Menton, Côte d’Azur
Côte d’Azur · Alpes-Maritimes
The last town of the Riviera before Italy, Menton cultivates its difference: a climate reputed the mildest in France, winter gardens planted with citrus trees, a pedestrian seafront beneath the baroque bell tower of Saint-Michel. Ventimiglia is ten minutes away, Monaco a quarter of an hour, and the town lives year-round, between the February Lemon Festival and the Belle Époque villas of the Garavan bay. A resort that kept the gentleness of old, and a serious market behind the postcard.
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
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The essentials
Home Select is a property finder in Menton, founded in 2011, searching for apartments and villas exclusively on behalf of the buyer, from the old town to the Annonciade hills. The firm opens access to off-market properties on a Riviera where the finest addresses trade between insiders. Fees 100% on success: nothing is due before the purchase completes.
Menton at a glance
01The market
In 2025, 1,020 sales were recorded in Menton: enough to choose from, never enough for the finest addresses.
The median for apartments is up +13% since 2021, +6% in the last year alone: the trend holds, and sellers know it.
Sales range from €3,300/m² to €7,100/m²: address and condition make the price.
The Menton market reads first as a matter of gradation: values are high, yet clearly below Monaco and Cap Ferrat, and the gap draws an international clientele that has done its sums. The offer splits between old apartments in the old town and Garavan, Belle Époque villas on the bay and contemporary houses in the hills: three markets, three scarcities, and a single rule, the view before everything else.
Scarcity plays out at the foot of the building: a floor with a terrace on the Garavan side, a villa with a garden in the Annonciade heights, hardly ever reach the listings. The winter and international clientele that has made the town for a century deals privately, and renovated properties with a view move fast the moment they surface. For a buyer, monitoring and the network count as much as the budget: the right address comes before the right listing.
Then the fabric, which asks for a serious survey: sea air works on the seafront façades, the older buildings of the centre hide uneven co-ownerships, and the hillside villas face steep access and coastal planning rules. The gap from one street to the next is real, between a dark flat on a courtyard and a bright south-facing floor two doors away. Selection does more here than negotiation.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €4,400/m² | 1,008 |
| 2022 | €4,700/m² | 1,167 |
| 2023 | €4,700/m² | 941 |
| 2024 | €4,700/m² | 837 |
| 2025 | €5,000/m² | 982 |
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.
| Type | Median €/m² | Median surface | Median home price |
|---|---|---|---|
| 1 room | €5,300/m² | 30 m² | €159,000 |
| 2 rooms | €4,900/m² | 47 m² | €230,000 |
| 3 rooms | €4,800/m² | 66 m² | €317,000 |
| 4 rooms | €4,300/m² | 80 m² | €344,000 |
| 5 rooms and more | €4,800/m² | 122 m² | €586,000 |
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 | Pte de France | 63 m² | €297,000 | €4,700/m² |
| Dec 2025 | Apartment | Rue Isola | 44 m² | €170,000 | €3,900/m² |
| Dec 2025 | Apartment | Cours du Centenaire | 90 m² | €423,000 | €4,700/m² |
| Dec 2025 | Apartment | Rue Prato | 55 m² | €315,000 | €5,700/m² |
| Dec 2025 | Apartment | Avenue des Allies | 47 m² | €227,000 | €4,800/m² |
| Dec 2025 | Apartment | Pte de France | 92 m² | €580,000 | €6,300/m² |
| Dec 2025 | Apartment | Pte de France | 35 m² | €250,000 | €7,100/m² |
| Dec 2025 | Apartment | Avenue Thiers | 41 m² | €212,000 | €5,200/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices.
The city and its department: Menton trades 2% 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 Menton, 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 share the town, from the pedestrian seafront to the hills that face Italy.
Lanes around the church of Saint-Michel, the coloured façades of the old port, a pedestrian seafront: the old apartments offer a complete life without a car, market and shops at the door, the Jean Cocteau museum on its bastion as a landmark. Check the condition of the buildings and the maintenance record before the offer: age shows in voted works.
East towards Italy, the Garavan bay lines up Belle Époque villas, remarkable gardens and the Villa Maria Serena at the water’s edge. It is Menton’s most sought-after address: houses with grounds, discreet residences, soft morning light. Supply is narrow and often changes hands privately, between insiders who have known each other for years.
A planted, quiet residential quarter around a former estate and its citrus gardens: small buildings, houses with gardens, a more domestic scale than the seafront. People come for calm minutes from the centre, at a more contained level than Garavan. Village houses with a garden remain the rare finds here.
The heights behind the town: villas with gardens and views over the bay towards Italy, quiet residential quarters lived in all year. The car is a must, the steep roads need checking in winter as in summer, and some plots call for serious soil surveys. This is where the family homes that never reach a listing are hidden.
Characterful apartments in the lanes and on the pedestrian seafront, shops and market at the door, the sea just below. The right compromise to live in Menton without a car, if you accept the age of the stock.
Belle Époque villas and discreet residences around the gardens of the bay, steps from Italy: the most sought-after address, the one that almost never lists. Sea view, gardens, calm: the search runs off-market.
Villas with gardens and views over the bay towards Italy, quiet residential quarters all year. The car for everything, steep access to check: the family home you never see on a listing.
Three buying profiles to place your own in Menton. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Menton, 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
Menton is lived on foot, between the seafront and the lanes climbing to Saint-Michel. The market in the morning, citrus in winter, gardens open almost all year: the town kept a gentleness the neighbouring resorts have lost, and shops that live in January. The Lemon Festival, every February since 1934, turns the town into a stage for the length of the festival before life resumes its course.
The Jean Cocteau museum, on the bastion of the old port, tells the culture of this half-French, half-Italian town: Ventimiglia is ten minutes away, Monaco a quarter of an hour, and crossing the border is like changing quarters. Summer takes the bay, winter gives the town back to its residents: that is the Menton paradox, a resort that belongs first to those who live here all year.
Three projects, three markets
Menton holds year-round letting better than most Riviera resorts: a permanent population, cross-border workers from Monaco and Italy, a loyal winter clientele. Charges and the condition of the stock make the difference: a poorly followed old building soon costs more than it earns, and energy renovation comes before letting. Aim for bright floors with a terrace or balcony: they let and resell best.
A house in Menton can be used twelve months a year if you wish: winter is its fine season, and the town lives in January. For seasonal use, Garavan gives the sea and the gardens, the hills give space and quiet, the old town gives life on foot. Plan the distance management: concierges and gardeners are well established, but a citrus garden asks for regular care, and sea air for constant upkeep.
Settling in Menton means choosing the everyday Riviera: schools, shops and a market that live all year, which changes everything for a family. Nice stays 40 minutes away by train and its airport 45 by road, Monaco a quarter of an hour for those who work there, Italy ten minutes for a wider daily life. Children grow up between the beach, the gardens and two countries: few towns offer that border upbringing.
04From abroad
Monaco is a quarter of an hour away, Ventimiglia and Italy ten minutes: Menton lives off its two neighbourhoods. Nice airport is 45 minutes, Nice itself 40 minutes by regional train along the coast, and Paris about five hours via Nice. The train serves the centre, the corniche road links the coastal towns: the car stays useful for the hills, optional for the rest.
An international clientele has made Menton for more than a century: the British winterers first, who came for the climate, then the Italians, the Scandinavians and the Northern Europeans who now hold the fine addresses. English is widely spoken in agencies and notaries’ offices alike, private concierges are long established, and Monaco, a quarter of an hour away, adds its international services and schools. A resident community, not a passing one.
Menton runs the other way round from seaside resorts: winter is its high season. The Lemon Festival, in February, marks the peak, and the mild months bring back the winter clientele that makes the market. Summer takes the bay and the beaches without ever emptying the town, which keeps its residents and its shops. To view and buy, the shoulder season remains the best window: the market is active from February to June, then in the autumn return.
Property finder in Menton
Everything above, we read for you. Everything below, we do for you.
A property finder in Menton 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 Menton.
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 Menton, 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 mildest climate in France varies from street to street: a sheltered slope keeps its citrus through winter, a more open street takes wind and damp. Visit in both seasons and look at what grows in neighbouring gardens: it is the best exposure gauge there is.
On the seafront, salt air works on façades and joinery, and many older buildings have been through heavy refurbishments. The minutes of the general meetings say what was voted, what was postponed, and what you will pay for in three years.
In Menton, a view over the roofs and gardens of the old town is sometimes worth more than a distant sea on the top floor: light, calm and terraces change the real use of a property. Compare both as the sun turns, not on the photographs.
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 Menton 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 Menton07Fees
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 border town that lives all year: rental demand does not stop with summer, fed by Monaco and neighbouring Italy. 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 Menton stands at €5,000/m² for an apartment and €5,500/m² for a house. The highest-priced sector in our survey: Beausoleil, €7,000/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 €4,900/m², on a median surface of 47 sqm (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales). A median home of the bracket changes hands around €230,000; condition, floor and address then make the rest of the price.
It is a classic pattern here: Monaco is a quarter of an hour away, and Menton provides the schools, the market and the shops of a real French town. The Italian border, ten minutes off, adds Ventimiglia and its conveniences. The position also feeds year-round rental demand, including off-season.
Two different pleasures: Garavan bets on villas with gardens and the rarest addresses; the old town offers characterful apartments and life on foot. The two do not compare line by line: your use decides, a year-round main residence or a family house for the mild months.
In 2025, 1,020 sales were recorded in Menton: enough to choose from, never enough for the finest addresses. The median for apartments is up +13% since 2021, +6% 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 Menton, 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 Menton, the monitoring starts with two sectors: the old town and the seafront, then the Garavan bay. That is often where the unfindable property is.
The mildness, reputed the gentlest in France, built the town: winter gardens, citrus trees, Belle Époque villas where people came to spend the winter season. It explains a loyal winter clientele, present when the rest of the coast closes, and a demand for homes that extend that way of life: gardens, verandas, south-facing terraces. A well-oriented dual-aspect flat always resells faster than a fine surface badly oriented.
The old town for life on foot and characterful apartments, Garavan for villas with gardens and rare addresses, Carnolès for more contained residential calm, the Annonciade hills for views and family homes. Each area answers a use: define it before viewing.
No single figure sums the town up: view, floor, condition and garden widen the gap more than the area does. The median of sales appears higher up this page; it situates the market without saying what your precise address will cost. A calibrated search avoids mistargeting.
The condition of façades and old co-ownerships, the accessibility of the steep hills, coastal planning rules for villas, and the real difference between a sea view and a town view. None of this reads on a listing: all of it is checked on the ground.
Northern Europeans drawn by the mild winter, Monaco executives who want a town to live in, Italians from across the border, Parisian families buying main or second homes. The mix keeps the market alive all year, a rarity on this coast.
Home Select, a property finder in Menton, 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 Menton. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Alpes-Maritimes Èze €7,300/m² Èze village · Èze-Bord-de-Mer and the beach 
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 Property finder in Èze Property finder in Mougins Property finder in Valbonne
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 Èze 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 Menton and Èze? 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 Menton
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.
