The Most Expensive Towns on the French Riviera
By Viktoriya ZHovannik. When looking at real estate prices in the south of France — especially properties located on the seafront — it is easy to assume that prices are high everywhere. However, some places are far more sought after than others.
Real Estate Exceptions: Saint-Tropez and Monaco
When discussing the most expensive towns on the French Riviera, these two must be addressed first. One is a town in the Var department, the other one of the smallest states in the world after the Vatican.
In the case of the Principality of Monaco, land is almost non-existent. Anyone wishing to build must either construct on the sea using giant land reclamation projects or demolish existing buildings. Combined with a highly advantageous tax status, this drives real estate prices even higher. Buyers can expect to pay around €40,000 per square metre in Monaco.
Real Estate in Saint-Tropez
The other exception on the French Riviera is this world-famous seaside resort in the Var. Here, prices sometimes seem completely detached from reality. Saint-Tropez is the fashionable destination for the jet set — sometimes overlooked, sometimes adored. But when talking about Saint-Tropez, one should also mention neighbouring Ramatuelle and Gassin, where some properties (apartments or villas) sell for more than €15,000 per square metre. These are prices comparable to those of Paris, often cited as an example of an inaccessible real-estate market.
In the Saint-Tropez area, a transaction exceeding €46 million was recorded two years ago for a large architect-designed villa facing the sea. Another record sale took place in 2024 in Ramatuelle: a group of bastides was sold for over €85 million. A villa in the private Cap Saint-Pierre estate in Saint-Tropez, next to Brigitte Bardot’s residence, was sold for €59.5 million. The property, with around 800 m² of living space, includes a swimming pool, tennis court, helipad, and vineyard-planted grounds. One may wonder whether its proximity to Brigitte Bardot’s iconic estate contributed to the soaring price.
The Rule of the “Caps”
When trying to navigate Riviera real estate prices, it is helpful to remember that any town whose name includes the word Cap is usually a safe bet. Unsurprisingly, the record-breaking sales are often found in these locations.
Roquebrune-Cap-Martin, Cap d’Ail, Cap Ferrat, Cap d’Antibes
With price tags reaching tens of millions of euros, the villas on the “Caps of the French Riviera” make buyers’ heads spin — and those of many real-estate professionals as well. It is always interesting to see that for these extraordinary properties, housekeepers, concierges and gardeners sometimes even present themselves as intermediaries, trying at least to be involved in deals that far exceed their sphere. “A secret strategy is worth 77 times a public one,” says a Persian proverb that is far too often ignored — unfortunately, some information ends up leaking through household staff.
Cap-Martin
Located above Monaco, Cap Martin continues to attract the jet set and royalty from across the globe. As early as the first century, a Roman road crossed its territory. Roquebrune-Cap-Martin seems truly blessed by the gods, as it is home to one of the oldest trees in France — an olive tree over a thousand years old. More than a century ago, it was the Grand Hôtel du Cap that drew the first wealthy visitors. Today, gigantic cliff-side villas make the headlines.
In 2024, three such villas caught public attention. Two Belle Epoque villas on the Cap estate and on the seafront sold for €58 million and €41 million respectively. The third, a contemporary villa facing east and overlooking Monaco, set the town’s record at €26.6 million.
Cap d’Antibes
The town of Antibes lies in the western part of the Alpes-Maritimes department, slightly off-centre from Nice, Roquebrune and Monaco. Nevertheless, Cap d’Antibes remains extremely sought-after by investors. As proof, in 2024, a château on the seafront within a park of more than ten hectares sold for €66 million.
Cap-Ferrat
Located on the peninsula of Villefranche-sur-Mer, this commune is arguably one of the safest areas on the French Riviera (after Monaco). Recently, a contemporary villa of over 7,000 m² was sold for nearly €32 million. Saint-Jean-Cap-Ferrat is the epicentre of luxury real estate — a peaceful haven, secluded, seemingly immersed in the blue of the Mediterranean Sea.
Cap d’Ail
This is likely the closest commune to Monaco. An exceptional living environment between sea and mountains, with breathtaking sea views. The only drawback is the scarcity of properties available for purchase — and consequently, stratospheric prices.
