In brief. This report, dated October 2026, covers sales recorded in DVF, the French tax administration's public file of property sales, for 28 towns from Saint-Tropez to Menton, dated 1 January 2024 to 31 December 2025. Over those two years the 28 towns recorded 3,935 sales of a single house and 30,128 sales of a single flat. Of the house sales, 1,347 (about 34%) were at €1 million or more, 609 (about 15%) at €2 million or more and 151 (about 4%) at €5 million or more. Of the flat sales, 889 reached €1 million and 176 reached €2 million. The prime market is real but concentrated: a handful of towns account for most of the sales at the top.
The figures by town
The full table of sales and medians for each town is below; the method is set out at the end of this report and in prices per m² by town.
| 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.
Where sales above €1 million took place
The table counts, for each town, single-house sales and the house and flat sales at or above each threshold, ordered by the total number of sales at €1 million or more.
| Town | House sales | Houses €1m+ | Houses €2m+ | Houses €5m+ | Flats €1m+ | Flats €2m+ |
|---|---|---|---|---|---|---|
| Cannes | 183 | 64 | 37 | 11 | 347 | 98 |
| Nice | 544 | 146 | 40 | 1 | 247 | 22 |
| Antibes | 405 | 133 | 55 | 10 | 63 | 9 |
| Saint-Tropez | 116 | 107 | 91 | 51 | 44 | 14 |
| Mougins | 307 | 139 | 59 | 8 | 2 | 2 |
| Roquebrune-Cap-Martin | 98 | 61 | 43 | 11 | 36 | 4 |
| Villefranche-sur-Mer | 51 | 38 | 23 | 5 | 32 | 8 |
| Ramatuelle | 81 | 63 | 51 | 20 | 6 | 1 |
| Mandelieu-la-Napoule | 147 | 43 | 11 | 0 | 17 | 1 |
| Gassin | 117 | 54 | 36 | 7 | 3 | 0 |
| Roquefort-les-Pins | 148 | 52 | 13 | 0 | 0 | 0 |
| Saint-Jean-Cap-Ferrat | 29 | 29 | 25 | 16 | 17 | 6 |
| Valbonne | 139 | 40 | 9 | 0 | 1 | 0 |
| Grasse | 388 | 40 | 5 | 0 | 0 | 0 |
| Le Cannet | 153 | 28 | 9 | 2 | 12 | 2 |
| Èze | 47 | 32 | 17 | 2 | 8 | 0 |
| Théoule-sur-Mer | 52 | 25 | 14 | 1 | 14 | 2 |
| Tourrettes-sur-Loup | 103 | 39 | 11 | 0 | 0 | 0 |
| Vence | 210 | 33 | 6 | 1 | 1 | 0 |
| Biot | 130 | 32 | 8 | 0 | 0 | 0 |
| La Colle-sur-Loup | 121 | 31 | 11 | 0 | 0 | 0 |
| Saint-Paul-de-Vence | 70 | 25 | 7 | 0 | 5 | 0 |
| Beaulieu-sur-Mer | 13 | 11 | 8 | 3 | 18 | 2 |
| Châteauneuf-Grasse | 56 | 29 | 7 | 0 | 0 | 0 |
| Opio | 61 | 22 | 5 | 0 | 1 | 1 |
| Cap-d'Ail | 13 | 8 | 5 | 2 | 9 | 3 |
| Menton | 71 | 11 | 1 | 0 | 6 | 1 |
| Le Rouret | 82 | 12 | 2 | 0 | 0 | 0 |
| Total, 28 towns | 3,935 | 1,347 | 609 | 151 | 889 | 176 |
What the numbers show
The Saint-Tropez peninsula is the deepest market at the very top. Saint-Tropez, Ramatuelle and Gassin recorded 314 house sales, of which 224 were at €1 million or more, 178 at €2 million or more and 78 at €5 million or more. That last figure exceeds the 73 house sales at €5 million or more in the 25 Alpes-Maritimes towns combined. See Saint-Tropez, Ramatuelle and Gassin.
The eastern coast is small in volume and high in value. Villefranche-sur-Mer, Saint-Jean-Cap-Ferrat, Beaulieu-sur-Mer, Èze, Cap-d'Ail and Roquebrune-Cap-Martin recorded 251 house sales, 179 of them at €1 million or more and 39 at €5 million or more. Every one of the 29 house sales in Saint-Jean-Cap-Ferrat was at €1 million or more and its median house sale was €5,302,000. The highest single-house price in the whole data set, €58,000,000, was recorded in Roquebrune-Cap-Martin. See Saint-Jean-Cap-Ferrat and Cap-d'Ail and Roquebrune-Cap-Martin.
Cannes and Nice hold most of the prime flat market. Cannes recorded 347 flat sales at €1 million or more and 98 at €2 million or more; Nice recorded 247 and 22. Together they account for 594 of the 889 flat sales at €1 million or more in the 28 towns. See Cannes and Nice.
The western coast combines volume with a strong upper tier. Mougins recorded 139 house sales at €1 million or more and 59 at €2 million or more; Antibes, which includes the Cap d'Antibes, recorded 133 and 55. See Mougins and Cap d'Antibes.
The green hills have a broad market with an upper tier below €5 million. In Valbonne, Biot, Opio, Roquefort-les-Pins, La Colle-sur-Loup, Le Rouret, Châteauneuf-Grasse and Tourrettes-sur-Loup, 257 of 840 house sales (about 31%) were at €1 million or more and 66 at €2 million or more. None reached €5 million; the highest was €4,900,000 in La Colle-sur-Loup. See Valbonne and Sophia Antipolis and Opio, Le Rouret and Châteauneuf-Grasse.
The limits of the data
- Two years combined. The figures pool 2024 and 2025, so they show the structure of the market, not whether prices rose or fell between the two years.
- Single homes only. Only sales of exactly one house or one flat are counted, at a price of at least €50,000 and a built area of at least 20 m². Sales of several dwellings together are excluded, which may leave out some larger estates.
- Off-plan new builds excluded. Sales recorded as vente en l'état futur d'achèvement are not counted.
- Prices include land. A house price covers the plot, pool and outbuildings as well as the house.
- Towns, not neighbourhoods. Each town has one code, so Cap d'Antibes is combined with central Antibes and Californie with central Cannes.
- No buyer profile. DVF records no nationality or residence for buyers, so it cannot show who is buying.
- Recent months may be incomplete. DVF is updated in April and October and late-registered sales can be added to earlier periods.
- Monaco is absent. Monaco is a separate state with no DVF data; see buying in Monaco.
- Single records can mislead. The highest prices are individual records that we have not checked against the deeds; treat any single figure as indicative.
What it means for buyers and sellers
For buyers, the counts show where choice at each price level has been widest: houses above €2 million change hands most often in Saint-Tropez, Mougins, Antibes, Ramatuelle and Roquebrune-Cap-Martin, flats above €1 million in Cannes and Nice. For sellers, they show how many comparable sales a buyer's adviser will find in your town, which bears directly on pricing; see how a valuation is reached and selling with Amber Connections.
Last updated: 11 October 2026