Mougins, Côte d’Azur
Côte d’Azur · Alpes-Maritimes
Ten minutes from Cannes yet well inland, Mougins has made the absence of sea an identity: a medieval village of lanes ringed around its square, the capital of French gastronomy between starred tables and the memory of the great chefs, and the pinewood where Picasso spent his last twelve years at the mas Notre-Dame-de-Vie. Contemporary and Provençal villas trade at high levels for a hinterland, below the coast itself, drawing an international clientele that prefers the village to the shoreline.
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 Mougins, founded in 2011, searching for villas and village houses exclusively on behalf of the buyer, from the medieval village to the estates of the Royal Mougins. The firm opens access to off-market properties in a hinterland where the best pinewood villas sell before they are ever listed. Fees 100% on success: nothing is due before the purchase completes.
Mougins at a glance
01The market
In 2025, 358 sales were recorded in Mougins: enough to choose from, never enough for the finest addresses.
After +8% since 2021, the past year pauses (-2%): room to negotiate, no reason to worry.
Sales range from €3,100/m² to €7,000/m²: address and condition make the price.
Mougins is the inland market where supply splits between three worlds: the rare village houses of the medieval core, almost never offered and traded between insiders; the contemporary and Provençal villas of the pinewood, hidden behind walls and cypress hedges; the residential estates of the Royal Mougins golf, with their rules and their services. For a hinterland the levels are high, still below the immediate coast: that is the town’s argument.
Demand is international and discreet: gastronomy, the galleries and the memory of Picasso attract buyers who come to live rather than to display. Many villas of past decades need heavy rehabilitation, and the gated estates add their charges and their architectural rules. The best placed ones, between village and golf, often sell off-market: local monitoring counts for more than the budget, and the first viewings happen before anything is published.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €4,300/m² | 206 |
| 2022 | €4,500/m² | 218 |
| 2023 | €4,600/m² | 173 |
| 2024 | €4,800/m² | 153 |
| 2025 | €4,700/m² | 184 |
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 | €4,700/m² | 32 m² | €150,000 |
| 2 rooms | €4,700/m² | 45 m² | €212,000 |
| 3 rooms | €4,700/m² | 65 m² | €306,000 |
| 4 rooms | €5,000/m² | 89 m² | €445,000 |
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 | Rue du Cherche Midi | 63 m² | €200,000 | €3,200/m² |
| Dec 2025 | Apartment | Avenue du Roi | 45 m² | €430,000 | €9,600/m² |
| Dec 2025 | Apartment | Avenue de l’Hubac | 27 m² | €122,000 | €4,500/m² |
| Dec 2025 | Apartment | Chemin du Chateau | 66 m² | €374,000 | €5,700/m² |
| Dec 2025 | Apartment | Avenue de la Valmasque | 78 m² | €450,000 | €5,800/m² |
| Dec 2025 | House | Avenue Mal Alphonse Juin | 139 m² | €620,000 | €4,500/m² |
| Dec 2025 | Apartment | Chemin du Chateau | 64 m² | €285,000 | €4,500/m² |
| Dec 2025 | Apartment | Chemin des Peyroues | 38 m² | €200,000 | €5,300/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices.
The city and its department: Mougins trades 4% below 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 Mougins, 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
A perched village, a high quarter, a practical valley and golf estates: four markets in one town.
The medieval borough ringing its square and its church: quiet lanes, galleries, renowned tables, and a handful of village houses that almost never sell. Properties here are old, compact and contested; a full refurbishment is usually needed, and car access is settled before the offer.
The upper part of the town, its villa residences and pine-fringed estates: quiet, long views over the country and, on clear days, the sea, with the village within easy reach. A sought-after family market, where build quality varies sharply from one property to the next.
Below the village, the Val de Mougins and Sainte-Marguerite hold daily life: shops, services, facilities, recent residences and small houses. It is the most accessible side of the market, convenient for settling year-round, only minutes from the medieval core.
Around the Royal Mougins golf, in the heart of the pinewood, the residential estates line up contemporary and Provençal villas, pools and mature gardens. Quiet prestige and security, in exchange for strict rules, service charges and boundaries to verify: the estate matters as much as the house.
Old and rare village houses, tables and galleries on foot: the address for life in the ring, usually to refurbish and always to keep for long.
Quiet residences and estates in the upper town, with views over the country: the most sought-after family market after the village, practical all year.
Contemporary and Provençal villas in the Royal Mougins pinewood, security and services, against rules and charges to be read before the offer.
Three buying profiles to place your own in Mougins. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Mougins, 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
Mougins is lived in a ring around its square: the lanes turning between the church and the old walls, the galleries and the photography gallery, the museum of classical art opened in 2011, and above all the tables, from bistrots to starred houses. The capital of gastronomy earns its title: one dines better here than on the coast, ten minutes away.
Around it, the pinewood and the Royal Mougins golf organise the everyday: fairways between the pines, low houses under the trees, quiet estates. Cannes and its TGV are ten minutes away, Sophia Antipolis and its engineers just as close: the town lives year-round, filled with families who come up to the village in the evening, away from the agitation of the shore.
Three projects, three markets
Mougins holds a rare equation for a hinterland: year-round rental demand, carried by Sophia Antipolis and by Cannes, and levels more measured than the coast. Villas of past decades require a serious works budget, energy first, and gated estates add charges that weigh on the return. Prestige furnished letting works here, at the cost of real management.
Twenty-five minutes from Nice airport and ten from the TGV of Cannes, the family house is easy to reach and simple to run at a distance, especially inside a gated estate. The pinewood stays green all year, the village lives in January as in August, and the tables draw the guests: few inland addresses offer that calendar.
Mougins is a town that lives all year: the shops of the Val de Mougins, the tables of the village, sport in the pinewood, the jobs of Sophia Antipolis ten minutes away. Families find the balance between a practical everyday life and village society, with Cannes and its TGV ten minutes away for Paris in about five hours.
04From abroad
Nice airport is twenty-five minutes away by road. Cannes and its TGV station are ten minutes, with Paris about five hours; Sophia Antipolis and its business plateau are ten minutes as well. The roads down to the coast run easily outside the summer weeks, and Mougins sits between employment, station and airport: the interior without remoteness.
The international community here is a population, not a season: Sophia Antipolis managers, European retirees, families settled between the village and the golf estates. English is widely spoken at the museum of classical art as in the residences, and the services of Cannes, ten minutes away, complete those of the town.
The market runs all year, steadier than the coast: decisions come in spring and at the September return, when families prepare a move. Summer quiets the viewings without stopping them, and the late season, mild under the pines, remains the window international buyers favour.
Property finder in Mougins
Everything above, we read for you. Everything below, we do for you.
A property finder in Mougins 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 Mougins.
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 Mougins, 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.
Three distinct markets in one town: the old and rare village house, the convenient villa of the Val de Mougins, the gated golf estate with its services and its charges. Each trades at different levels: view the three before deciding.
In the golf estates, the rulebook says what is allowed: fences, colours, planting, works, sometimes lettings. Those rules protect the setting but weigh on use and on charges: they are read before the offer, never after.
In wooded areas, brush-clearing binds the owner, and some villas of past decades hide heavy works: energy, roof, drainage. A serious technical audit, run before the negotiation, changes the final equation of the purchase.
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 Mougins 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 Mougins07Fees
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. Pinewood villas often trade off-market: monitoring and the network weigh more than the budget. 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 Mougins stands at €4,700/m² for an apartment and €5,000/m² for a house. The highest-priced sector in our survey: Cannes et Le Cannet, €5,000/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 €4,700/m², on a median surface of 45 sqm (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales). A median home of the bracket changes hands around €212,000; condition, floor and address then make the rest of the price.
They are two different uses. The village gives life on foot, the tables and the galleries, but old, compact and rare houses. The pinewood and its estates give the villa with garden and pool, and the car for everything. Most of our clients decide after seeing both markets.
Yes: the village, Mougins-le-Haut, Sainte-Marguerite, the Val de Mougins and the golf estates form the perimeter, pinewood included. Cannes, ten minutes away, and neighbouring Sophia Antipolis have markets of their own and can widen a search when the property is missing.
In 2025, 358 sales were recorded in Mougins: enough to choose from, never enough for the finest addresses. After +8% since 2021, the past year pauses (-2%): 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 Mougins, 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 Mougins, the monitoring starts with two sectors: the village, then Mougins-le-Haut. That is often where the unfindable property is.
Because it fixed here a clientele that does not leave: the starred tables, the memory of chefs such as Roger Vergé and, since 2011, the museum of classical art and its photography gallery make the village a place to stay as much as to live. That economy of the table keeps the shops running all year, draws an exacting international clientele, and explains why the houses of the village almost never sell.
The village for life on foot and rarity, Mougins-le-Haut for the views and the quiet, the Val de Mougins and Sainte-Marguerite for everyday practicality, the golf estates for a secure villa in the pinewood: four answers to the same wish for calm.
The condition of older villas and their energy performance, the rules and charges of gated estates, the upkeep duties in wooded areas, and access to the medieval village, narrow, where parking is settled before the offer.
Yes, but only a handful each year: the medieval core holds a limited stock of houses, and sales are arranged between insiders before any listing. Monitoring and the local network then make all the difference, more than the budget.
Internationals drawn by gastronomy and the memory of Picasso, Sophia Antipolis managers settling year-round, Parisians buying a family house and a few people of the restaurant trade. A market of residence more than speculation, renewing itself slowly.
Home Select, a property finder in Mougins, 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 Mougins. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
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 
Alpes-Maritimes Nice €4,800/m² Cimiez · Mont Boron Property finder in Valbonne Property finder in Villefranche-sur-Mer Property finder in Nice
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 Èze Property finder in Valbonne Property finder in Villefranche-sur-Mer
Whole area: property finder on the Côte d’Azur
Your search covers Mougins and Valbonne? 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.
Cannot find your city?
Type it in: we hunt wherever your project takes you, and we answer within one working day.
Your project in Mougins
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.
