French Riviera Luxury Real Estate: What €1 Million, €2 Million and €5 Million Can Buy

On the French Riviera, a budget is only half the answer. €2 million can buy a renovated villa with sea views, terraces and a garden in the hills above Nice, or a well-located apartment of roughly 140 m² in Villefranche-sur-Mer, or a home of under 90 m² on Saint-Jean-Cap-Ferrat. The price is the same; the town, the view and the type of property change everything.

This guide uses published price data from October 2026 and homes Asher is currently offering to show what buyers can realistically expect at three budget levels, and how to judge value once you start viewing.

How to read the numbers in this guide

Two kinds of evidence appear below, and they are kept separate.

• Market data. Average prices per square meter by town, as estimated by MeilleursAgents on October 1, 2026. These are estimates of net seller prices, excluding agency and notary fees, and each comes with a range covering 95% of homes. The most exceptional properties sit above that range.

• Real homes currently offered. Properties published on this website as of October 14, 2026, with links to their listings. They are examples of what is on the market, not a representative sample, and they may sell or change price at any time.

Where this guide divides a budget by a price per square meter, the result is simple arithmetic to show purchasing power. It is not a valuation of any property.

Price per square meter along the coast

Source: MeilleursAgents estimates as of October 1, 2026. Net seller prices, excluding fees.

Two things stand out. First, the gap between towns is large: an average house on Cap Ferrat costs more than four times as much per square meter as one in Vence. Second, the ranges within each town are wider still. In Cannes, the most expensive houses in the range cost about four times as much per square meter as the least expensive. The address is a starting point; the specific street, view and property decide the price.

At the very top of the market, prices leave these ranges behind. Engel & Völkers' 2026 waterfront ranking, reported in August 2026, put the highest asking prices for waterfront luxury property at up to €113,000 per square meter in Saint-Jean-Cap-Ferrat and up to €50,000 in Cap d'Antibes. Those are peak asking prices for exceptional homes, not averages.

What about €1 million

What the arithmetic suggests

At Nice's average apartment price, €1 million corresponds to about 190 m²; at the top of Nice's range, about 130 m². In Antibes or Cannes, the same budget covers roughly 150 to 165 m² at the average, or 100 to 110 m² at the upper end. In Villefranche, it is closer to 110 m² at the average. On Cap Ferrat, €1 million corresponds to about 45 m² of an average house.

What buyers typically find

Around €1 million, most coastal buyers are looking at apartments: two or three bedrooms in a good building in Nice, Antibes or Cannes, sometimes with a terrace, a sea glimpse or parking. Sea views from a high floor, a large terrace or a prime seafront address quickly use up the budget. A detached villa with a pool at this level usually means moving inland or accepting a property that needs work.

A real example currently offered

• Antibes, €895,000. A three-bedroom contemporary apartment near the coast of 112 m², with a terrace, elevator, parking and a storage cellar, close to the beaches and the town center.

A modest stretch above €1 million can add outdoor space and period character: a three-bedroom apartment with a private garden in Nice is offered at €1,275,000.

What about €2 million

What the arithmetic suggests

At €2 million, an average-priced apartment in Nice would be around 380 m², more space than most buyers need and more than the market usually offers in a single apartment. That is the point at which the budget stops buying size and starts buying quality: a top floor, a wide terrace, a front-row view, a sought-after building or a house with land. In Villefranche, €2 million corresponds to about 140 m² at the upper end of the apartment range; on Cap Ferrat, to about 86 m² of an average house.

What buyers typically find

Between €1.25 million and €2 million, the choice widens to include character apartments with gardens in Nice, renovated village or garden-level homes in Antibes, and villas with pools in the hills, particularly inland or around Nice. Sea views, large plots and turnkey condition are all available at this level, but rarely all three in the most central locations.

Real examples currently offered

• Nice, €1,275,000. A three-bedroom apartment in a historic 1860 building of about 120 m², with a private 350 m² garden, a sea view, a private garage and period architecture near the Promenade des Anglais.

• Antibes, €1,385,000. A refined garden-level duplex of 106 m² with three bedrooms and an office, a 78 m² private garden and terrace, a solarium and a turnkey renovation that keeps original stonework and arches.

• Colomars, €1,540,000. A character stone estate of about 360 m² on roughly 5,200 m² of landscaped grounds, with five bedrooms, a pool, an independent apartment and views over the hills, about twenty minutes from central Nice and the airport.

• Nice, €1,793,750. A sea-view villa in the hills of Fabron offering about 490 m² over four levels on a 1,120 m² plot, with a pool and panoramic views over the Baie des Anges. It needs renovation, which is reflected in the price.

• Vence, €1,995,000. A renovated Provençal villa of 250 m² with five bedrooms, four terraces, a 3,000 m² terraced garden and sea and mountain views.

Together, these show the trade-off at this level: space and land inland or in the hills, character and garden in town, and renovation as the price of an exceptional view.

What about €5 million

What the arithmetic suggests

At €5 million, the arithmetic says little, because supply rather than budget becomes the constraint. On Cap Ferrat, €5 million corresponds to about 215 m² of an average house, or around 110 m² at the top of the published range. At the peak waterfront asking price reported for Cap Ferrat in 2026, it would correspond to about 44 m².

What buyers typically find

From around €3 million to €5 million, buyers look at substantial villas with pools, sea views and landscaped grounds in Cannes's hills, around Antibes, Théoule, the Esterel coast and the hills above Nice, and at apartments in the most prestigious buildings. Waterfront estates on Cap Ferrat or Cap d'Antibes generally sit well above this level.

Real examples currently offered

• Saint-Raphaël, €2,940,000. Villa Le Trayas, 210 m² with four bedrooms, a pool, a pool house or guest studio, landscaped terraces and south-facing sea views on the Esterel coast.

• Théoule-sur-Mer, €3,750,000. Villa Pichoun, 254 m² with five bedrooms, a pool, a three-car garage, private terraces and sea views.

No property at or above €5 million is published on this website as of October 14, 2026. Buyers at that level can contact Asher to discuss their search.

Why location changes purchasing power so much

Several factors explain the gap between towns.

• Supply. Cap Ferrat and Cap d'Antibes have very few homes and very little land to build on. Nice, a city of more than 300,000 people, has a much larger and more varied stock.

• Distance from the sea. Prices fall noticeably a few kilometers inland, where villages such as Vence or Colomars offer more land for the budget.

• International demand. The best-known addresses draw buyers from around the world, which concentrates competition on a small number of homes.

• Access. Proximity to Nice Côte d'Azur Airport and to Monaco adds value on the eastern coast.

Sea views and their premium

A sea view is the single feature most buyers ask for, and the hardest to compare. A full, unobstructed panorama from a terrace differs from a partial view from one room or a glimpse between buildings. Check whether the view could be blocked by future construction, whether it is visible from the main living areas and how much of the year you will enjoy it from outdoor space. Pay for the view you actually get, not for the words "sea view" in a listing.

Villas or apartments?

Apartments suit buyers who want to lock the door and leave, live within walking distance of shops and the seafront, and keep maintenance simple. They come with co-ownership charges and building rules, sometimes including restrictions on holiday rentals.

Villas offer privacy, gardens and pools, but bring direct responsibility for maintenance, security and, in many hillside areas, legal wildfire-prevention clearing around the house. They often require a car.

Renovation or turnkey?

Turnkey homes command a premium, and many international buyers pay it willingly rather than manage works from abroad. Properties that need renovation can offer more space or a better view for the budget, but require a realistic estimate of cost and time, the necessary permits, and contractors you trust. In protected areas, changes to facades, windows or roofs may need specific approval.

Outdoor space, parking and building condition

• Outdoor space. A usable terrace or garden adds real value on the Riviera, where daily life moves outdoors for much of the year.

• Parking. In central Nice, Cannes, Antibes and the villages, a garage or private space can be both rare and valuable. Check whether it is included and deeded.

• Building condition. For apartments, read the co-ownership's recent meeting minutes, charges and planned works. A beautiful apartment in a building that needs a new roof and facade carries a bill you will share.

The costs on top of the price

For an existing home in the Alpes-Maritimes, transfer taxes total about 5.81% of the price, and the notaire's regulated fee and other costs come on top. In the Var, which includes Saint-Raphaël, transfer taxes total about 6.32% under the temporary higher rate, except for first-time buyers of a main residence. Annual costs include the taxe foncière, the taxe d'habitation on second homes, co-ownership charges or villa upkeep, insurance and management. Our guide to the real cost of owning property in France explains each of them.

How to evaluate value

• Compare price per square meter only between genuinely similar homes

• Check recorded sale prices on the government's DVF service for the street or building

• Separate interior area, terraces, garden and annexes when comparing

• Judge the view from the rooms and terraces you will use most

• Factor in renovation, energy rating (DPE) and any voted building works

• Confirm parking, storage and access, particularly on hillside plots

• Ask for the latest tax notices and running costs before making an offer

Common mistakes

• Comparing averages across towns. A town-wide figure says little about a specific home.

• Paying for a view you will rarely see. Check it from where you will actually sit.

• Underestimating villa running costs. Pools, gardens, security and clearing add up.

• Assuming rental income. Local rules on holiday rentals vary and are tightening.

• Forgetting purchase costs. Budget for transfer taxes and fees on top of the price.

Frequently asked questions

How much does a luxury villa on the French Riviera cost?

It depends heavily on location, view and land. Real examples on this website range from about €1.5 million for a stone estate with a pool in the hills to €3.75 million for a sea-view villa in Théoule-sur-Mer, as of October 2026. Waterfront estates on the capes cost far more.

What is the price per square meter in Nice?

MeilleursAgents estimated an average of €5,245 per square meter for apartments in Nice as of October 1, 2026, with most between €3,318 and €7,558.

Is Saint-Jean-Cap-Ferrat the most expensive place on the Riviera?

It is among the most expensive. MeilleursAgents estimated an average of €23,152 per square meter for houses there as of October 1, 2026, and waterfront asking prices reported in 2026 reached up to €113,000 per square meter.

Can I find a villa with a pool for €1 million?

Sometimes, usually inland or in properties that need work. Near the coast, €1 million more commonly buys a well-located apartment.

Final perspective

On the French Riviera, a budget defines the field, but the right property depends on the trade-offs you are willing to make: town or hills, apartment or villa, turnkey or renovation, a view or a garden. Understanding how prices differ between towns, and within them, is the best protection against paying for the wrong things.

Discover French Riviera properties on our France properties page, read our guide to the best places to buy on the French Riviera, explore the French Riviera page, or contact Asher to talk through your budget and priorities.

Sources

• MeilleursAgents, price estimates as of October 1, 2026: Nice (opens in a new tab), Cannes (opens in a new tab), Antibes (opens in a new tab), Villefranche-sur-Mer (opens in a new tab), Saint-Jean-Cap-Ferrat (opens in a new tab) and Vence (opens in a new tab).

• MySweetImmo, report on the Engel & Völkers 2026 waterfront ranking (opens in a new tab), August 19, 2026.

• French Ministry of the Economy, the DVF sale-price service (opens in a new tab).

• Transfer tax rates by département: Toutsurmesfinances (opens in a new tab).

• Property details from the listings published on this website, as of October 14, 2026.

This guide is general information as of October 2026. Prices and availability change; it is not a valuation or investment advice.