Prices per m² by town

The table gives, for each of the 28 French towns we cover, the number of sales and the median price per square metre of built area for single houses and single flats sold between 1 January 2024 and 31 December 2025. The figures come only from DVF, the public record of property sales published by the French tax administration. Monaco is a separate state with no DVF data, so it does not appear.

How the figures are calculated

1. Source. DVF (Demandes de valeurs foncières), published by the Direction générale des finances publiques, in the geo-dvf files on data.gouv.fr, for each town's INSEE code.
2. Period. Sales dated from 1 January 2024 to 31 December 2025, taken from the files available when we calculated the figures on 11 October 2026.
3. Type of sale. Only transactions recorded as a sale (vente). Off-plan sales of new homes (vente en l'état futur d'achèvement), exchanges and auctions are excluded.
4. One home per sale. Only transactions containing exactly one house or exactly one flat are counted. A transaction covering two dwellings, such as a villa sold with a separate guest house recorded as a second house, is left out because its price cannot be divided between them.
5. Thresholds. Sales below €50,000 or with a built area below 20 m² are excluded, to set aside nominal transfers and records unlikely to describe a complete home.
6. Price per m². For each sale, the price divided by the built area recorded by the tax services (the surface réelle bâtie). The table shows the median of those values (rounded to the nearest €10) and the median sale price (rounded to the nearest €1,000).

What the figures show

For houses, the medians fall into three bands. Saint-Jean-Cap-Ferrat (€31,550 per m² over 29 sales) and Saint-Tropez (€25,710 over 116) stand well above every other town, followed by Ramatuelle (€18,120), Beaulieu-sur-Mer (€17,880, on only 13 sales), Èze (€14,300) and Villefranche-sur-Mer (€13,690). Roquebrune-Cap-Martin, Gassin, Cap-d'Ail and Théoule-sur-Mer form a second group between €8,640 and €10,930.

Most of the western Riviera, together with Nice, sits close together. Mougins (€7,100), Opio (€7,090), Antibes (€7,060), Cannes (€6,960), Châteauneuf-Grasse (€6,950), Valbonne (€6,660), Nice (€6,490), Roquefort-les-Pins (€6,370), Biot (€6,340) and La Colle-sur-Loup (€6,120) are all between €6,000 and €7,100. Grasse has the lowest house median at €4,870.

For flats, Saint-Jean-Cap-Ferrat (€12,390) and Saint-Tropez (€11,670) again lead. Nice (13,070 flat sales) and Cannes (4,450) are by far the largest flat markets; their medians are €4,760 and €5,720.

How to use the figures

1. Compare towns, not houses. A median describes the middle sale in a town over two years. It is a fair basis for comparing Biot with Mougins; it is not a valuation of any particular home.
2. Check the number of sales. Where a town records few sales, such as 13 houses in Beaulieu-sur-Mer and in Cap-d'Ail or 5 flats in Opio, one unusual sale moves the median. Treat those figures with caution.
3. Remember the land. A house price includes its plot, pool and outbuildings. Dividing by built area credits all of that to the house, so towns with large plots show higher house figures than their houses alone would justify.
4. Read the median price too. Châteauneuf-Grasse has a lower median per m² than Mougins but a higher median house price (€1,012,000 against €850,000), a sign that the houses sold there tended to be larger.
5. Go to comparables for a decision. For a purchase or sale, individual comparable sales adjusted for land, view and condition are what count; see how a valuation is reached.

What the figures do not show

1. Neighbourhoods. DVF figures here are by town. The Cap d'Antibes and central Antibes share one INSEE code, as do Californie and the centre of Cannes; see the Cap d'Antibes and Cannes guides for the differences.
2. Change over time. The two years are combined, so the table does not show whether prices rose or fell between 2024 and 2025.
3. New builds sold off plan. These are excluded by the method.
4. The quality of the home. DVF records no view, condition, finish or aspect.
5. Monaco. It has no DVF data; see Monaco and buying in Monaco.
6. The latest sales. DVF is updated in April and October and sales take time to be registered, so the last months of 2025 may be incomplete and later releases can add sales.

For the sales above €1 million and €2 million and what they say about the prime market, see the market report. For the character of each town, start from the area guides.

Last updated: 11 October 2026