French Riviera Property Prices Surge as International Buyers Battle Nice Seafront

The Nice property market has shown resilience through 2025 and into 2026, underpinned by sustained international demand and a structural shortage of quality stock close to the seafront. Average prices across the city hover around €5,500 per square metre, though the gap between neighbourhoods is pronounced. Apartments on or near the Promenade des Anglais regularly trade above €10,000 per square metre, while the Libération and Saint-Roch districts offer entry-level opportunities from €3,800 per square metre for buyers willing to trade sea views for character.

International buyers continue to account for a significant share of transactions, drawn by Nice's connectivity, climate, and relatively lower prices compared to Monaco or Cannes. British, Scandinavian, and German purchasers dominate the foreign buyer pool, though a growing cohort of American and Middle Eastern investors has emerged in the premium segment. French regulatory changes around rental income taxation, introduced in late 2025, have nudged some investor demand away from short-term furnished lets toward long-term residential leasing.

New supply remains tight. Planning constraints in the historic centre and coastal zones limit development, while renovation of older Haussmann-era stock has become increasingly popular as buyers seek authenticity. The Carré d'Or area, bounded by the Promenade and the Old Town, remains the most sought-after address for both primary residences and pied-à-terre purchases. Analysts expect modest price growth of 3 to 5 per cent through the remainder of 2026, with the luxury segment outperforming the broader market as the Riviera continues to attract global wealth.

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