Côte d’Azur property advice · Market prices

Property prices from Nice to Menton

Median price per square metre actually paid, from every notarised sale published by the French tax administration (DVF), 2014–2025. Asking prices on listing sites are usually higher.

Median price per m² by town, 2014–2025

2,0004,0006,0008,00010,00012,00014,00016,000€ per m² (median)201420152016201720182019202020212022202320242025H1 2026Saint-Jean-Cap-Ferrat 14,193Villefranche-sur-Mer 8,715Beaulieu-sur-Mer 8,504Cap-d'Ail 7,500Èze 7,174Beausoleil 6,979Roquebrune-Cap-Martin 6,187La Turbie 5,312Menton 5,000Nice 4,853
Existing homes (resales), single-dwelling sales. Points with fewer than 10 sales are hidden; hollow points = fewer than 30 sales.
Apartments
TownMedian €/m² 2025Change since 2014Sales 2025H1 2026 (provisional)
Nice€4,853+39%7,250€4,948
Villefranche-sur-Mer€8,715+62%138€7,492
Saint-Jean-Cap-Ferrat€14,193 (small sample)+96%26€12,429 (small sample)
Beaulieu-sur-Mer€8,504+58%112€8,242
Èze€7,174 (small sample)+28%29€8,750 (small sample)
Cap-d'Ail€7,500+19%75€8,316
Beausoleil€6,979+41%271€7,258
La Turbie€5,312 (small sample)+14%25€6,244 (small sample)
Roquebrune-Cap-Martin€6,187+26%450€6,591
Menton€5,000+24%943€5,135
La Trinité€3,236+12%61€3,833 (small sample)
Gorbio€4,800 (small sample)n/a13n/a
Sainte-Agnèsn/an/a7n/a
Castellarn/an/a8n/a

Median apartment price per m², 2025

Monaco*Beaulieu-sur-Mer€8,504Beausoleil€6,979Cap-d'Ail€7,500Castellarn/aÈze€7,174Gorbio€4,800Menton€5,000Nice€4,853Roquebrune-Cap-Martin€6,187Sainte-Agnèsn/aSaint-Jean-Cap-Ferrat€14,193La Trinité€3,236La Turbie€5,312Villefranche-sur-Mer€8,715€/m²< 4,0004,000–5,0005,000–6,0006,000–7,0007,000–8,0008,000–10,000≥ 10,000n/a
Towns in grey: not in scope or too few sales. *Monaco is not covered by French DVF data. Monaco's statistics office (IMSEE) estimates the average price at €57,569/m² in 2025 (new and resale homes, regression estimate — not comparable with the medians above).

Nice by cadastral section: median apartment price per m², 2024–2025

€/m²< 3,5003,500–4,0004,000–4,5004,500–5,0005,000–5,5005,500–6,500≥ 6,500n/a
Cadastral sections with at least 15 apartment sales over the two years. Grey: fewer sales.

How these figures are calculated

  • Source: DVF (Demandes de valeurs foncières), the official register of property sales published by the DGFiP, in the DVF+ open-data format (Cerema/DGALN) for 2014–2025; the most recent half-year comes from the raw DVF file and is provisional.
  • Only sales (no off-plan/VEFA, auctions or exchanges) of exactly one apartment or one house, with or without garage/cellar; multi-unit and mixed sales are excluded.
  • Plausibility filters: price ≥ €15,000; apartments 9–300 m², houses 20–600 m²; €800–60,000 per m². Price per m² = sale price ÷ built floor area (cadastral surface, not Carrez).
  • Median = half of sales above, half below. Small towns can move a lot from one year to the next: always look at the number of sales.

Limits

  • DVF is published with a delay of about six months and updated twice a year (April and October).
  • DVF does not cover Alsace-Moselle, Mayotte or Monaco.
  • Price per m² does not reflect sea view, condition, floor or land, which matter hugely on the Côte d’Azur.

Sources: DGFiP DVF via Cerema DVF+ open-data and data.gouv.fr; cadastre and commune boundaries: Etalab / geo.api.gouv.fr; Monaco: IMSEE. Calculations: Libeccio Properties, updated 17 October 2026. · Download the data (CSV)

Want a valuation of a specific property? Ask me →