The Riviera Price Index
This is our running record of what luxury property costs across the French Riviera, town by town. It exists because international buyers are usually quoted a single headline figure for "the Riviera", when in reality prices range from around 5,000 euros a square metre in the value towns to well over 40,000 for a prime house on the best capes.
The figures below are compiled from commune-level market indices (MeilleursAgents, SeLoger, efficity and PAP), which are built on the notaires' DVF record of actual sales, cross-checked between sources. Each town in the wider network of guides carries its own dated figure. We refresh this index quarterly.
Last compiled July 2026, from commune indices dated between late 2025 and mid 2026.
Prices by town
The average is the commune-wide figure. The typical range runs from more accessible apartments to prime houses. Prime seafront and trophy properties trade above the top of each range and are priced on rarity, not on a per-square-metre rate.
| Town | Tier | Average EUR/m2 | Typical range EUR/m2 |
|---|---|---|---|
| Saint-Jean-Cap-Ferrat | Ultra-prime | 18,200 | 7,700 to 36,300 |
| Ramatuelle | Ultra-prime | 16,300 | 6,500 to 32,600 |
| Cap d'Antibes | Ultra-prime | 15,100 | 4,300 to 41,700 |
| Saint-Tropez | Ultra-prime | 15,100 | 5,300 to 22,500 |
| Beaulieu-sur-Mer | Prime | 9,100 | 4,200 to 18,200 |
| Cap-d'Ail | Prime | 9,100 | 4,400 to 22,000 |
| Villefranche-sur-Mer | Prime | 8,600 | 5,000 to 14,000 |
| Èze | Prime | 8,300 | 5,400 to 17,300 |
| Théoule-sur-Mer | Prime | 7,800 | 3,700 to 15,600 |
| Cannes | Prime | 6,700 | 3,800 to 14,700 |
| Roquebrune-Cap-Martin | Prime | 6,700 | 4,000 to 13,000 |
| Saint-Paul-de-Vence | High | 6,400 | 4,000 to 11,000 |
| Villeneuve-Loubet | High | 6,400 | 3,900 to 13,700 |
| Valbonne | High | 6,200 | 4,000 to 10,000 |
| Antibes and Juan-les-Pins | High | 6,100 | 3,800 to 12,000 |
| Mougins | High | 5,900 | 3,500 to 10,000 |
| Menton | High | 5,500 | 3,900 to 8,900 |
| Nice | High | 5,400 | 3,300 to 11,000 |
Want to see what a given budget buys across all of these towns at once? Use the Riviera budget calculator.
How to read the index
Three things are worth keeping in mind.
First, the average hides a lot. A commune like Cap d'Antibes shows a wide range because it holds both modest inland flats and some of the most expensive villas in Europe, so the single average sits well below what a prime property actually costs.
Second, the capes and peninsulas behave differently from the towns. Saint-Jean-Cap-Ferrat, Cap d'Antibes, the Saint-Tropez peninsula and Cap-d'Ail are supply-constrained and tightly held, so their best properties trade privately and on rarity rather than on any published rate.
Third, value sits to the east and inland. Menton, Nice, Mougins and Valbonne offer the same climate and access at roughly a third of the cost of the prime capes, which is why they suit families and year-round buyers rather than trophy hunters.
Who is buying
The Riviera market is dominated by international buyers: British and other Europeans, Americans, Swiss, Nordics, Gulf buyers, and a steady flow of purchasers spilling over from Monaco who want the principality's access without its prices. Prime and ultra-prime values have stayed firm because supply of genuinely good property is scarce and demand is global, while the high tier inland and to the east is where most of the transaction volume actually happens.
Methodology
The figures come from commune-level indices published by MeilleursAgents, SeLoger, efficity and PAP. These indices are built on the DVF database, the notaires' record of completed sales in France, and blended with current listings. We take the commune-wide average and the typical market spread, cross-check between sources, and date each figure. We do not publish a number we cannot source. Prime seafront and trophy homes are deliberately shown as trading above the range, because a single per-square-metre rate does not describe a property bought on scarcity.
This index is general market information, not a valuation. For a specific property, a local agent or a notaire will give you a figure grounded in that street, that view and that condition.
Frequently asked questions
Where does the Riviera Price Index data come from? From commune-level market indices (MeilleursAgents, SeLoger, efficity, PAP) built on the notaires' DVF record of actual sales in France, cross-checked between sources and dated. We refresh the index quarterly.
Which is the most expensive town on the French Riviera? By average price per square metre, Saint-Jean-Cap-Ferrat leads, followed by Ramatuelle, Cap d'Antibes and Saint-Tropez. On individual trophy sales, prime villas on the best capes trade far above any town average.
Where is the best value on the Riviera? The high tier to the east and inland, such as Menton, Nice, Mougins and Valbonne, offers the same climate and access at roughly a third of the cost of the prime capes.
Can I reuse these figures? Yes, with attribution to the DemeureDeLuxe Riviera Price Index and a link. We are a media platform, not an estate agency, and the index is free to cite.
This index is general market information, not a valuation or investment advice. Confirm any specific figure with a local agent or notaire.