Èze, Côte d’Azur
Côte d’Azur · Alpes-Maritimes
Between Nice and Monaco, Èze clings to its cliff: a preserved medieval village around the Rue de la Barri, an exotic garden at the summit, 429 metres above the sea. Below, Èze-Bord-de-Mer lines up its beach and its coastal path; in between, the Nietzsche path walks down from village to shore. Monaco is ten minutes away, Nice and its airport twenty-five: the commune concentrates the most vertiginous stretch of the Riviera, and a market that almost never shows itself.
A property finder answers within one working day. 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
The essentials
Home Select is a property finder in Èze, founded in 2011, searching for villas and sea-view apartments exclusively on behalf of the buyer, from the perched village to the shore. The firm opens access to off-market properties on a corniche where the panoramic villas are dealt between insiders. Fees 100% on success: nothing is due before the purchase completes.
Èze at a glance
01The market
In 2025, 70 sales were recorded in Èze: enough to choose from, never enough for the finest addresses.
The median for houses is up +31% since 2021, +1% in the last year alone: the trend holds, and sellers know it.
Sales range from €2,400/m² to €12,900/m²: address and condition make the price.
The Èze market is a market of panoramas and margins: a handful of villas on the corniches, very rare feet in the water below, a perched village where the houses can be counted. Values are high, carried by the view, and most deals happen between insiders, without listing or portal. What does reach the listings here has usually escaped every local network: for the fine addresses, monitoring is everything, and it is built away from the screens.
Demand comes from Monaco first, ten minutes away: executives and residents of the principality looking for views, gardens and quiet. It also comes from Nice and from the international world, for whom Èze is the discreet address between two worlds. On the supply side, the panoramic villas of the corniches dominate, terraces stacked facing south; the village, protected, releases almost nothing, and Èze-Bord-de-Mer stays narrow.
Local expertise is not optional: sloping ground calls for serious soil surveys, access to the villas runs along private lanes that must be maintained, and the view that justifies the price can be closed by a neighbouring build or planting. Between a corniche villa and a house on the plateau, the gap in use is immense at sometimes similar values. Every viewing is done with the cadastral plan and the history of neighbouring permits.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €8,200/m² | 33 |
| 2022 | €10,200/m² | 39 |
| 2023 | €9,100/m² | 34 |
| 2025 | €10,800/m² | 38 |
Median for houses, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
| Type | Median €/m² | Median surface | Median home price |
|---|---|---|---|
| 5 rooms and more | €8,900/m² | 201 m² | €1,789,000 |
Median home price = median €/m² x median surface of the bracket (2025): an order of magnitude, not a valuation.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | Apartment | Boulevard Mal Leclerc | 68 m² | €562,000 | €8,300/m² |
| Dec 2025 | Apartment | Saint Laurent | 448 m² | €3,400,000 | €7,600/m² |
| Dec 2025 | House | Montée du Cap Estel | 140 m² | €2,950,000 | €21,100/m² |
| Dec 2025 | House | Chemin des Oeillets | 340 m² | €3,700,000 | €10,900/m² |
| Nov 2025 | Apartment | Avenue de Verdun | 68 m² | €125,000 | €1,800/m² |
| Nov 2025 | House | Boulevard Mal Leclerc | 190 m² | €3,000,000 | €15,800/m² |
| Nov 2025 | Apartment | Boulevard Mal Leclerc | 85 m² | €580,000 | €6,800/m² |
| Nov 2025 | Apartment | Avenue de Verdun | 58 m² | €410,000 | €7,100/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices.
The city and its department: Èze trades 49% above its department median (€4,900/m²), same vintage and same method.
Source: DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026. The full survey, as open data
These prices are the registry’s. What your budget really buys in Èze, address by address and condition included, is the first thing we tell you at the first conversation.
A property finder answers within one working day. A first confidential conversation, with no commitment.
02The neighbourhoods
Four markets in one commune: the perched village, the seafront, the corniches and the plateau.
The Rue de la Barri and its lanes: a preserved medieval village, crowned by the exotic garden, where the houses can be counted and are handed down more than sold. Vaults, stairways, old thresholds: absolute charm, real constraints of access, renovation and parking, and an offer barely visible outside the networks.
The station at the foot of the cliff: beach, coastal path, the corniche TER station. A few residences and very rare waterfront properties, among the most coveted on this shore. The railway runs along the beach and some homes sit with its passing: visit with the windows open, on a weekday as on a Sunday.
The slopes between village and sea: old or contemporary villas with stacked terraces, a due-south view over the Mediterranean end to end. This is where the bulk of the market is dealt, between insiders and mostly off-market. Buildability of the neighbouring plots must be checked: the view is the asset, its protection is read at the town hall.
Behind the village, towards the plateau: close countryside where a few properties with land offer space and quiet, away from the bustle of village and corniche. Values are more measured there, dependence on the car more real. For a family house that wants Èze without the vertigo, it is the right side.
Stone houses in the medieval village, lanes and vaults, the exotic garden above: a few properties, almost never listed. For the love of the place, with its constraints of access and renovation.
Panoramic villas with stacked terraces between village and sea: the heart of the market, dealt between insiders. The view sets the price; its protection is checked before the offer, at the town hall.
The beach, the coastal path and the TER station on foot: rare apartments and much-contested waterfront homes. Check the closeness of the railway, windows open.
Three buying profiles to place your own in Èze. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Èze, or between an apartment and a house? A property finder visits for you and compares on the spot, before having you travel.
A property finder answers within one working day. A first confidential conversation, with no commitment.
03Living and buying
The village is visited on foot, Rue de la Barri up to the exotic garden at the top; it is lived in early morning and in the evening, once the visitors have gone back down. Below, Èze-Bord-de-Mer plays the beach and the coastal path, and the Nietzsche path links the two, from village to sea. Two villages, two rhythms, one commune: you choose yours, or keep both.
Monaco is ten minutes away for the tables, the work and the schools, Nice twenty-five for the airport and the town. But Èze keeps its own addresses: the village lives on its craftsmen and its visitors, the seafront on its beach and its station, and the corniche shelters its villas behind their pines. It is a commune that chose reserve, and defends it.
Three projects, three markets
In Èze, investment plays on scarcity more than on current yield: the panoramic villas of the corniches are handed over without listing, and a protected view weighs more than a point of return. Maintaining a hillside villa, terraces and pool included, costs more than on the plain, and seasonal letting calls for professional management. It is a wealth market, not a yield one: you come to keep, not to trade.
A house in Èze is the view for life and the sea without the crowds, ten minutes from Monaco and twenty-five from Nice. For seasonal use, the corniche gives the terrace and the panorama, the seafront the beach on foot, the village the stone and the exception. Plan distance management: access, upkeep of sloping ground and security ask for an established concierge or management company, which the area knows well.
Living in Èze year-round means choosing reserve: few neighbours, a village that empties in the evening, shops concentrated between top and bottom. Monaco is ten minutes away for work and international schools, Nice twenty-five for the airport and the lycées, and the TER from Èze-sur-Mer extends the daily range. The calm is total, the isolation never complete: the very balance of a perched address.
04From abroad
Monaco is ten minutes away, Nice and its airport twenty-five: Èze lives between the two, and that is its luck. The TER station of Èze-sur-Mer, at the water’s edge, reaches Nice along the corniche, and the village road climbs above the shore to the lanes of the Barri. Once settled, everything plays between the station below and the access lanes above: the commune comes down to one drop you learn to love.
A discreet international community lives year-round between the village and the corniches: Northern Europeans, residents of Monaco, European families for whom Èze is the quiet address between Nice and the principality. English runs through the agencies and the seafront tables, and the proximity of Monaco adds international services, private banks and schools. The international presence here is not a season: it is a population.
The village follows its visitors, intense from June to September, and gives itself back to its residents in the evening. The seafront keeps the summer, the corniche keeps the year. The property market is liveliest in spring and early autumn, but the fine villas are dealt without season, as successions and private decisions come: monitoring has to be continuous, that is the price of rare addresses.
Property finder in Èze
Everything above, we read for you. Everything below, we do for you.
A property finder in Èze works for the buyer, and the buyer alone: searching, viewing, checking and negotiating on your behalf. The six steps of the search, access to properties that never appear in listings, and our two offers are detailed below.
05The service
A buyer-side search mandate, a written method, fees due on success. Here is what you entrust to Home Select in Èze.
They search on your behalf and for you alone, from the written brief to the checking of every document up to the final deed: the six steps are detailed below. Home Select works for the buyer, never for the seller.
A main home, a second home, a pied-à-terre or a buy-to-let investment in Èze, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Two offers, the same full service: the Exclusive offer, an exclusive mandate, 2.5% of the net purchase price, minimum €10,000 incl. VAT, at every budget; the Confidential offer, a simple mandate reserved for projects of €2m and above, 1.5% of the net purchase price, dedicated to off-market properties. In both cases, nothing is due until you have bought.
45 days of search on average, 3 viewings on average instead of more than 40, and a first answer within one working day.
The six steps of your hunt
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.
Discover the method in detail Every step of buying in France
| Searching alone | With Home Select | |
|---|---|---|
| Viewings | 40+ viewings | 3 viewings on average |
| Search duration | 6 months | 45 days on average |
| Your time invested | 150 hours | 15 hours |
Plus a negotiation led for you: 6% obtained on average on the asking price.
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
The view justifies the price, yet it can be closed by a neighbouring build or planting. Ask for the cadastral plan, the history of permits and what remains buildable around: that is the only due diligence that truly counts here.
The corniche villas live on steep slopes: private lanes, retaining walls, rainwater. A full walk of the plot, ideally after rain, says more than any file: access, stability, the cost of future upkeep.
Three incompatible pleasures: stone and exception in the village, panorama and terraces on the corniche, beach and train below. None is superior: the use, a week, a summer or the whole year, must decide the search.
A property finder answers within one working day. A first confidential conversation, with no commitment.
06Off-market properties
A share of the finest sales in Èze 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.
These properties are not online: they are shown against a written brief, never a listing. Yours begins with a conversation.
Describe your project in Èze07Fees
Home Select is paid 100% on success: nothing is due until you have bought.
Which offer fits your project?
08Client 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 !
Mélanie B. Trouvé en 3 mois après 18 mois seuls
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..
François D. Acheteur basé en province
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.
Stéphanie et Nicolas P. Recherche depuis l’étranger
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided. Client reviews
09Your project
The questions common to all our cities (purchase costs, remote search, choosing your finder) are gathered on one page: all our frequently asked questions.
Because the local market has its own rules. A market that does not list: panoramic villas and waterside homes are dealt between insiders, away from the portals. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales, 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, April 2026 release, 2025 sales), the median price in Èze stands at €7,300/m² for an apartment and €10,800/m² for a house. The highest-priced sector in our survey: Saint-Jean-Cap-Ferrat et Beaulieu-sur-Mer, €8,600/m² median. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
In 2025, 5 rooms and more traded at a median of €8,900/m², on a median surface of 201 sqm (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales). A median home of the bracket changes hands around €1,789,000; condition, floor and address then make the rest of the price.
Yes, but a few times a year: the medieval village is preserved, the houses can be counted, and their owners rarely leave. These sales travel by word of mouth first. You then have to accept the constraints of the place: narrow access, old walls, heavy renovation, parking at the entrance of the village.
Very common: Monaco is ten minutes away, and Èze offers what the principality cannot, villas with views and gardens. The TER station of Èze-sur-Mer puts Nice within reach along the corniche, the airport twenty-five minutes off. That position feeds demand and supports values.
In 2025, 70 sales were recorded in Èze: enough to choose from, never enough for the finest addresses. The median for houses is up +31% since 2021, +1% in the last year alone: the trend holds, and sellers know it.
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 Èze, the exact calendar depends on how rare the target property is: it is framed at the brief, then held.
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 Èze, the monitoring starts with two sectors: Èze village, then Èze-Bord-de-Mer and the beach. That is often where the unfindable property is.
Because supply is narrow and demand worldwide: this slope between Nice and Monaco offers panoramas found nowhere else so close to two major economic centres. Owners know each other, properties change hands before any listing, and the waterfront homes of the shore, extremely rare, never appear. A hunter established locally is often the only real access to this market.
The village for stone and exception, the corniche for panoramic villas and the bulk of the market, Èze-Bord-de-Mer for beach and train, the plateau lands for space and quiet. Each sector is almost a separate market: define the use first.
The view sets the price more than the surface: two neighbouring villas can trade at very different levels depending on the panorama and its protection. The median of sales appears higher up this page, but it does not approach the singularity of this market, where every property is a case.
The stability of sloping ground and the soil surveys, private lanes and their upkeep, the possible loss of the view, the passing trains by the seafront. None of it reads on a listing: all of it is checked on the ground, before the offer.
Residents of Monaco and international executives, Northern Europeans, European families buying second homes, a few Parisians settling year-round. Few buyers, few properties: a market of trust more than of portals.
Home Select, a property finder in Èze, 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.
It takes 1 minute.
Or call us directly on 01 78 76 78 10
Côte d’Azur
One maison, one method, the same fees: the search does not stop at the limits of Èze. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Alpes-Maritimes Mougins €4,700/m² The village · Mougins-le-Haut 
Alpes-Maritimes Valbonne €4,600/m² The old village and the place des Arcades · Les Hauts Sartoux 
Alpes-Maritimes Villefranche-sur-Mer €8,700/m² The old town and the beachfront · La Darse and the slopes Property finder in Mougins Property finder in Valbonne Property finder in Villefranche-sur-Mer
Every city where we hunt on the Côte d’Azur: Property finder in Nice Property finder in Saint-Jean-Cap-Ferrat Property finder in Cannes Property finder in Antibes Property finder in Saint-Tropez Property finder in Menton Property finder in Mougins Property finder in Valbonne Property finder in Villefranche-sur-Mer
Whole area: property finder on the Côte d’Azur
Your search covers Èze and Mougins? One mandate, one brief, and both markets compared on the spot.
Describe your project across both townsNot yet chosen your town on the Côte d’Azur? The brief starts from the area and narrows down with you, viewing after viewing.
Describe your project across the whole areaPrefer another channel? Call us on 01 78 76 78 10, write to us on WhatsApp or choose the time of our first conversation.
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Your project in Èze
Tell us what you are looking for
A first confidential conversation, with no commitment: how the property will be used, the real budget, the non-negotiable criteria, the timing. The search starts there.
Or call us on 01 78 76 78 10
A property finder answers within one working day. A first confidential conversation, with no commitment.
