Antibes, Alpes-Maritimes · Neighbourhood
Buying on Cap d’Antibes, Antibes
Cap d’Antibes is the peninsula that separates the bay of Juan-les-Pins from the Baie des Anges: large estates among the pines, sea-facing villas, the Garoupe lighthouse at the summit and a few rare apartments by the water, in a discreet market of worldwide standing. Home Select searches there for the buyer alone, off-market included, checks every property before the offer and negotiates through to the keys.
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01Neighbourhood
Living on Cap d’Antibes
Daily life on the cap happens outdoors, between the pine wood and the water. The coastal path, known as the Tire-Poil, starts from the Garoupe beach and rounds the point at the water’s edge, in the scent of Aleppo pines; the coves are reached on foot, in the morning. At the summit, the Garoupe plateau gathers the lighthouse and the chapel, and the view runs from the Lérins islands to the Estérel on one side, from the Baie des Anges to the mountains on the other. The botanical garden of the Villa Thuret completes the walks.
The cap is lived by car: shops, market and schools are below, in Juan-les-Pins or in old Antibes, and the bus serves the perimeter. The stations of Juan-les-Pins and Antibes are on the coastal line, Nice airport about twenty minutes away. In summer, the beach cabins of La Garoupe and Jazz à Juan under the Gould pine grove set the rhythm of the season, and traffic on the boulevard du Cap thickens. Out of season, the cap recovers its silence: shutters closed, gardeners at work, more walkers than cars.
02Neighbourhood
The buildings and what sells on Cap d’Antibes
The large estate among the pines is the building type specific to the cap: a park of Aleppo and stone pines, boundary walls, a blind gate, a villa invisible from the road. Houses of the nineteenth-century winter visitors and villas of the 1920s and 1930s sit beside contemporary villas. Waterfront plots, with private access to the rocks, are the rarest; behind them, the estates of the pine wood gain the view from the upper floor and lose the water on foot. These properties change hands without a listing.
The apartment remains the exception. A few prestige residences, built for the most part in the second half of the twentieth century, offer a terrace and a view, a pool, a caretaker and parking, mostly at the entrance to the cap. Belle Époque palaces divided into apartments are rare here: the cap has kept its villas whole. The value of an apartment depends on the floor, the terrace, the orientation and the condition of the building facing the sea spray; that of a villa, on the closeness of the water, the coastal easements and the condition of the access and the walls.
Streets and micro-sectors
- 01
The Garoupe plateau, the lighthouse and the chapel
The high point of the cap: the lighthouse, the chapel and the view over both bays. Around the plateau, the villas gain an all-round view and the wind; the chemin du Calvaire leads down to the Garoupe beach. For the buyer who wants the view more than the water on foot, this is the sector to look at; the pitfalls are sloping plots and retaining walls.
- 02
The boulevard du Cap, on the Juan-les-Pins bay side
The western flank looks towards Juan-les-Pins, the Lérins islands and the Estérel. The boulevard du Cap follows the sea from Port Gallice, and the properties lining it on the water side run down to the rocks, often with private access to the sea: the address for those who want to swim from home. In return, the road passes in front of the gate and summer traffic can be heard.
- 03
The point: Eilenroc, the Hôtel du Cap and the Baie des Milliardaires
At the southern tip, the largest estates of the peninsula share the point around the Hôtel du Cap and the Villa Eilenroc, a nineteenth-century house now owned by the commune. Below, the cove known as the Baie des Milliardaires closes the coastal path. This is the heart of the discreet market, the one that only the network brings to light.
- 04
The Tire-Poil path and the Baie des Anges side
From the Garoupe beach to the Villa Eilenroc, the coastal path runs between the rocks and the walls of the estates: coves and limestone slabs. The villas on this side look over the Baie des Anges and Antibes. But here pedestrian passage is public: the coastal easement separates the plot from the sea, and one goes down to the water with the walkers. To be checked before dreaming of a private cove.
03Neighbourhood
How Home Select hunts on Cap d’Antibes?
Home Select searches Cap d’Antibes estate by estate, with a written brief, set by video call: side of the cap, distance to the water, access to the sea, size of the grounds, view. Home Select receives more than 100 off-market properties every day from its network of 15,000 professional partners, which opens up the estates that the families of the cap never entrust to a listing. Each property is qualified from the documents, then the property finder has a video pre-viewing carried out with the seller’s agent, gate, access to the water and view filmed, before presenting it.
Before the offer, the property finder compares the price with comparable DVF sales and audits the points specific to the cap: the public footpath easement along the shore, the limit of the maritime public domain, brush clearance in the pine wood, risk prevention plans, the compliance of pools and extensions, retaining walls, the SPANC inspection where drainage is individual. Waterproofing and façades exposed to sea spray call for a building surveyor: have the works costed before the offer. Only the shortlisted properties are then viewed, in a single trip, then Home Select negotiates for the buyer alone and secures the purchase through to the deed with the notaire.
Three finder’s reflexes on Cap d’Antibes
- 01 Check the easement before the sea access
On the cap, access to the water is worth part of the price, and it depends on a text more than on a staircase. The shore belongs to the maritime public domain, the public footpath easement runs along the coast, and a platform on the rocks may never have been authorised. The property finder has the title, the permits and the route of the easement checked before the offer.
- 02 Read the grounds as a line of costs
An estate among the pines is maintained all year round: compulsory brush clearance in areas exposed to fire, pruning, watering, walls repaired after the winter. Ask for the gardening and caretaking contracts and the year’s invoices, then have what is missing costed by a professional: the price of an estate on the cap reads over ten years of upkeep.
- 03 Prepare the file before the window opens
In a market of worldwide standing, the rare property goes to the buyer who can commit quickly: proof of funds ready, financing validated, notaire chosen, the holding structure settled with an adviser for a non-resident. No condition of nationality or residence prevents buying in France, but the bank and the notaire need time. Home Select frames this file from the first brief.
A property finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
Why a property finder on Cap d’Antibes?
The best addresses never list
On this market, a share of the sought-after properties sells before publication, between families and through notaires and local networks. Home Select receives more than 100 off-market properties every day from its network of 15,000 partners.
You only view the essential
Every lead is verified and priced for you before you travel, on file then on a video viewing: you view only the shortlisted properties, your decisive viewings grouped into a single trip. Home Select then defends your offer, with a complete file and the actual sales of the area in hand.
The building audited before you commit
Surveys, co-ownership rules, easements, local building specifics: every document is checked before you commit.
Fees
Two offers, paid on success
- 2.5% of the net purchase price
- Exclusive offer The full service, at every budget. Minimum €10,000 incl. VAT.
- 1.5% of the net purchase price
- Confidential offer The same service, dedicated to off-market properties. Reserved for projects of €2m and above.
Home Select is paid 100% on success: nothing is due until you have bought.
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Frequently asked questions
Buying on Cap d’Antibes: your questions
How much does a property cost on Cap d’Antibes?
Cap d’Antibes sells at the top of the Antibes market, whose median stands at €6,300 per m² for houses and €5,200 per m² for apartments over the 12 months to end of June 2026 according to DVF data. Home Select does not publish prices by district: the DVF record covers the commune as a whole. Most house sales in Antibes fall between €2,700 and €11,200 per m²: an estate on the cap with a view and access to the sea sits at the top of that range, and often above it, an apartment in a residence without a view sits well below.
What types of property are found on Cap d’Antibes?
Three types. The large estate among the pines, with grounds, a pool and sometimes private access to the sea, which almost always changes hands off-market. The more contained villa, in the second row, which gains the view from the upper floor. And the apartment, rare, in a few prestige residences by the sea: most of what appears in listings. An apartment on Cap d’Antibes and a villa on Cap d’Antibes are therefore sought through two channels, and Home Select works both.
Is Cap d’Antibes suitable for a family?
Yes, for a family that accepts the car and the quiet. Schools, including the international schools the town owes to Sophia Antipolis, are reached by car or by bus; the shops are below. In return, children have the pine wood, the coves, the path and the Garoupe beach on foot or by bicycle, and a town that lives all year round a few minutes away. The property finder checks the school catchment of the exact address before the offer.
What constraints apply to works on Cap d’Antibes?
The Loi Littoral applies to the areas close to the shore, the shore belongs to the maritime public domain, and the planning rules protect the pine wood and limit densification. Brush clearance is compulsory around buildings in areas exposed to fire, risk prevention plans can impose requirements, and a pool, an extension or steps down to the sea are checked in the permits already granted.
How long does it take to buy on Cap d’Antibes, and are there off-market properties?
The timing depends on what is required: a second-row villa calls for less patience than a waterfront estate. Home Select sets the timetable from the first brief, then the buyer views only the shortlisted properties, first seen on video, in a single trip. Off-market is the rule here: the great estates of the cap never appear in a listing. For a project of €2 million and above, the Confidential Offer presents off-market properties only, and Home Select is paid on success only.
What are your fees in Antibes?
Home Select, a property finder in Antibes, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above. Home Select is paid on success only: nothing is due until you have bought.
What happens next
- A property finder reads your request and answers within one working day.
- A first confidential conversation: how you will use the property, the real budget, the non-negotiable criteria, the timing.
- A written brief, and a search started within the week. Nothing is due until you have bought.
Your project in Antibes
A first confidential conversation, with no commitment. A property finder answers within one working day.
- 4.8/5
- On Google (139 reviews)
- 1,200+
- Buyers guided
- 100%
- On success, nothing upfront
It takes 1 minute.
Or call Home Select directly on 01 78 76 78 10
