Buying Property in Antibes and Juan-les-Pins (2026): Neighborhoods, Prices and What to Know

Antibes apartments averaged €6,529 per square meter in September 2026, up 4.9% in a year, according to the SeLoger–Meilleurs Agents barometer: above both Nice and Cannes, where prices eased over the same period. The commune holds very different places to live: a walled old town, one of the Mediterranean's great marinas, the beaches and nightlife of Juan-les-Pins, quiet residential hills and, on Cap d'Antibes, some of the most exclusive estates on the coast.

This guide covers what property costs in Antibes and Juan-les-Pins, how the neighborhoods compare, the rules on renting, and how a purchase works for international buyers.

Why buyers choose Antibes

Antibes is a real town with year-round residents, between Nice and Cannes. It offers what many buyers want from the Riviera without the scale of Nice or the event-driven rhythm of Cannes: an old town to walk to every day, beaches on both sides of the cape, a train station on the coastal line and Nice Côte d'Azur Airport within easy reach by road or train.

Its buyers are varied. Families look for space in the residential districts, retirees often look for sea views from the hills, and international buyers concentrate on Cap d'Antibes, the old town and Juan-les-Pins. Our guide to the best places to buy on the French Riviera compares Antibes with Nice, Cannes and the smaller towns, and our Nice buyer's guide covers its larger neighbor.

What property costs in Antibes in 2026

Source: SeLoger–Meilleurs Agents price barometer, September 1, 2026.

Antibes stands out on two counts: it is the most expensive of the three for apartments, and the only one where prices rose over the year. Limited supply within a compact commune, international demand and a year-round population help explain why.

An average says little about a specific home. A sea view, a terrace, the floor, parking and the building's condition can move the price of an Antibes apartment well above or below it, and the Cap d'Antibes market follows its own logic. Our guide to what €1 million, €2 million and €5 million can buy on the French Riviera shows how far a budget goes here compared with the rest of the coast.

Antibes's neighborhoods compared

Source: PAP.fr, prices per square meter by sector, published January 2025. Use these figures to compare neighborhoods with each other; citywide prices have risen since.

Vieil Antibes and the port

The old town sits behind its sea walls, with the covered Provençal market, narrow stone streets and the Château Grimaldi, home of the Picasso Museum. Apartments here are often in old buildings: character and location come first, and elevators, parking and outdoor space are rarer. Next to it, Port Vauban is one of the largest yachting harbors in the Mediterranean.

The refined garden-level duplex Asher presents within the old town's walls shows what the district can offer at its best: original stonework and arches with renovated, contemporary interiors.

Juan-les-Pins

Juan-les-Pins, on the western side of the cape, is part of the same commune. It is livelier and more beach-oriented, with sandy beaches, shops and restaurants, and the Jazz à Juan festival each July. Apartments close to the beach suit buyers who want summer life on their doorstep; the streets behind are calmer outside the season.

Cap d'Antibes

The wooded peninsula between Antibes and Juan-les-Pins is one of the coast's most exclusive enclaves. Its villas and estates sit among pines, with coves, beaches such as La Garoupe and a coastal path. Supply is very limited, privacy and land are the main assets, and prices reflect them: houses on the cape cost about twice as much per square meter as elsewhere in the commune.

The residential districts

Away from the sea, districts such as La Constance, L'Estagnol and La Fontonne offer houses with gardens, newer residences and more space for the budget. They suit families and buyers who want year-round living close to the town center, schools and the coastal road.

Renting your Antibes property

Short-term rental rules tightened across France under the law of November 19, 2024:

• Registration. Every furnished tourist rental must be registered, and its registration number must appear in every listing.

• Main residence. A main residence can be let to tourists for up to 120 nights a year; communes may lower this limit.

• Second homes. In communes that require it, letting a second home as a tourist rental needs a prior change-of-use authorization. Check with the City of Antibes Juan-les-Pins whether, and on what terms, this applies before you buy.

• The building. Co-ownership rules can forbid tourist rentals in a building, so read them before making an offer.

• Energy rating. Homes rated G can no longer be let under new leases, with F-rated homes following in 2028.

If rental income is part of your plan, treat it as something to confirm rather than assume. Our guide to French Riviera property investment explains rental strategies, taxes on rental income and how to calculate a realistic yield.

What buying costs in Antibes

Antibes is in the Alpes-Maritimes, where transfer taxes on an existing home come to about 5.81% of the price. With the notaire's regulated fee and other costs, total acquisition costs for an existing home commonly reach around 7% to 8% of the price. Agency fees are added if they are payable by the buyer, and a mortgage brings its own costs. New-build purchases carry much lower transfer taxes.

Once you own, budget for the taxe foncière, the taxe d'habitation on a second home, building charges and upkeep; villas add garden, pool and security costs. Our guide to the cost of owning property in France explains each of them.

How a purchase in Antibes works

Buying in Antibes follows the French process:

1. Offer. A written offer is made on a property, usually through the agency marketing it.

2. Preliminary contract. Buyer and seller sign a compromis or promesse de vente, setting the price, timetable and conditions; a deposit is normally paid at this stage and held in escrow.

3. Withdrawal period. A non-professional buyer of a home has 10 days to withdraw without giving a reason.

4. Checks and financing. The notaire carries out the legal checks, and conditions such as obtaining a mortgage are satisfied.

5. Final deed. The acte authentique is signed before the notaire, usually a few months after the preliminary contract. The balance is paid and ownership transfers.

Americans and other foreign nationals can buy without restriction, and the purchase can be completed from abroad. Owning a home does not give the right to live in France. Our guide to buying property in France as an American covers the process, financing and taxes in more detail.

Properties in Antibes

Asher currently presents two homes in Antibes:

• Antibes, €895,000. A contemporary three-bedroom apartment of about 112 m² in a quiet residential area, with an open-plan living area and a spacious terrace, close to the coast and the town center.

• Antibes, €1,385,000. A refined garden-level duplex of about 106 m² within the old town's walls, with three bedrooms, an office, original stonework and historic arches.

See all current properties in France.

A short checklist for buying in Antibes

• Decide between the old town, Juan-les-Pins, the cape and the residential districts before you compare listings

• In the old town, check the elevator, the stairs, light and access for deliveries

• On the cape, check the land, privacy, access and the coastal planning rules that apply

• Look up recent recorded sales on the government's DVF service to frame the price

• If you plan holiday rentals, confirm the city's rules and the building's before making an offer

• Budget about 7% to 8% for purchase costs on an existing home

• Visit in winter as well as summer: Juan-les-Pins in particular changes with the season

Frequently asked questions

How much does an apartment cost in Antibes?

Antibes apartments averaged €6,529 per square meter on September 1, 2026, up 4.9% over a year, according to SeLoger–Meilleurs Agents. Neighborhood figures range from about €5,000 per square meter in La Fontonne to more than €8,400 on Cap d'Antibes.

Is Juan-les-Pins part of Antibes?

Yes. Juan-les-Pins is part of the commune of Antibes, on the western side of Cap d'Antibes, with its own beaches, shops and summer festival.

Is Antibes more expensive than Nice?

For apartments, yes: €6,529 per square meter in Antibes against €5,219 in Nice in September 2026, according to the same source. Nice offers a much larger city and a wider choice of homes.

Can foreigners buy property in Antibes?

Yes. There is no restriction on foreign buyers, and the purchase can be completed from abroad. Property ownership does not grant residency.

Final perspective

Antibes offers an unusual range within one commune: an old town with character, a beach resort, residential hills and a cape of private estates, all a short distance from Nice airport and active all year. The right purchase depends on which Antibes you want to live in, and on checking the building and the rules as carefully as the view.

To discuss a search in Antibes, explore our French Riviera page, or contact Asher. Asher gives American and international buyers one English-speaking point of contact, working alongside independent professionals at each step.

Sources

• SeLoger, property prices in Nice and neighboring towns in 2026 (opens in a new tab), September 18, 2026, citing the SeLoger–Meilleurs Agents barometer of September 1, 2026.

• PAP.fr, Antibes Juan-les-Pins property market and prices by sector (opens in a new tab), January 24, 2025.

• La finance pour tous, the 10-day withdrawal period (opens in a new tab).

This guide is general information as of October 2026, not legal, tax or financial advice.