Area guide
Buying property in Beaulieu-sur-Mer
Beaulieu-sur-Mer is one of the gentlest spots on the eastern Riviera. Tucked into a sheltered bay between Nice and Monaco, it has a famously mild microclimate, a smart marina and a Belle Epoque elegance that has drawn discerning residents for over a century. It is quieter and more residential than its glamorous neighbours, which is exactly its charm.
What it is like
Beaulieu is small, walkable and lived-in all year, with a marina, restaurants and a genuine sense of community. Its position is sheltered, which gives it that mild climate, and it sits beside Cap-Ferrat with Monaco a short drive east and Nice and its airport close to the west. It suits buyers who want calm and convenience over a party scene.
The kind of property you find here
The town offers an appealing mix: Belle Epoque villas, elegant apartments in handsome buildings, and homes on the slopes with views over the sea and the marina. For a buyer who wants a refined, manageable property rather than a sprawling estate, the choice here is strong.
What it costs
Beaulieu is a prime address but generally more attainable than Cap-Ferrat next door, which makes it a smart choice for the eastern Riviera lifestyle and a sea view without the very top peninsula prices. View, position and condition drive the value.
To put a figure on it, the commune averages around 9,100 euros a square metre, with the market running from roughly 4,200 euros to about 18,000 for the finest villas (MeilleursAgents and SeLoger commune data, drawn on notaire DVF records, early 2026). Our Riviera budget calculator shows how far your budget goes here.
Financing and currency
The usual practical points apply. Consider a euro mortgage for currency and wealth-tax reasons, and use a specialist for the exchange rather than your bank.
See our guides on transferring money to France and non-resident mortgages.
Is it right for you
Beaulieu suits a buyer who wants a calm, elegant, year-round town with a marina and a mild climate, close to both Monaco and Nice. For maximum privacy and an estate, look next door at Cap-Ferrat.
Frequently asked questions
What is special about Beaulieu-sur-Mer? Its sheltered microclimate, Belle Epoque elegance and marina life, in a calm town between Nice and Monaco.
Is it cheaper than Cap-Ferrat? Generally yes. It is a prime address but more attainable than the peninsula next door.
Is it lively or quiet? Quiet and residential, lived-in all year, rather than a party town. That is the appeal for most buyers here.
Can foreigners buy in Beaulieu? Yes, with no restriction on foreign ownership. A notaire handles the sale.
This guide is general information, not legal, tax or financial advice. Take professional advice before you commit.
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