Overview
Le Cannet rises directly behind Cannes, about 2 km from the sea. The two towns meet without a visible boundary. With 41,938 inhabitants (INSEE, 2023) on 7.7 km² it is one of the most densely populated communes on the coast. INSEE classes it as a large urban centre. Yet it keeps the feel of a separate place: an old village with its own square and church, a long tradition of artists and a network of hillside streets with views across the bay to the Lérins islands and the Esterel.
The town is built on seven hills (Pézou, La Colle, Bosquet, Serra Capeou, Clauvins, Font-Marie and Bréguières) that climb from 12 metres to 285 metres. The painter Pierre Bonnard bought a house here in 1926, named it Le Bosquet and lived in it until his death in 1947. His late paintings include views over the bay from this hillside.
Neighbourhoods
The commune counts seven quartiers, from east to west: Haut Cannet, Vieux Cannet, Bas Cannet, Rocheville, Les Mimosas, L'Aubarède and Garibondy.
Vieux Cannet is the historic centre around the town hall. Rue Saint-Sauveur, partly pedestrian, is lined with galleries, studios and small shops. The town holds the Ville et Métiers d'Art label for its craftspeople. Place Bellevue looks out over the Mediterranean, the Lérins islands and the Esterel. The town's heritage also includes the Chapelle Notre-Dame-des-Anges, built in 1557, as well as the Tour des Calvys, a fortified house named after a family who settled here in the fifteenth century.
Haut Cannet is the quartier known for its large villas, on the upper slopes of the town.
Rocheville is the largest and most populous quartier, centred on Place Foch and the church of Saint-Charles. Its heart is being redeveloped with housing, shops, a cinema and public car parks. It gives quick access to the A8.
Bas Cannet runs along boulevard Sadi Carnot towards the Grande-Bretagne roundabout and the border with Cannes. Les Mimosas, between Rocheville and L'Aubarède, is mainly residential; L'Aubarède has the La Palestre sports and events complex; Garibondy is the westernmost quartier.
Property and prices
| Sales recorded | Median price per m² | Median price | Sales of €1m or more | Sales of €2m or more | |
|---|---|---|---|---|---|
| Houses | 153 | €5,890 | €530,000 | 28 | 9 |
| Flats | 1671 | €3,880 | €205,000 | 12 | 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.
Between 1 January 2024 and 31 December 2025 DVF recorded 1,671 flat sales in Le Cannet at a median of €3,880 per m² and a median price of €205,000. Over the same period flats in Cannes sold at a median of €5,720 per m². For houses the town recorded 153 sales at a median of €5,890 per m² and a median price of €530,000. The range is wide: 28 houses sold for more than €1 million, nine for more than €2 million and two for more than €5 million, with a highest sale of €7.8 million.
Those figures reflect the shape of the town. Most homes that change hands are apartments, many in hillside residences where the upper floors look towards the sea. Houses are fewer and range from village houses in the Vieux Cannet to villas with pools and gardens in Haut Cannet. The gap with Cannes means a buyer can often find more space or a better view for the same budget a few minutes inland. As always with apartments, read the copropriété minutes and the planned works before committing; our guide to buying in France step by step covers the documents.
Who buys here
Le Cannet suits buyers who want to live close to Cannes without paying Croisette prices: families who need schools and everyday shopping, people working in Cannes or Sophia Antipolis and second-home owners who prefer a quieter street and a view to a seafront address. Villa buyers often weigh Haut Cannet against Californie and Croix des Gardes in Cannes or Mougins.
Schools and services
The town has two public collèges, Pierre Bonnard on avenue Georges Pompidou and Émile Roux on chemin des Plaines, as well as primary schools across the quartiers. For lycée, the public lycées of Cannes (Carnot, Jules Ferry and Bristol) are close by. International and bilingual schooling is concentrated in Mougins and Valbonne; see our international schools guide.
The Tuesday market fills Place Jean Jaurès in the centre with food, clothing and craft stalls. Rocheville holds its own market on Place Foch at the weekend. The Musée Bonnard, opened by the town in 2011 in the Villa Saint-Vianney, a building of 1908, is the only museum devoted entirely to the painter. From the museum a walking route follows the Canal de la Siagne past Bonnard's house, which is privately owned and was classified as a historic monument in 2007, to a viewpoint over the bay and the hills of Mougins and Grasse.
Getting around
The Palm Bus network serves Le Cannet together with Cannes. The nearest main railway station is in Cannes, a few minutes' drive down the hill. Measured by road distance, the centre of Le Cannet is about 24 km from Nice Côte d'Azur airport, roughly 30 minutes outside peak hours; it is about 12 km from Sophia Antipolis, roughly 15 to 20 minutes. Cannes station is about 3 km away.
Homes for sale in Le Cannet
Any home we present in Le Cannet appears below. If you have a precise brief, such as a villa in Haut Cannet or a top-floor apartment with a sea view, the off-market register is the way to hear about homes before they are advertised.
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 Le Cannet cheaper than Cannes?
On DVF figures for 2024 and 2025, yes for flats: a median of €3,880 per m² in Le Cannet against €5,720 in Cannes. For houses the gap is smaller, with a median of €5,890 per m² in Le Cannet against €6,960 in Cannes.
Which part of Le Cannet has the large villas?
Haut Cannet, on the upper slopes of the town, is the quartier known for its large villas and gardens.
Where did Pierre Bonnard live in Le Cannet?
At the villa Le Bosquet, which he bought in 1926 and lived in until 1947. The house is private, but the Musée Bonnard (opened in 2011) and the walking route along the Canal de la Siagne show the landscapes he painted.
How far is Le Cannet from Nice airport?
About 24 km by road, which takes roughly 30 minutes outside rush hour via the A8.
Are there schools in Le Cannet?
Yes. The town has primary schools and two public collèges, Pierre Bonnard and Émile Roux. Pupils at lycée level have several public lycées a short distance away in Cannes.
Last updated: 11 October 2026