ALPES-MARITIMES (06) PROVENCE-ALPES-COTE D’AZUR
Alpes-Maritimes real estate.
Your home on the French Riviera, sourced, renovated, and managed with precision and expertise.
What we source
Villas, sea-view apartments and hillside estates, sourced and renovated across the Cote d’Azur.
Why the Riviera
A coast of light and stone.
The Alpes-Maritimes department, known globally as the French Riviera, offers more than just a Mediterranean address. It is a tangible asset class defined by enduring value. For generations, its unique light and azure sea have attracted artists, connoisseurs, and investors. This international demand, coupled with a naturally limited supply of coastal property, creates a market characterized by scarcity and resilience. Owning real estate here is not just an investment in property. It is an investment in a globally recognized lifestyle, a legacy asset on one of the world’s most famous coastlines.
Your point of contact
One person runs your Alpes-Maritimes file.
For American buyers, navigating the French system can be complex. We simplify it. Your project will be managed by a single, English-speaking specialist, co-founder Remy Pampin. Remy acts as your sole representative on the ground in France. He coordinates every stage, from the initial property search and offer submission to liaising with the French notaire for the purchase. He also oversees the entire renovation process, ensuring a seamless experience from your first inquiry to your first stay in your new home.
Remy PampinCo-founder, Montclair and Ynspir
Start a conversation2024 market data · source: DVF (data.gouv.fr)
What you actually pay, by the square metre.
Aggregated from 24,707 verified property sales registered across the Alpes-Maritimes in 2024 with the French land registry. Outliers below 800 and above 30,000 EUR per square metre were excluded to give a true median for a buyer’s decision.
Median apartment price
€4 884/m²
19 727 apartments sold in 2024
Median house price
€5 610/m²
4 980 houses sold in 2024
Total transactions
24 707
Apartments, houses and mixed use
Department population
1.11M
Owner-occupiers around 55 percent
Where to buy on the Cote d’Azur
The towns we know house by house.
The Alpes-Maritimes is a coast of distinct towns. The six below are the ones our American buyers ask about most, each a different bet on price, character, rental yield and the lifestyle you are buying into.
The Urban Riviera Capital
Nice
Nice is the vibrant heart of the Côte d’Azur, a true year-round city blending Belle Époque grandeur with Mediterranean energy. It attracts a diverse international crowd seeking culture, convenience, and an authentic urban lifestyle, from art lovers exploring its many museums to entrepreneurs drawn by its dynamic atmosphere.
The city offers a vast and varied property portfolio, from classic apartments in the Carré d’Or to exclusive villas in the hills. The rental market is exceptionally strong, fueled by tourism and a large professional population. Look for renovation opportunities in historic quarters for significant upside and long-term value.
Median apt €/m²
€4 833
Apt sales · 2024
6 761
Iconic Seaside Glamour
Cannes
Synonymous with glamour and its world-famous film festival, Cannes is the epicenter of Riviera luxury. This is where the international elite comes to see and be seen, enjoying sandy beaches, designer boutiques, and exclusive events. It’s the ultimate address for those seeking a high-profile, seasonal social scene.
Prime property is concentrated along La Croisette, where sea-view apartments command global attention. For investors, the « banana » district offers exceptional short-term rental yields, driven by the year-round conference schedule. Scarcity in these core areas ensures that well-placed properties hold their value and prestige exceptionally well.
Median apt €/m²
€5 890
Apt sales · 2024
2 394
Historic Port, Modern Charm
Antibes
Antibes perfectly balances historic Provençal charm with a sophisticated maritime culture. Its walled old town, bustling market, and Picasso museum attract buyers seeking authenticity and art. Home to Europe’s largest marina, it is a natural hub for the international yachting community and families who love its relaxed atmosphere.
Inventory ranges from character-filled apartments in the old town to palatial estates on the exclusive Cap d’Antibes. The robust seasonal rental market is bolstered by the yachting industry. Properties with terraces or gardens are highly prized, and renovation projects within the historic ramparts offer a unique investment opportunity.
Median apt €/m²
€5 175
Apt sales · 2024
1 891
Riviera’s Italian Heart
Menton
Nestled on the Italian border, Menton is a sun-drenched town famed for its unique microclimate, lush gardens, and colorful architecture. It attracts buyers seeking a more tranquil Riviera experience with a charming Italian influence. This is a place for those who appreciate a slower pace and authentic coastal living.
The property market presents compelling value, featuring Belle Époque apartments and waterfront homes in the desirable Garavan neighborhood. The town’s appeal as a peaceful getaway drives a consistent rental demand. Investment here offers access to the prime Côte d’Azur lifestyle with a more approachable financial and personal commitment.
Median apt €/m²
€4 771
Apt sales · 2024
864
Perfumed Provençal Hills
Grasse
Known globally as the capital of perfume, Grasse is perched in the hills above the coast, offering a cooler climate and panoramic views. It attracts buyers who desire space, privacy, and an authentic Provençal lifestyle. This is a retreat for those who value the countryside’s tranquility over the seaside bustle.
The market here is defined by country estates, historic stone farmhouses (mas), and villas with significant land. It offers more property for your investment compared to the coast. Opportunities for renovating old bastides are plentiful, allowing buyers to create a truly personal and substantial retreat with strong long-term value.
Median apt €/m²
€3 104
Apt sales · 2024
629
The Perfect Postcard Bay
Villefranche-sur-Mer
Home to one of the world’s most beautiful bays, Villefranche-sur-Mer is the quintessential Riviera jewel. Its colorful old town tumbles down to a deep blue harbor, creating an iconic vista. This exclusive enclave attracts discerning buyers who seek breathtaking views, discretion, and an unparalleled, picturesque setting.
Property here is a rare commodity. The market is defined by exclusive apartments and villas clinging to the hillside, all vying for that perfect sea view. Extreme scarcity and persistent demand make this a blue-chip location for capital preservation. An acquisition in Villefranche is a legacy purchase in a protected market.
Median apt €/m²
€8 509
Apt sales · 2024
136
Why our clients buy here
Four reasons our American clients keep choosing the Riviera.
01
A Tangible Legacy Asset
Riviera real estate is a stable, hard asset in a politically secure country, offering a hedge against market volatility and a legacy for future generations.
02
Unrivaled International Access
With Nice’s international airport, the second busiest in France, your home is easily accessible from the U.S. and serves as a gateway to Europe.
03
A Resilient Rental Market
The Côte d’Azur’s global appeal ensures strong, year-round demand for high-end rentals, providing a consistent potential revenue stream for owners who desire it.
04
A Unique Quality of Life
From alpine hiking to Mediterranean beaches, the region offers an unparalleled lifestyle, blending natural beauty with cultural sophistication, all within a short drive.
Cities
Explore cities in Alpes-Maritimes.
How it works
How we run your Alpes-Maritimes real estate project.
One English-speaking team takes your Riviera real estate project from the first search to the keys, and keeps running it long after. Montclair handles the advisory and the buying, Ynspir handles the renovation, and you deal with one person throughout.
Find
We access our network to source on-market and off-market properties that match your criteria, providing a curated shortlist of the best available options.
Buy
We manage the entire acquisition, from structuring the offer and negotiating terms to coordinating with the notaire for a secure and compliant French transaction.
Renovate
Our team of architects, designers, and vetted local artisans transforms your property, overseeing the project to ensure it meets your vision and our exacting standards.
Manage
We offer ongoing property management, from maintenance and administration to rental services, ensuring your asset is protected and performs to its potential.
What renovation looks like with us
Recent work by our studio.
A Riviera property is rarely a turnkey home. Most need a sensitive renovation, and that is where Ynspir, the architecture studio we work with across France, comes in. Below are three recent projects that show the level of finish you can expect, from Mediterranean light to contemporary interiors.
L’Olivine, a Mediterranean residence
A 320 m2 stone residence reworked top to bottom, blending southern light with natural materials and a calm palette.
MarseilleA full apartment renovation
An 88 m2 apartment rebuilt around curved oak joinery and warm tones, proof of what a careful gut renovation delivers.
ToulonA colour-driven coastal home
A 1930s house brought back to life with colour, vintage furniture and a relaxed coastal character on the southern coast.
Every Alpes-Maritimes purchase we handle can be paired with a full renovation by the same team. The people who find your Riviera home also plan, cost and run the works, so you arrive to a home that is ready to live in rather than a building site.
On the ground
Where the Alpes-Maritimes actually is.
The Alpes-Maritimes department forms the eastern edge of the French Riviera, bordering Italy and the Principality of Monaco. Its strategic location is served by the Nice Côte d’Azur Airport (NCE), France’s second busiest airport. The A8 motorway and high-speed TGV rail network provide rapid access along the coast, connecting key destinations like Cannes, Antibes, and Menton. This exceptional connectivity makes exploring the region, from the beaches of Nice to the hills of Grasse, remarkably simple.
We source and manage property across the whole department, from Nice and Cannes to Menton, Antibes, Grasse and the cap peninsulas of Cap Ferrat and Cap d’Antibes.
Good to know
Alpes-Maritimes real estate, the questions buyers ask.
Do I need to be in France to buy property?
No. We act as your representative on the ground. Through a power of attorney, we can manage the entire process, including the final signing with the notaire, on your behalf, providing you with regular, detailed updates from the U.S.
How are property taxes different in France?
France has two main local property taxes, the taxe foncière, paid by the owner, and the taxe d’habitation, for occupants. We provide clear estimates for your target properties and ensure you understand your obligations as a non-resident owner.
Can you help with financing for a U.S. citizen?
While U.S. buyers often purchase with cash, we have a network of specialist mortgage brokers who understand the complexities of securing French financing for non-resident American clients. We can facilitate the necessary introductions and provide support.
What are the closing costs in France?
Closing costs, or frais de notaire, are typically 7 to 8 percent of the purchase price for an existing property. These fees primarily consist of government taxes and are regulated by law. We provide a detailed cost breakdown before you make an offer.
Is the renovation process difficult to manage from abroad?
It can be, which is why our service is essential. We manage the entire process, from design and permits to construction and finishing, providing a single point of contact and ensuring quality control so you do not have to.
What is a notaire and what do they do?
A notaire is a government-appointed legal official who oversees property transactions to ensure they are legally binding. They are a neutral party, representing the state, not the buyer or seller. We work with them throughout the purchase.
Start your Alpes-Maritimes real estate search with us.
French Real Estate Experts provides a complete, end-to-end service for American buyers in the Alpes-Maritimes. Let us help you find and create your ideal home on the French Riviera. Contact Remy Pampin to begin the conversation about your project.