Buying Property in Nice in 2026: Neighborhoods, Prices and the Rules Buyers Need to Know

Nice apartments averaged €5,219 per square meter in September 2026, and houses €6,427, according to the SeLoger–Meilleurs Agents price barometer. Behind that average, Nice is a city of very different neighborhoods: an apartment on the slopes of Mont Boron and one near the station can differ by more than half in price per square meter. For international buyers, the neighborhood, the building and Nice's own rules on renting matter as much as the price.

This guide covers what property costs in Nice in 2026, how the main districts compare, the city's rules on holiday rentals, and how a purchase works from offer to keys.

Why buyers choose Nice

Nice is the only place on the Côte d'Azur that works as a full city all year: France's fifth-largest, with more than 300,000 residents, a university, hospitals, markets, museums and a tram line that reaches Nice Côte d'Azur Airport. Most of the housing is apartments, from Belle Époque buildings near the sea to modern residences, with villas on the surrounding hills.

That makes Nice a natural choice for buyers who want to live on the Riviera rather than visit it, and for those who value walking-distance daily life and the simplest airport access on the coast. The trade-offs are those of a city: density, traffic and busy summer streets in the center. Our guide to the best places to buy on the French Riviera compares Nice with Cannes, Antibes and the smaller towns.

What property costs in Nice in 2026

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

Prices have eased slightly from a peak reached in September 2025, while homes are selling faster: the average time to sell fell from 90 to 73 days over the year, according to the same source. In other words, the market is steady rather than falling, and well-presented homes still find buyers.

An average describes the city, not a specific home. Floor, view, terrace, building and condition can move the price of a Nice apartment far above or below it. Our guide to what €1 million, €2 million and €5 million can buy on the French Riviera shows how far a budget goes in Nice compared with the rest of the coast.

Nice's neighborhoods compared

Estimated apartment prices vary widely across the city:

Source: SeLoger price estimates by neighborhood, January 2026 data. Vieux-Nice and the Carré d'Or are not listed separately.

A few patterns stand out. Sea views and elevation command the highest prices, which is why Mont Boron leads. The central districts between the station and the sea combine period architecture with walkable daily life. Neighborhoods away from the sea, to the north and east, offer more space for the same budget.

Vieux-Nice and the Carré d'Or

Vieux-Nice, the old town, is a maze of narrow streets beneath Castle Hill, full of character and of tourists in season. Apartments there are often small, in old buildings without elevators, and the area is one of the most sought-after for holiday rentals, which is why its rental quota is the tightest in the city.

The Carré d'Or, between Place Masséna and the Promenade des Anglais, is the classic address for elegant period apartments close to the sea, the shops and the beach.

The hills: Cimiez, Mont Boron and Fabron

The hills around Nice offer what the center cannot: gardens, light, privacy and views. Cimiez, to the north, is known for its grand Belle Époque buildings and calm residential streets. Mont Boron, to the east, combines a forested park with some of the most prized villas in the city. Fabron and the western hills look over the Baie des Anges. A car becomes more useful the higher you live.

Renting your Nice property: the city's own rules

Nice regulates short-term holiday rentals more closely than most of France. If rental income is part of your plan, these rules decide whether it is possible at all:

• Your main residence can be let to tourists for up to 120 nights a year without any change-of-use authorization.

• A second home let as a furnished tourist rental needs an authorization from the city, known as a change-of-use authorization, for each dwelling.

• Quotas apply in four zones. For 2026, the Métropole Nice Côte d'Azur set a maximum of 691 new authorizations: 47 in Vieux-Nice, 204 in Riquier–Port–Mont Boron, 324 in the city center and 116 in the west. Applications in these zones open from September 1 to December 31, 2026, and are processed in order of arrival until the quota is reached. The Métropole plans to recalculate the quotas before January 2027.

• Energy rating. The home must have a DPE energy rating between A and E, and meet housing decency standards.

• Penalties are heavy. Renting without the required authorization can bring a civil fine of up to €50,000 per dwelling.

Renewals of existing authorizations, mixed student and summer lets, and change-of-use with compensation are not counted in the quotas. Rules like these change, so check the current position with the Métropole and the building's co-ownership rules before you make an offer. 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 Nice

For an existing home in the Alpes-Maritimes, transfer taxes come to about 5.81% of the price, as the département kept the standard rate. 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 the home, budget for the taxe foncière, the taxe d'habitation on a second home, building charges and upkeep. Our guide to the cost of owning property in France explains each of them.

How a purchase in Nice works

Buying in Nice 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 in Nice without restriction, and a purchase can be completed from abroad. Owning a home does not give the right to live in France, which is a separate visa question. Our guide to buying property in France as an American covers the process, financing and taxes in more detail, and our guide to moving from the USA to France covers visas and settling in.

Properties in and around Nice

Asher currently presents several homes in and around Nice:

• Nice, €1,275,000. A three-bedroom apartment in a historic building with a private garden and a sea view, near the Promenade des Anglais.

• Nice, €1,793,750. A sea-view villa in the hills of Fabron with a pool and panoramic views over the Baie des Anges, offered for renovation.

• Colomars, €1,540,000. A character stone estate with landscaped grounds and a pool, about twenty minutes from central Nice and the airport.

See all current properties in France.

A short checklist for buying in Nice

• Decide between the city center, the hills and the sea-facing districts before you compare listings

• Check the floor, the elevator, parking and the building's charges and planned works

• Read the DPE energy rating, especially if you may rent the home

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

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

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

• Visit outside July and August to see the neighborhood as residents do

Frequently asked questions

How much does an apartment cost in Nice?

Nice apartments averaged €5,219 per square meter on September 1, 2026, according to SeLoger–Meilleurs Agents. Neighborhood estimates range from under €4,500 per square meter in districts such as Saint-Roch to more than €8,000 on Mont Boron.

Which is the best neighborhood to buy in Nice?

It depends on how you will live. The Carré d'Or and Musiciens suit buyers who want period apartments near the sea and the shops; Cimiez and Mont Boron suit those who want calm, gardens and views; Libération and Riquier offer more space for the budget.

Can I rent my Nice apartment on Airbnb?

A main residence can be let for up to 120 nights a year. A second home needs a change-of-use authorization from the city, and in four zones these are limited by annual quotas: 691 new authorizations for 2026.

Can foreigners buy property in Nice?

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

Final perspective

Nice offers what few Riviera towns can: a real city, open all year, with an airport on its doorstep and a wide choice of homes. The right purchase starts with the right neighborhood, a clear view of the rental rules if income matters, and a careful look at the building as well as the apartment.

To discuss a search in Nice, 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, Nice property prices in 2026 (opens in a new tab), September 18, 2026, citing the SeLoger–Meilleurs Agents barometer of September 1, 2026.

• SeLoger, price per m² by neighborhood in Nice (opens in a new tab), January 2026 data.

• Métropole Nice Côte d'Azur, furnished tourist rentals and change-of-use authorizations (opens in a new tab).

• La Clé Publique, Nice: 691 tourist rental authorizations in 2026 (opens in a new tab), September 2, 2026.

• 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.