One coast, four kinds of place
The Côte d'Azur runs from the Gulf of Saint-Tropez in the Var to Menton on the Italian border. A buyer's first decision is less about which town than about which kind of place. Amber Connections is based in Biot, between Antibes and Sophia Antipolis. Agnieszka's career has been spent on this western part of the coast, with agencies in Antibes, Valbonne and Mougins. The guides below cover the whole stretch.
The coast
Antibes, Cannes and Nice are real towns that live all year, with railway stations, markets and a large stock of flats. Their houses sit on capes and hillsides such as the Cap d'Antibes or the Californie district of Cannes. Between Nice and Monaco the coast becomes steeper and more expensive: Villefranche-sur-Mer, Saint-Jean-Cap-Ferrat, Beaulieu-sur-Mer and Èze, where land by the sea is scarce and prices per m² rise sharply.
The perched villages and the hills
Inland, villages such as Biot, Mougins, Saint-Paul-de-Vence, Vence and Tourrettes-sur-Loup stand on their hilltops above wooded slopes. Most homes here are villas in gardens rather than village houses. The coast is a short drive away. Grasse, the perfume town, marks the edge of this belt toward the mountains.
The green hills around Sophia Antipolis
Around the Sophia Antipolis technology park, founded in 1969 and now home to close to 2,500 companies, lie Valbonne, Opio, Le Rouret, Châteauneuf-Grasse, Roquefort-les-Pins and the western parts of Biot and Mougins. This is family country: large plots, pools, the international schools and employers within a short drive. It is the heart of the area we cover.
Monaco
Monaco is a sovereign state with its own rules on residence and property; its sales do not appear in the French DVF database. It has its own area guide and a separate guide to buying in Monaco.
Distance from Nice airport
Nice Côte d'Azur airport serves the whole coast. By road and outside rush hour, Antibes and Biot are about 25 to 30 minutes away; Cannes, Mougins and Valbonne about 35 minutes; Grasse and Menton about 45 minutes. Saint-Tropez, about 100 km to the west, is well over an hour and a half away. Our guide to getting here covers flights and trains.
Prices compared
The table below sets out recorded sales from DVF, the French government database of property transactions, for 1 January 2024 to 31 December 2025: single-house and single-flat sales, with the median price per m² of built area. Monaco is not included because it is not covered by DVF.
| Town | Houses, € per m² | Flats, € per m² | House sales | House sales ≥ €1m |
|---|---|---|---|---|
| Saint-Jean-Cap-Ferrat | €31,550 | €12,390 | 29 | 29 |
| Saint-Tropez | €25,710 | €11,670 | 116 | 107 |
| Ramatuelle | €18,120 | €9,200 | 81 | 63 |
| Beaulieu-sur-Mer | €17,880 | €8,120 | 13 | 11 |
| Èze | €14,300 | €7,160 | 47 | 32 |
| Villefranche-sur-Mer | €13,690 | €8,530 | 51 | 38 |
| Roquebrune-Cap-Martin | €10,930 | €6,110 | 98 | 61 |
| Gassin | €10,480 | €7,120 | 117 | 54 |
| Cap-d'Ail | €9,880 | €7,600 | 13 | 8 |
| Théoule-sur-Mer | €8,640 | €6,690 | 52 | 25 |
| Mougins | €7,100 | €4,760 | 307 | 139 |
| Opio | €7,090 | €6,150 | 61 | 22 |
| Antibes | €7,060 | €5,130 | 405 | 133 |
| Cannes | €6,960 | €5,720 | 183 | 64 |
| Châteauneuf-Grasse | €6,950 | €4,060 | 56 | 29 |
| Valbonne | €6,660 | €4,570 | 139 | 40 |
| Nice | €6,490 | €4,760 | 544 | 146 |
| Roquefort-les-Pins | €6,370 | €5,370 | 148 | 52 |
| Biot | €6,340 | €5,140 | 130 | 32 |
| La Colle-sur-Loup | €6,120 | €4,440 | 121 | 31 |
| Mandelieu-la-Napoule | €6,040 | €4,780 | 147 | 43 |
| Saint-Paul-de-Vence | €5,950 | €5,760 | 70 | 25 |
| Le Cannet | €5,890 | €3,880 | 153 | 28 |
| Tourrettes-sur-Loup | €5,870 | €4,740 | 103 | 39 |
| Menton | €5,830 | €4,860 | 71 | 11 |
| Le Rouret | €5,700 | €4,520 | 82 | 12 |
| Vence | €5,690 | €4,030 | 210 | 33 |
| Grasse | €4,870 | €3,030 | 388 | 40 |
Source: DVF sales records (DGFiP, data.gouv.fr), sales from 1 January 2024 to 31 December 2025; single-house and single-flat sales of at least €50,000 and 20 m². Median price per m² of built area.
The spread is wide. The median house price per m² ranges from €4,870 in Grasse to €31,550 in Saint-Jean-Cap-Ferrat. Most of the hill communes around Sophia Antipolis sit between €5,700 and €7,100 per m², close to Antibes, Cannes and Nice, while the coast between Nice and Monaco and the Saint-Tropez peninsula are in a different bracket: €25,710 in Saint-Tropez and €17,880 in Beaulieu-sur-Mer. A median per town is a starting point only. Our market report and price per m² page explain what the figures show and what they leave out.
All area guides
Antibes, Cannes and the western coast
- Antibes and Juan-les-Pins
- Cap d'Antibes
- Cannes: Californie, Croix des Gardes and Super-Cannes
- Le Cannet
- Mandelieu-la-Napoule and Théoule-sur-Mer
Hills and villages
- Biot
- Valbonne and Sophia Antipolis
- Mougins
- Opio, Le Rouret and Châteauneuf-Grasse
- Roquefort-les-Pins and La Colle-sur-Loup
- Grasse, Magagnosc and Plascassier
- Saint-Paul-de-Vence
- Vence and Tourrettes-sur-Loup
Nice, Monaco and the east
- Nice: Mont Boron, Cimiez and the Promenade
- Villefranche-sur-Mer
- Saint-Jean-Cap-Ferrat
- Beaulieu-sur-Mer and Èze
- Cap-d'Ail and Roquebrune-Cap-Martin
- Monaco
- Menton
Saint-Tropez
Not sure where to start?
Many buyers arrive with a list of three or four places and a budget. Agnieszka can compare them for you in English, French or Polish, arrange viewings in several areas on the same visit and act for you under a search mandate. Read how buying with us works or get in touch.
Last updated: 11 October 2026