Côte d'Azur most expensive?
Are these asking prices?
Header photo: Prekmarg, CC BY-SA 4.0, via Wikimedia Commons. All credits: image credits.