Nice, Alpes-Maritimes · Neighbourhood
Buying in the Carré d’Or and on the Promenade des Anglais, Nice
The Carré d’Or is the residential heart of seaside Nice, between the Promenade des Anglais, boulevard Victor-Hugo, boulevard Gambetta and place Masséna: Belle Époque and Art Deco buildings, grand floors with terraces, palaces on the promenade facing the Baie des Anges, and the whole city on foot. Home Select searches there for the buyer alone, off-market included, checks every property before the offer and negotiates through to the keys.
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
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01Neighbourhood
Living in the Carré d’Or and on the Promenade des Anglais
Daily life in the Carré d’Or happens on foot. Rue de France, pedestrian in its stretch near place Masséna, and rue Masséna gather the terraces and shops, rue Paradis and avenue de Verdun the prestige boutiques, and the Jardin Albert-Ier opens the district onto the sea to the east. The cours Saleya and Vieux-Nice are a few minutes away. The Promenade des Anglais, with its blue chairs, serves as the residents’ garden: a morning walk, cycling, swimming from spring onwards.
It is the easiest district in Nice to live in without a car. Tram line 2 links the centre to the airport, line 1 serves place Masséna, and Nice-Ville station is reached on foot to the north, beyond boulevard Victor-Hugo. The airport, the second in France, lies at the end of the promenade, which makes the Carré d’Or the address of buyers who live between several cities. The trade-off is liveliness: terraces late into the evening, the carnival in February, major events on the promenade.
02Neighbourhood
The buildings and what sells in the Carré d’Or and on the Promenade des Anglais
The bourgeois Belle Époque building is the type specific to the Carré d’Or. Pale ornate façades, wrought-iron balconies, a marble hall and a lift often added later: it offers three- to five-bedroom apartments with high ceilings, parquet and mouldings, in enfilade along the street. Top floors with a terrace, and upper floors that catch a glimpse of the sea down a side street, are the most sought after.
On the Promenade des Anglais, the buildings change register: Belle Époque palace hotels such as the Negresco, Art Deco buildings such as the Palais de la Méditerranée, residences from the 1950s to the 1970s with continuous balconies, all facing the Baie des Anges. Apartments gain a direct sea view and southern light, at the cost of traffic and façades exposed to salt. The promenade is the emblem of the inscription of Nice on the UNESCO World Heritage List in 2021, as the winter resort town of the Riviera.
Streets and micro-sectors
- 01
The promenade, from the Jardin Albert-Ier to the Negresco
Between the Jardin Albert-Ier and the Negresco, the promenade lines up the most watched addresses in Nice, facing the Baie des Anges. Upper floors gain the direct sea view and the evening light. They also get heavy traffic, major events and sea spray: double glazing, windows and the position of the bedrooms are checked first.
- 02
Rue de France and rue Alphonse-Karr
At the heart of the district, rue de France and rue Alphonse-Karr are the two shopping axes of the Carré d’Or: bourgeois buildings, shops on the ground floor, family apartments above. Addresses there gain the city on foot and lose a little calm; quieter courtyard-facing apartments are negotiated differently from those on the street.
- 03
The short streets down to the sea
Between rue de France and the promenade, the short streets running down to the sea hide upmarket buildings, sometimes with a glimpse of the bay at the end of the street, and the calm of streets without shops. This is the sector of prestige pieds-à-terre, a step from the promenade without its traffic.
- 04
Boulevard Victor-Hugo and the Musiciens district
To the north, boulevard Victor-Hugo, lined with plane trees, has bourgeois Belle Époque and Art Deco buildings, with large apartments quieter than those on the seafront. Beyond it, the Musiciens district, its streets named after composers, extends the same buildings towards the station: it is the family side of the Carré d’Or, a few minutes from the beach.
03Neighbourhood
How Home Select hunts in the Carré d’Or and on the Promenade des Anglais?
Home Select follows the Carré d’Or building by building, with a written brief that sets the view required, the floor, the terrace, the orientation and the noise tolerated on the promenade side or the shopping-street side. Home Select receives more than 100 off-market properties every day from its network of 15,000 professional partners, and so reaches the grand floors and top floors sold without a listing. The search is run remotely: each apartment is qualified from the documents, then the property finder has a video pre-viewing carried out before presenting it.
Before the offer, the property finder audits from the documents what makes the value or the risk of a seafront property: minutes of the co-owners’ meetings, façade works approved or pending, the condition of the lifts, real service charges, the compliance of enclosed terraces and converted attics, the share of units occupied year-round in the building. Façades, windows and flat roofs exposed to salt call for a building surveyor: have them examined before the offer. The buyer views only the shortlisted apartments, in a single trip for the decisive viewings, and Home Select then negotiates for the buyer alone, on the strength of that file.
Three finder’s reflexes in the Carré d’Or and on the Promenade des Anglais
- 01 See the promenade on a summer evening
A floor on the promenade is not the same on a February morning and an August evening: traffic, terraces, events and beach crowds cannot be heard on a weekday at noon. The property finder has a second video pre-viewing carried out at the least favourable time before advising an offer, above all for bedrooms on the sea side.
- 02 Read the building before the apartment
In the Carré d’Or, two identical floors in two neighbouring buildings are not worth the same price. The property finder obtains the last three general-meeting minutes, the maintenance log and the approved budget: façade, lift, roof and caretaker costs tell what the address will really cost.
- 03 Tell a sea view from a glimpse of the sea
A direct view over the Baie des Anges, a side view from a balcony and a glimpse at the end of the street are not paid for in the same way. The video pre-viewing films the view from each room, and the property finder sets it against the DVF sales of the building and the street before settling on an offer price.
A property finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
Why a property finder in the Carré d’Or and on the Promenade des Anglais?
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.
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Frequently asked questions
Buying in the Carré d’Or and on the Promenade des Anglais: your questions
How much does an apartment cost in the Carré d’Or?
The Carré d’Or and the promenade sell above the Nice median, which stands at €4,900 per m² for apartments over the 12 months to end of June 2026 according to DVF data, up 3% over one year and 14% since June 2022. Home Select does not publish prices by district: the DVF record covers the commune as a whole. Most apartment sales in Nice fall between €3,000 and €7,800 per m²: an upper floor with a sea view on the promenade sits at the top of that range, or above it, a courtyard apartment in need of renovation sits lower.
What types of property are found in the Carré d’Or and on the promenade?
Four types: the bourgeois Belle Époque apartment, often with three to five bedrooms, the top floor with a terrace, the sea-view apartment in the residences of the promenade, and the one- or two-bedroom pied-à-terre in the shopping streets. Large sea-view apartments and terraces are the rarest and often change hands off-market.
Can a family live in the Carré d’Or?
Yes, above all in the north of the district, towards boulevard Victor-Hugo and the Musiciens district, where large apartments and relative calm suit families. State schools follow catchment sectors that change from one street to the next: the property finder checks the catchment of the exact address before the offer. The beach, the Jardin Albert-Ier and the Promenade du Paillon serve as playgrounds on foot.
Can I carry out works in an apartment on the promenade?
Interior works fall under the co-ownership rules and, for load-bearing walls or common areas, require a vote at the general meeting. Enclosing a terrace, changing windows or altering a façade requires planning consent, and the approval of the Architecte des Bâtiments de France within the surroundings of the historic monuments of the promenade. Have the works costed by a professional before the offer: the amount then weighs in the negotiation.
How long does it take to buy in the Carré d’Or, and are there off-market properties?
The Carré d’Or market is more fluid than that of the hills, but the right properties go fast in front of buyers ready to sign. Home Select sets the timetable from the first brief, then keeps to it, and the buyer views only the shortlisted properties, first seen on video. Off-market properties exist: grand floors and top floors sold through networks, apartments sold before any listing. For projects of €2 million and above, the Confidential Offer presents off-market properties only.
What are your fees in Nice?
Home Select, a property finder in Nice, 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 Nice
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
