Cannes, Alpes-Maritimes · Neighbourhood
Buying in La Californie and Super Cannes, Cannes
La Californie and Super Cannes are the hills of eastern Cannes, above Palm Beach: villas looking over the bay, the Lérins islands and the Estérel, residences set in parks and, at the top, the properties of Super Cannes, the deepest villa market of the area. Home Select searches there for the buyer alone, off-market included, checks every property before the offer and negotiates through to completion.
A first confidential conversation, with no commitment
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (139 reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member
01Neighbourhood
Living in La Californie and Super Cannes
Daily life in La Californie is lived vertically. From the lower slopes, the Croisette, the beaches of the Pointe Croisette and Port Canto are reached on foot; higher up, everything is done by car, along winding avenues lined with the walls of private properties. Shops and schools are below, in the town; buses serve the main roads, the station puts Paris at about five hours by TGV, and Nice airport is half an hour away, longer in summer.
The hill is a quiet district: little passing traffic away from the main boulevards, gardens that soak up noise, the town barely heard. In summer, when the Croisette overflows, the heights stay breathable and the sea is a few minutes away; in May, the Festival saturates the access roads; in winter, the Estérel turns red at sunset, seen from the terraces. At the top, Super Cannes adds the panorama: the bay, the Lérins islands, the Estérel and, on a clear day, the Alps.
02Neighbourhood
The buildings and what sells in La Californie and Super Cannes
La Californie is the district of the winter visitors: in the nineteenth century, the Russian colony had the Orthodox church of Saint-Michel-Archange built on boulevard Alexandre III, and the great families of Europe set their villas and hotels in large parks. Some of these Belle Époque houses have been divided into apartments, others have given way to residences. The villas of the 1930s, plainer, form the next layer, led by the Villa Domergue and its Italianate gardens on avenue Fiesole. Picasso lived and painted at the Villa La Californie in the late 1950s, before moving to Mougins.
From the 1960s to the 1980s, large residences settled in the old parks: low-rise buildings in the greenery, a shared pool, a caretaker, terraces with a bay view on the upper floors. The floor and the orientation make the price there more than the address. Super Cannes, at the top, is an interwar estate once served by a funicular and dominated by the tower of its observatory: large plots, rebuilt, contemporary villas, plunging views. The whole property with a flat garden and an open view is what is lacking; the apartment in a residence is what can be found.
Streets and micro-sectors
- 01
Boulevard Alexandre III and lower La Californie
Between the Croisette and the first slopes, boulevard Alexandre III climbs towards the hill past the Russian church. This is the part lived on foot: the beaches of the Pointe Croisette, Port Canto and the shops within a few minutes. Apartments in residences dominate here, the view being gained on the upper floors. The trap is the noise of the main roads: the position of the bedrooms is checked before the offer.
- 02
The heights of La Californie, from the Villa Domergue to Isola Bella
Above the boulevard, winding avenues serve the parks of the old villas: Belle Époque and 1930s houses behind their gates, former hotels divided into apartments, residences in the old gardens. This is the address for the villa of character or the large apartment with a terrace and a view. The trap lies in the rules of the divided houses: costly common parts, a park to maintain, façades to restore.
- 03
Super Cannes and the observatory
At the top, Super Cannes is a residential park apart: private roads, large plots, contemporary villas facing the bay, the Lérins islands and the Estérel. The tower of the former observatory marks the high point. One buys the view and the silence here, accepting the car and access by hairpin bends. Part of the properties belong to private estates: covenants, roads and easements bind the buyer.
- 04
The eastern slope, towards Vallauris and Golfe-Juan
The eastern flank looks over the bay of Golfe-Juan and the Cap d’Antibes, with the morning sun. Addresses here are more discreet and less sought after than the bay side, often for a more measured budget. The trap is administrative: the hill straddles the boundaries of Cannes, Le Cannet and Vallauris, and a Super Cannes address may belong to another commune, with its own planning rules, local taxes and school catchment.
03Neighbourhood
How Home Select hunts in La Californie and Super Cannes?
Home Select searches La Californie and Super Cannes remotely, from a brief drawn up by video call: the view required, the orientation, the size of garden or terrace, the tolerance for noise, the chosen flank. Home Select receives more than 100 off-market properties every day from its network of 15,000 partners, which opens up the villas that families do not entrust to a listing, numerous on these hills. Each property is first qualified from the documents, then the property finder runs a video pre-viewing with the seller’s agent, at the hour when the light matters, view and access included.
Before the offer, the property finder sets the price against comparable DVF sales in the commune and audits what makes the value or the risk of a property on the hill: the building rights of the plots below, easements, the rules of the private estate, the compliance of extensions and the pool, brush clearance, the official risk statement. Retaining walls, terraces and drainage call for a building surveyor: have them examined and costed before the offer. Only the shortlisted properties are viewed, in a single trip timed away from the Festival; Home Select negotiates for the buyer alone, secures the sale agreement and coordinates the notaire through to completion.
Three finder’s reflexes in La Californie and Super Cannes
- 01 Have the planning rules below the view checked
On the hills, the view makes up a large part of the price, and it depends on what can be built on the plots below. The property finder has the PLU checked for the permitted height, the remaining building rights and the vegetation likely to close it off. A view the slope protects is worth its price; a view a neighbour could block is negotiated, or set aside.
- 02 Read the estate covenants before the gate
Part of the villas of Super Cannes and La Californie belong to private estates: roads maintained by the owners, covenants that govern fences, colours and heights, easements for access and services. These rules bind the buyer like co-ownership regulations: ask for them with the title deed and have them read before the offer.
- 03 Count the charges of a park residence
Pool, caretaker, gardens, lifts and car parks: the comfort of the large residences of La Californie is paid for every quarter. Read three years of general meeting minutes before falling for the terrace: façade works voted, waterproofing of the roof terraces, works fund. Compare two apartments with charges included; at equal view, the difference is often there.
A property finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
Why a property finder in La Californie and Super Cannes?
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.
The other neighbourhoods in Cannes
The whole city: Property finder in Cannes Buy a villa in CannesBuy an apartment in CannesBuy a house in Cannes
Frequently asked questions
Buying in La Californie and Super Cannes: your questions
How much does a property cost in La Californie and Super Cannes?
The hills sell above the Cannes median: €6,100 per m² for houses and €5,800 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 there fall between €3,800 and €12,000 per m²: a bay-view villa in La Californie or Super Cannes sits in the upper part of that range, often above it; an apartment in a residence without a view sits lower. Since June 2022, the median price of apartments has risen by 16%, and by 1% over one year.
What types of property are found in La Californie and Super Cannes?
Three families: the villa, Belle Époque or 1930s in La Californie, contemporary in Super Cannes, with a terraced garden, a pool and a view over the bay; the apartment in a park residence, with a terrace, a shared pool and a caretaker; and the apartment in a divided mansion or former hotel, with high ceilings and a shared park. Whole villas with an open view are the rarest and often change hands off-market.
Are La Californie and Super Cannes suitable for a family?
Yes, for a family that accepts the car: gardens, pools and quiet, with the beaches of the Pointe Croisette at the foot of the hill. Schools are in the town below and are reached by car or by bus; international schools exist in the nearby hinterland. The school catchment changes from one street to the next, and so does the commune at the boundaries with Le Cannet and Vallauris: Home Select checks the exact address before the offer.
Can I build, extend or renovate in La Californie and Super Cannes?
Case by case, and from the documents. The Cannes PLU regulates heights, footprints and green spaces to be preserved on the hills, and the surroundings of a protected monument subject exterior works to the opinion of the Architecte des Bâtiments de France. In private estates, the covenants add their own rules; in areas exposed to fire, brush clearance is compulsory. An extension, a pool or an added storey is checked before the offer with the planning department; have the works costed before committing.
How long does it take to buy in La Californie and Super Cannes, and are there off-market properties?
The timing depends above all on the view and the land required, and on the Cannes calendar: the owners of the finest villas choose their moment, often out of season. Home Select sets the timetable from the brief; the buyer views only the shortlisted properties, first seen on video, in a single trip. Discreet sales are the rule on these hills: villas passed down within the family, properties sold through networks. For projects of €2 million and above, Home Select’s Confidential Offer presents off-market properties only.
What are your fees in Cannes?
Home Select, a property finder in Cannes, 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 Cannes
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
