Cannes, Côte d’Azur
Côte d’Azur · Alpes-Maritimes
Cannes concentrates the most liquid market of the Côte d’Azur: apartments of the Croisette and La Banane, villas on the California and Super Cannes hills, pied-à-terre in Le Suquet. A globalised, seasonal market, where sorting true quality out of abundant supply demands a permanent presence.
A first confidential conversation, with no commitment
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (130+ reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member · Featured in 20 Minutes and Le Petit Journal
The essentials
Home Select is a property finder in Cannes, founded in 2011, searching for apartments and villas exclusively on behalf of the buyer, from the Croisette to the hills of La Californie and Super Cannes. Its permanent market watch opens access to off-market properties, with fees 100% on success, payable only once the purchase completes.
Cannes at a glance
On the ground
In 2025, 2,555 sales were recorded in Cannes: enough to choose from, never enough for the finest addresses.
After +21% since 2021, the past year pauses (0%): room to negotiate, no reason to worry.
Sales range from €3,300/m² to €11,300/m²: address and condition make the price.
Cannes is the most liquid market of the Côte d’Azur: abundant supply, global demand, transactions at every price. The paradox is the same as elsewhere, only sharper: the wider the supply, the more true quality drowns in it. Sorting is the most profitable work on the coast.
The town works in belts: the Croisette and La Banane for prestige apartments, California and Super Cannes for view villas, La Croix des Gardes for greenery, Le Cannet and Mougins for the back country. Each belt has its rules; moving from one to the other without method costs dear.
The calendar dictates everything: the Festival in May, the summer, the congresses. The best acquisitions are negotiated off-season, when sellers recover a sense of reality. Our continuous monitoring and local presence create the window our clients wait for.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €4,700/m² | 2,913 |
| 2022 | €5,200/m² | 3,217 |
| 2023 | €5,600/m² | 2,692 |
| 2024 | €5,800/m² | 2,288 |
| 2025 | €5,700/m² | 2,449 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | apartments | Avenue Saint Louis | 81 m² | €910,000 | €11,200/m² |
| Dec 2025 | apartments | Avenue Amiral Wester Wemyss | 28 m² | €180,000 | €6,400/m² |
| Dec 2025 | apartments | Boulevard Du Midi | 33 m² | €267,000 | €8,100/m² |
| Dec 2025 | apartments | Rue Saint Antoine | 35 m² | €315,000 | €9,000/m² |
| Dec 2025 | apartments | Boulevard De La Republique | 22 m² | €100,000 | €4,500/m² |
| Dec 2025 | apartments | Rue D Antibes | 76 m² | €580,000 | €7,600/m² |
| Dec 2025 | apartments | Boulevard D Oxford | 45 m² | €247,000 | €5,500/m² |
| Dec 2025 | apartments | Boulevard Leader | 73 m² | €402,000 | €5,500/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices. Source: DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property.
Micro-markets
In Cannes, every hill and every street behind the Croisette is a town of its own; one chooses a rhythm before an address.
Cannes’ world seafront: palaces and prestige residences along the Croisette, and behind, La Banane, the sought-after triangle between rue d’Antibes and rue Meynadier. Noble floors, south-facing terraces, the most liquid values of the coast.
The hills above the town: historic California and its 1930s villas, Super Cannes and its contemporary properties with plunging bay views. The deepest villa market of the area, with a significant share of discreet sales.
The Chevalier hill, the oldest quarter of Cannes: cobbled lanes, character houses, views over the port and the bay from the heights. A pied-à-terre market demanding on noise and access, but irreplaceable for the Cannes soul.
The wooded hill between Cannes and Mandelieu, partly a departmental nature park: villas amid greenery, views over the Lérins islands, calm ten minutes from the centre. A family and confidential market, where fine addresses trade by private agreement.
The immediate back country: Le Cannet and its high quarters facing the sea, Mougins and its gallery village, the tree-lined residences nearby. Often half the budget of the Croisette for twice the surface: the trade-off many of our clients end up choosing.
Targeting precisely
La Croisette and the Banane: a flat with a terrace and sea view, in a full-service high-end residence. The most sought-after segment, for prestigious seasonal use.
La Californie and Super Cannes: a villa with a pool and panoramic bay view, quiet in the heights. The high-end family second home, often handled off-market.
Le Suquet and the centre, La Croix des Gardes: a more accessible flat, authentic in Le Suquet, practical near the station. For a regularly used base on a measured budget.
Three buying profiles to place your own in Cannes. Orientation pointers, which your property finder refines with you at the brief.
Art de vivre
The Cannes year begins each morning at the Forville market, under the covered hall where fishermen from the quai Saint-Pierre sell their catch beside growers from the back country. Rue Meynadier supplies the bread and cheese; Le Suquet is climbed while its lanes are still cool. In May the Festival takes over the town; the rest of the year, the Croisette returns to being a seaside promenade the Cannois walk end to end, between La Malmaison and the Palm Beach.
The sea sets the seasons: swimming off the plages du Midi from spring, crossings to the Lérins islands in summer, the forest of Sainte-Marguerite on one side, the monks’ vineyards of Saint-Honorat on the other. In winter, mimosa covers La Croix des Gardes and the Esterel glows red at dusk across the bay. Paris stays around 5 hrs away by TGV, Nice airport 30 min: one comes for a board meeting and stays for a February weekend.
Non-resident buyers
Cannes benefits from Nice-Côte d’Azur airport nearby, about 25 minutes by road, with direct flights to New York in season, London, Dubai and across Europe, plus a heliport reaching Monaco or Saint-Tropez in minutes. Cannes station takes the TGV: Paris is about 5 h away, with direct links to Geneva, Milan and Brussels. The coastal regional train reaches Nice in 35 minutes and Antibes in 15.
Cannes hosts a long-established international community, with schools, services and shops used to foreign clients. Many non-resident owners hold a second home here, used seasonally. The sticking point is not the welcome, it is the calendar: between the Festival and the conventions, part of the year is unusable for calm viewings. Home Select builds the search around the windows that remain.
The Cannes market has two sharply defined peaks, set by the event calendar: spring, from March to May around the Festival, and the September return. The summer high season slows viewings while keeping pressure on fine homes. For a remote buyer, the ideal window falls in May-June and then September-October: mild climate, slightly less tight demand, easier viewing logistics. Avoid the peak of the Festival and the big conventions, when accommodation and travel are saturated.
Going further: Property glossary Our method for buying remotely Buying from abroad Concierge services
Three projects, three markets
The same market does not read the same way depending on what you have come for. Here is what each of the three projects means on the ground.
Cannes is the most liquid market on the Côte d’Azur, and the most seasonal: conferences, festivals and summer sustain strong short-term demand. That letting is framed, by registration, the building regulations and change of use depending on the commune, and must be investigated before the offer. The other local variable, often underestimated, is the level of service charges in the Croisette buildings.
La Croisette and the Banane for the sea-view flat, La Californie and Super Cannes for the villa with garden and pool. Supply is abundant, which is a trap: many properties look alike on paper and share neither the same real view nor the same neighbours. We sort on the ground, at the hour when the light matters.
Cannes lives all year, with its schools, its hospital and its station, but its rhythm changes radically in season. Families often settle for Le Cannet or Mougins: more garden, better space for the money, well-regarded schools, and the centre a quarter of an hour away. Nice and its airport are thirty minutes by motorway, longer in summer.
Off-market
A share of the finest sales in Cannes completes without ever being listed. The Home Select network of 15,000 professional partners surfaces more than 100 properties every day before publication, and Home Select also approaches owners directly when the setting calls for it.
Going further: buying an off-market property
What Home Select changes
Plus a negotiation led for you: 6% obtained on average on the asking price.
Going further: Luxury property finders compared
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Price up my search in CannesThe method
Six precise movements, the same for every search, from the brief to the handover of the keys:
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
We cover the whole market: published listings, and above all what is never displayed anywhere. Our network of 15,000 professional partners surfaces more than 100 properties for us every day before they go on sale, and we approach owners directly when the setting calls for it.
More than 100 off-market properties surfaced every day by the network.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
6% obtained on average off the asking price.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in our checklists.
Every document checked before you commit.
We stay by your side through to the signing before the notaire, and after: contractors, formalities, moving. Our work ends when you are settled in, not when the deed is signed.
45 days on average from the brief to the authentic deed.
Going further: buying remotely, without needless trips the search mandate, your legal framework how to choose your property finder buying an off-market property
Advice from Home Select
On the Croisette as in La Banane, read the co-ownership meeting minutes before falling for the terrace: waterproofing, works on salt-exposed façades, rules on seasonal letting. A poorly kept prestige residence always ends up being paid for.
In La Californie and Super Cannes, part of the villas sit within private domains: covenants, roads and easements bind the buyer. Have the local planning rules checked downhill too: a bay view is only protected by what cannot be built in front of it.
Visit off-season: an apartment judged in February reveals the noise, the light and the real life of the residence. Have financing ready before autumn; in a market this liquid, the window between summer and the Festival closes fast.
Our offers
Exclusive search mandate
2.5% of the net purchase price Minimum €10,000 incl. VAT · every budget
The full service: framing, hunting the whole market including off-list, qualified viewings, negotiation, guidance through to the notaire.
Full fee detail
Simple search mandate
1.5% of the net purchase price Reserved for projects of €2m and above
The same full service, entirely dedicated to off-market properties: only confidential opportunities are presented to you.
Full fee detailPublished fees, no surprises: rare on this market, and deliberate.
Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided.
Frequently asked questions
Because the local market has its own rules. A two-speed market: sorting the abundant supply of standard properties to isolate true quality. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales around La Croisette and La Banane and La Californie and Super Cannes, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025), the median price in Cannes stands at €5,700/m² for an apartment and €6,000/m² for a house. The highest-priced sector in our survey: Mougins et Le Cannet, €4,100/m² median. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
In 2025, 2 rooms traded at a median of €5,700/m² per sqm, on a median surface of 46 sqm (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025). A median home of the bracket changes hands around €262,000; condition, floor and address then make the rest of the price.
Notaire fees first: around 7 to 8% of the price on an existing home, 2 to 3% on a new build, paid on the day of signing. Then the finder’s fee, due on success only, and depending on the property the taxe foncière, service charges and a works budget. Home Select prices the whole picture before the offer: the asking price hides nothing. Our notary fees calculator gives the order of magnitude in one line.
Yes. Brief by video call, remote monitoring and shortlisting, viewings grouped into one visit, and our multilingual team guides international buyers end to end.
Yes, case by case: Mougins, Valbonne, Biot and the back country are part of the perimeter when the project calls for it. Antibes and the cap have their own page.
In 2025, 2,555 sales were recorded in Cannes: enough to choose from, never enough for the finest addresses. After +21% since 2021, the past year pauses (0%): room to negotiate, no reason to worry.
Our searches complete in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Cannes, the monitoring covers La Croisette and La Banane and La Californie and Super Cannes from day one, and the calendar, framed at the brief, is held.
Yes, it is Home Select’s daily routine: 30% of its clients are expatriates or international buyers. Video brief, remote shortlisting and commented pre-visits, viewings grouped into a single trip to Cannes, and the team works in French and in English.
Through the network and direct approach: Home Select’s 15,000 professional partners surface more than 100 properties every day before they go on sale, and Home Select also contacts owners when the setting calls for it. In Cannes, the monitoring covers La Croisette and La Banane and La Californie and Super Cannes first: that is often where the unfindable property is.
It depends on use. To do everything on foot, La Banane and its streets between rue d’Antibes and the Forville market remain the obvious choice: shops, beaches and the station within the same few blocks. To host family and friends in summer, the villas of La Croix des Gardes or La Californie offer garden, pool and quiet, minutes from the Croisette.
The market is sorted rather than browsed. La Croisette and La Banane carry the seafront apartments, addresses of pleasure and yield; la Californie and Super Cannes, the bay-view villas, safe values of the hills; Le Suquet and the centre keep the old charm of the pied-à-terre. Mougins and Le Cannet complete the palette on the house and back-country side.
The hills have their own: framed buildability and facades, seafront co-ownerships to be read line by line (charges, voted works, seasonal lets), view easements to check. Seasonality counts as much: negotiating windows are prepared off-season, away from the Festival and the summer. Buying to the rhythm of the Cannes calendar is part of the method.
Parisians and Lyonnais wanting a Banane apartment usable all year, families settled year-round on the Croix des Gardes or in Le Cannet, international buyers drawn by the airport ten minutes away and the light of the bay. A large share of sales stays discreet, on the hills as in the noble floors of La Croisette.
The Cannes market carries rare yields: congresses, festivals and the season spread demand across the year, and the back country completes for families. Short lets are regulated, and co-ownership rules often restrict them: our screening folds these rules in from the first list. A property that cannot be let fetches less: better to know it before the offer.
Five hours of direct TGV or Nice airport thirty minutes away: Cannes is viewed in a day, two when the list runs long. We keep it short: video filters, the ground decides. The season changes everything, congresses included: we pick the windows when sellers are receptive and prices not yet seasonal.
The seafront hides charges behind the view: voted works, refacing, rising damp, all in the minutes. The hills add their fence and facade rules. The old fabric of Le Suquet asks for the usual care of exposed stone. Our screening factors the cost of upgrading before comparing two addresses.
To hunt in Cannes, check four points: a search mandate on the buyer’s side only, published fees due on success, a written method, proof that lasts. Home Select answers all four: founded in 2011, 1,200+ buyers guided, 4.8/5 on Google (130+ reviews), fees displayed, 100% on success.
Home Select 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 first confidential conversation, with no commitment. A property finder answers within one working day.
Takes 1 minute, free and no commitment.
Or call us directly on 01 78 76 78 10
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Home Select is opening Cannes. A fifteen-year-old brand, 1,200 buyers guided, mandates brought in by the brand, the method and the tools: what is missing is your knowledge of the ground.
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