Biot

Biot in brief

Biot is the commune where Amber Connections is based. It had 10,511 residents in 2023 according to INSEE, spread over 15.54 km² that rise from 9 metres above sea level near the coast to 208 metres. The commune has two quite different halves. To the east, the old village sits on its hill above the valley of the Brague; to the west, about a third of the commune lies within the Sophia Antipolis technology park. Between and around them are wooded hillsides of villas and family houses.

The village

Biot's old village is a perched village of stone houses, vaulted passages and a square lined with arcades, the place des Arcades. The church of Sainte-Marie-Madeleine dates from around 1155 and holds the altarpiece of the Rosary attributed to Louis Bréa. A Provençal market runs every Tuesday morning from 9.00 to 13.00 along the rue Saint-Sébastien and up to the place des Arcades.

Glass is Biot's trade. The Verrerie de Biot was founded in 1956 by Éloi Monod, who developed the bubbled glass (verre bullé) still made there. Other glassworks and galleries have followed. At the foot of the hill, the Musée national Fernand Léger stands on land the painter bought shortly before his death. Built from 1957 and opened in 1960, it became a national museum in 1969; its south façade carries a mosaic of about 400 m². Nearby, the Golf de Biot was laid out in 1930 and the tourist office counts it among the oldest courses on the Riviera.

Neighbourhoods

Around the village, quartiers such as Les Soullières and the slopes along the roads toward Valbonne and Antibes are made up of detached houses in gardens. Les Soullières, once farmland, became a residential district of individual houses from the 1980s; the town's planning documents describe its narrow lanes and its character of houses set in greenery. On the western side, the Saint-Philippe quartier lies within Sophia Antipolis. Here buyers find apartment residences as well as houses, a short walk or cycle from offices, laboratories and the international schools of Valbonne and Sophia Antipolis.

Low-lying land near the Brague deserves particular care. On 3 October 2015, violent storms caused floods across the area around Cannes and Antibes; three people died in Biot and the lower parts of the commune, including the glassworks, were badly damaged. Every sale comes with a statement of natural and technological risks. A buyer looking near the river should read it closely and consult the Géorisques service before making an offer. Our guide to property diagnostics explains the documents.

Planning character

Building in Biot is governed by the town's PLU, which has been amended several times; modification no. 9, approved on 22 September 2022, added a planning framework for the Les Soullières sector. Rules on plot coverage, height and green space differ from one zone to the next, so the zone of any house you consider should be checked before you make plans for a pool, an extension or the division of land. Our guide to planning rules explains the procedures.

Property and prices

Between 1 January 2024 and 31 December 2025, DVF records 130 single-house sales in Biot at a median of €6,340 per m² and a median price of €742,000; there were also 78 single-flat sales at a median of €5,140 per m². Thirty-two houses sold for more than €1 million and eight for more than €2 million, with none above €5 million and a highest sale of €4.85 million. Biot is therefore a market of family villas rather than very high-value estates, priced per m² a little below Antibes and Valbonne for houses, with a solid upper tier above €1 million.

Who buys here

Biot appeals to buyers who want a village with character but also need to be close to work: engineers and managers at Sophia Antipolis, families whose children attend the international schools and couples who want to be ten minutes from the beach without living on the coast.

Schools and services

Biot has public nursery and primary schools and the Collège de l'Éganaude. The Centre International de Valbonne and the Mougins British International School are both in Sophia Antipolis, about ten minutes by car from the village. Our guide to international schools gives details and moving to Sophia Antipolis covers the technology park.

Getting around

The Biot railway station sits on the coast at La Brague, on the territory of Antibes. It is served by TER regional trains on the coastal line. Nice Côte d'Azur airport is about 18 km from the village by road, roughly 25 to 30 minutes outside rush hour. Sophia Antipolis is about ten minutes away. The A8 motorway is reached at the Antibes or Villeneuve-Loubet junctions.

Homes for sale

The homes we currently present appear below. As a Biot-based agent, Agnieszka can also search the commune for you under a search mandate or alert you through the off-market register.

Frequently asked questions

Is Biot on the sea?

The village is inland on its hill, about ten minutes by car from the beaches between Antibes and Villeneuve-Loubet. Biot railway station is on the coast at La Brague.

Is Biot part of Sophia Antipolis?

Partly. About a third of the commune, on its western side, lies within the technology park, including the Saint-Philippe quartier. The old village and its surrounding hillsides are outside it.

What does a villa cost in Biot?

DVF shows a median single-house sale of €742,000 between January 2024 and December 2025, at €6,340 per m². Thirty-two houses sold above €1 million in that period.

Is there flood risk in Biot?

Parts of the Brague valley flooded severely in October 2015. Risk depends on the exact plot, so read the statement of natural risks supplied with the sale and check the Géorisques maps before you commit.

When is the market in Biot village?

Every Tuesday morning, from 9.00 to 13.00, between the rue Saint-Sébastien and the place des Arcades.

How far is Biot from Nice airport?

About 18 km by road, roughly 25 to 30 minutes outside rush hour.

Last updated: 11 October 2026