Overview
Beaulieu-sur-Mer and Èze sit side by side between Cap Ferrat and Cap-d'Ail, yet they offer opposite ways of living on this coast. Beaulieu is a very small commune: 0.92 km² and 3,874 residents at the 2023 census, with everything from the station to the harbour within a short walk. Èze is ten times larger at 9.47 km² with 2,144 residents; it rises from sea level to 700 metres. Its medieval village stands at about 429 metres on a rock above the sea.
The choice between them usually comes down to one question: do you want to walk to the bakery and the beach or would you rather have a terrace with a long view and a car for every errand?
Beaulieu-sur-Mer: the town by the bay
The seafront and the Baie des Fourmis
Beaulieu's Belle Époque past is still visible. The Rotonde, inaugurated in 1904 beside the former Hôtel Bristol, is listed as a historic monument. The Baie des Fourmis has its own small harbour and beach. The Promenade Maurice Rouvier leads from the bay to Saint-Jean-Cap-Ferrat in a few minutes on foot. The town also has a larger Port de Plaisance.
Villa Kérylos and Petite Afrique
On a rocky point stands the Villa Kérylos, built between 1902 and 1908 by the architect Emmanuel Pontremoli for the archaeologist Théodore Reinach and modelled on the houses of ancient Greece. Reinach left it to the Institut de France in 1928; it is open to visitors. At the eastern end of the town the Petite Afrique quarter sits at the foot of high cliffs.
Daily life
Beaulieu's fruit and vegetable market on the Place Marinoni opens from Monday to Saturday from 8.00 to 12.30. An Italian market is held on the same square on about the first Sunday of the month. The casino, owned by the commune, reopened in December 2014 after renovation with a cinema and a restaurant. Housing is mostly flats close to the sea, as the sales figures below show, with a small number of villas on the slopes behind.
Èze: the village, the coast and the corniches
Èze-Village
The perched village is reached from the Moyenne Corniche. Its lanes lead up to the Jardin exotique, planted in the ruins of the castle, with views along the coast. The Fragonard factory and laboratory, open since 1968, offers free guided visits. Galimard has a perfume museum here too.
Èze-Bord-de-Mer
The seaside hamlet has its own railway station, named Èze-sur-Mer, on the coastal line. The steep Chemin de Nietzsche links it to the village; according to local tradition the philosopher walked it during his stay in Nice.
The hillsides
Between the shore and the Grande Corniche lie quarters such as Saint-Laurent-d'Èze, which joins the seafront to the village. Another is Aiguetta, with its chapel of Saint-Joseph. Villas here are typically built on terraces cut into the slope, with sea views and access by narrow lanes. Part of the commune lies within the Grande Corniche park.
Property and prices
| Sales recorded | Median price per m² | Median price | Sales of €1m or more | Sales of €2m or more | |
|---|---|---|---|---|---|
| Houses | 13 | €17,880 | €2,950,000 | 11 | 8 |
| Flats | 213 | €8,120 | €400,000 | 18 | 2 |
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.
| Sales recorded | Median price per m² | Median price | Sales of €1m or more | Sales of €2m or more | |
|---|---|---|---|---|---|
| Houses | 47 | €14,300 | €1,576,000 | 32 | 17 |
| Flats | 62 | €7,160 | €463,000 | 8 | 0 |
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.
These are sales registered from 1 January 2024 to 31 December 2025. In Beaulieu the market is a flat market: 213 flat sales against only 13 house sales. The median flat sold for €400,000 (€8,120 per m²) and 18 flats exceeded €1 million. The 13 houses had a median of €2,950,000 and €17,880 per m², but a sample that small should be read with care.
Èze is the reverse. Its 47 house sales had a median of €1,576,000 and €14,300 per m², with 17 above €2 million, while its 62 flats sold at a median of €463,000. Because DVF divides the price by the built area only, a villa with a large terraced garden and an open sea view will show a high figure per m² even if the house itself is modest.
Planning character
Both communes apply the Plan Local d'Urbanisme métropolitain of the Métropole Nice Côte d'Azur, approved in October 2019. Both are also subject to the Loi Littoral. The sea off both shores lies within the Natura 2000 site "Cap Ferrat". On Èze's steep hillsides, access, retaining walls and fire risk are as important as the zoning itself, so check them before you fall for a view. Our guide to pools, extensions and planning sets out the procedures.
Who buys here
Beaulieu suits buyers who want a flat they can lock and leave, a level walk to the sea and a railway station in the town. Èze suits those looking for a villa with space and a view, who are comfortable driving the corniche roads. Buyers comparing the two often also look at Saint-Jean-Cap-Ferrat and Cap-d'Ail and Roquebrune-Cap-Martin.
Schools and services
Beaulieu has nursery and primary schools and the Collège Jean-Cocteau. Èze has nursery and primary schools; secondary pupils go to collèges in Beaulieu-sur-Mer, La Trinité or Beausoleil and to lycées in Drap, Monaco or Nice. The International School of Nice teaches pupils aged 3 to 18; see our international schools guide.
Getting around
Both communes have stations on the line between Marseille and Ventimiglia, served by regional TER trains. By road, Nice Côte d'Azur airport is about 19 km from Beaulieu and about 22 km from Èze-Village, in each case roughly 40 minutes depending on traffic. Our page on getting here covers flights and trains.
Homes for sale
Homes that Amber Connections presents in Beaulieu or Èze are shown below. If none matches your search, Agnieszka Hancock can take a search mandate and look across agencies and private sellers on your behalf.
No home in this selection is presented publicly at the moment. Many of the finest houses on this coast change hands without public advertising.
Join the off-market registerFrequently asked questions
Is Beaulieu-sur-Mer mainly flats or houses?
Mainly flats. DVF records 213 flat sales and 13 house sales between January 2024 and December 2025. The median flat price was €400,000.
What does a villa in Èze cost?
The median of the 47 house sales recorded in DVF over 2024 and 2025 was €1,576,000 (€14,300 per m² of built area). Seventeen sold above €2 million.
Can I live in Beaulieu without a car?
Yes, it is practical. The town covers less than one square kilometre, has a railway station and a market six mornings a week and is linked to Cap Ferrat by a seafront promenade.
Are there schools in Èze?
Èze has nursery and primary schools. Secondary pupils attend collèges in Beaulieu-sur-Mer, La Trinité or Beausoleil and lycées in Drap, Monaco or Nice.
How long is the drive to Nice airport?
About 19 km from Beaulieu and 22 km from Èze-Village, usually around 40 minutes. The train is an alternative from either commune.
What should I check before buying on the Èze hillside?
Access by road, the condition of retaining walls, parking, the fire-risk obligations attached to the plot and what the planning rules allow. A notaire and a local architect can confirm each point before you sign a compromis de vente.
Last updated: 11 October 2026