Real Estate Prices in Nice
Nice is one of the largest cities in France — blessed with year-round sunshine, breathtaking views of the Mediterranean Sea, and a dynamic local economy. In addition to being an economic hub like Paris, Lyon, or Bordeaux, Nice is also a renowned seaside resort for much of the year. This combination of factors naturally drives real estate prices upward.
However, when investing significant amounts — often backed by long-term loans exceeding fifteen years — buyers must proceed with caution and take time to understand the city’s unique characteristics. Indeed, Nice is not a uniform city; it’s a mosaic of diverse neighborhoods where working-class areas coexist with prestigious luxury real estate.
City Characteristics and Their Impact on the Nice Property Market
Despite a somewhat sluggish national real estate climate, Nice and its metropolitan area stand out with an active market and property prices that continue to rise. Across the rest of France, prices tend to stagnate or decline — a consequence of high interest rates, slower post-stimulus economic activity (notably after over a trillion euros in public spending), and the return of major geopolitical tensions.
Given this context, the high price levels in Nice are likely to persist — especially while short-term furnished rentals remain profitable for private investors. In other words, it is probable that the next municipal elections in 2026 and the presidential elections in 2027 will shape the future of real estate prices in Nice.
One thing is certain: luxury real estate generally remains insulated from political or fiscal measures. As seen in Paris, neither property tax increases nor housing preemptions for social purposes have significantly affected high-end property values. On the contrary, during uncertain times, luxury real estate often experiences modest growth. Just as property prices in New York remained stable during the subprime crisis, Nice is perceived internationally as a safe haven — a peaceful destination far from geopolitical turmoil, ideal for vacations or a golden retirement in an unparalleled living environment.
Nice Promenade
Facing the sea, real estate prices here are among the highest in the city. “Nice Promenade” refers to the first line of seafront buildings, one of the most complex areas to assess in Nice. Prices can vary drastically — sometimes doubling depending on condition and location.
A ground-floor unit in a deteriorated building might sell for between €4,500 and €6,000 per square meter. In contrast, flawless properties on higher floors can reach record prices rivaling those of Parisian real estate.
The larger the property, the lower the price per square meter tends to be. For a renovated, perfectly maintained apartment with low service charges, a sea view, and a large terrace, prices can reach €15,000 per square meter on the Promenade des Anglais and up to €20,000 per square meter on the Quai des États-Unis.
At these price levels, perfect soundproofing, insulation, and air conditioning are a must, and proximity to the Old Town — as far as possible from the airport — is preferred. We are clearly speaking about prestige real estate. If one or more of these criteria are missing, the average price typically drops to around €10,000 per square meter.
Note for Buyers and Sellers
For buyers, understanding what they’re purchasing and the logic behind local pricing can be complex. For sellers, it is often tempting to list their property at the high end of the market, overlooking reality. Objectivity can be difficult.
When evaluating a property, one should always assume potential imperfections or uncertainties. Therefore, it’s wise to reduce the asking price by 5% to 10% to make the property attractive and ensure a successful sale. It is better to aim for a fair market price and a completed transaction rather than a theoretical price based on mathematical formulas and the hope of a large profit margin.
As in the stock market, you rarely sell at the peak or buy at the bottom. That’s why it’s essential to work with a knowledgeable and trustworthy local real estate agent.
Nice Carré d’Or
This area is home to some of the most beautiful apartments in Nice. In the Carré d’Or and Buffa districts, luxury properties command premium prices. The early 20th-century bourgeois buildings are truly magnificent, many of them built in the Belle Époque style.
Prices here average around €10,000 per square meter, typically ranging between €8,500 and €12,000 depending on the property’s condition, location, and features. In this central and compact neighborhood, buyers mainly look for unobstructed views and high-floor apartments.
Property Prices in Cimiez
Cimiez is a preserved, residential district ideal for families and those seeking peace away from the city center. Schools, parks, and a few local shops create a high quality of life.
The area is also rich in history — home to Roman archaeological sites, the Matisse Museum, and a beautiful monastery. In the late 19th and early 20th centuries, European royalty spent their winters here. Later, retirees invested heavily in this area before shifting focus toward seafront properties.
Today, real estate prices in Cimiez average around €4,000 per square meter, making it one of the most desirable residential neighborhoods in Nice for a calm and elegant lifestyle.
