Saint-Jean-Cap-Ferrat, Côte d’Azur
Côte d’Azur · Alpes-Maritimes
The peninsula of Saint-Jean-Cap-Ferrat is one of the most closed residential markets in the world: a few hundred properties between two bays, century-old gardens and absolute discretion. The great sales are never displayed; they are known, in a circle Home Select has frequented for fifteen years for its clients.
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 has worked as a property finder in Saint-Jean-Cap-Ferrat since 2011, searching for villas and estates on the buyer’s exclusive behalf, with access to the peninsula’s off-market properties. From the Cap to Pointe Saint-Hospice, every address is assessed and negotiated with discretion. Fees are 100% on success: nothing is owed before the purchase completes.
Saint-Jean-Cap-Ferrat at a glance
01The market
In 2025, 48 sales were recorded in Saint-Jean-Cap-Ferrat: enough to choose from, never enough for the finest addresses.
The median for apartments is up +30% since 2021, +19% in the last year alone: the trend holds, and sellers know it.
Sales range from €5,500/m² to €21,900/m²: address and condition make the price.
The peninsula is one of the most closed residential markets in the world: a few hundred properties behind walls and pines, a restricted road network, a discretion residents defend fiercely. Almost nothing is displayed: great sales are prepared for months and concluded between established advisers.
Every address is judged on precise criteria: the bay (Villefranche or les Fourmis), the slope of the land, access and view servitudes, the compliance of buildings with coastal rules. Value gaps between two neighbouring properties are among the largest of the coast: an experts’ market, to be treated as such.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €10,600/m² | 44 |
| 2022 | €11,200/m² | 44 |
| 2023 | €12,800/m² | 43 |
| 2024 | €11,600/m² | 29 |
| 2025 | €13,800/m² | 28 |
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.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | House | Chemin de Passable | 1414 m² | €45,000,000 | €31,800/m² |
| Dec 2025 | Apartment | Avenue Denis Semeria | 134 m² | €2,250,000 | €16,800/m² |
| Dec 2025 | Apartment | Boulevard Dominique Durandy | 145 m² | €2,000,000 | €13,800/m² |
| Dec 2025 | House | Boulevard Général de Gaulle | 95 m² | €2,400,000 | €25,300/m² |
| Dec 2025 | House | Boulevard Général de Gaulle | 2535 m² | €44,550,000 | €17,600/m² |
| Dec 2025 | House | Avenue Dehouve et Voyenne | 860 m² | €17,000,000 | €19,800/m² |
| Dec 2025 | Apartment | Avenue Jean Mermoz | 86 m² | €420,000 | €4,900/m² |
| Dec 2025 | Apartment | Avenue de la Libération | 62 m² | €440,000 | €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: Saint-Jean-Cap-Ferrat trades 182% 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 Saint-Jean-Cap-Ferrat, address by address and condition included, is the first thing Home Select tells you at the first conversation.
A property finder answers within one working day. A first confidential conversation, with no commitment.
02The neighbourhoods
The peninsula reads bay by bay: each slope has its own light, its pines and its silence, and each must be earned.
The very tip, beyond the lighthouse and the Grand Hôtel du Cap: large estates in the pines, open views over both bays, an isolation that exists nowhere else on the coast. Sales there are events, concluded without any publicity.
The east coast of the peninsula, around the Saint-Hospice chapel and lighthouse: properties clinging above the Baie des Fourmis and Beaulieu, rocks and sea access. A confidential micro-market where the open sea view commands everything.
The small core around the marina: refurbished village houses, apartments a few steps from the quays and the Paloma beach, shops on foot. The most accessible part of an extremely expensive peninsula, contested as soon as an address comes out.
The west coast, facing Villefranche: west-facing villas with views over the bay and the great ships, access to the Passable and Cros dei Pin beaches. A gentler slope, highly sought for its sunsets over the bay.
The two communes framing the peninsula: Beaulieu and its Belle Époque villas, Villefranche and its bay, its citadel and its character houses. A natural extension of the hunt, often more accessible, where many Cap Ferrat buyers arbitrate.
Le Cap and pointe Saint-Hospice: a villa with grounds, a pool and views over the bay, sometimes with sea access. Europe’s scarcest segment, handled almost exclusively off-listing.
The village and the harbour: a flat or village house within walking distance of the quays and the shops. A more attainable way to live on the peninsula year round.
Passable, the bay of Villefranche, Beaulieu-sur-Mer: a flat with a bay view or a villa above it, in a more open and better-served setting.
Three buying profiles to place your own in Saint-Jean-Cap-Ferrat. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Saint-Jean-Cap-Ferrat, or between an apartment and a house? Home Select compares them for you, sale by sale and on video pre-viewings, before having you travel.
A property finder answers within one working day. A first confidential conversation, with no commitment.
03Living and buying
Life gathers around the port of Saint-Jean: a few quays, restored houses, a handful of shops and tables where regulars are greeted by name. Mornings are for walking, on the path that circles Pointe Saint-Hospice or beneath the pines towards Passable; afternoons for swimming at Paloma or Cros dei Pin, in water the rocks keep clear.
The gardens of the villa Ephrussi de Rothschild set the tone of a peninsula that tends its shade as carefully as its views. Winter belongs to residents, gardeners and discreet building works; summer brings back the great tables of the Grand Hôtel du Cap and La Voile d’Or, and the yachts anchored in the Villefranche bay. Beaulieu and its market are minutes away, Nice airport at the end of the lower corniche.
Three projects, three markets
Cap-Ferrat is a market of inheritance: a few hundred properties, and buyers who purchase to live or to pass on. What is reasoned here is the preservation of value: scarcity of land, quality of the garden, view easements and coastal planning law. The great sales are never advertised, and every property is read over a long horizon, that of the next generation.
This is almost the sole vocation of the peninsula: a villa with a garden between two bays, for summer and the shoulder seasons. The great sales are never advertised. Before the offer, Home Select examines the local plan and the real scope for extension, access, the coastal right of way and the condition of the retaining structures, which cost a great deal and show very little.
Living on Cap-Ferrat year-round means choosing a village of a few thousand residents, with Beaulieu and Villefranche next door and Nice twenty minutes away. International schools and services are nearby, not on the peninsula. It is a choice of absolute quiet, provided you accept the car for almost everything.
04From abroad
Saint-Jean-Cap-Ferrat is about twenty minutes from Nice-Côte d’Azur airport, which flies direct to more than 100 destinations, including London, Dubai and New York in season. Beaulieu-sur-Mer station, five minutes away, sits on the coastal line; Monaco is a quarter of an hour along the lower corniche, Nice twenty minutes. It is one of the easiest addresses to reach on the coast, which explains part of its value.
The peninsula hosts a discreet, worldwide clientele, long established, for whom French is no prerequisite so practised are the local services. The subject here is not the welcome but access to the market: most large properties change hands without a listing, within a narrow circle. Without a local network, a foreign buyer simply does not see what is for sale.
The market is active year round, with two calmer stretches that favour viewings: spring, April to June, and autumn, September to November. Summer concentrates social life and occupancy of the houses, which limits viewing slots more than it slows transactions. Winter, very quiet, is often the best moment to work a confidential file over time.
Property finder in Saint-Jean-Cap-Ferrat
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Saint-Jean-Cap-Ferrat 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 Home Select’s 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 Saint-Jean-Cap-Ferrat.
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 long-term wealth purchase in Saint-Jean-Cap-Ferrat, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Home Select runs two offers, with 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.
Home Select completes a search in 45 days on average, with 3 viewings on average instead of more than 40, and gives 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.
Home Select covers the whole market: published listings, and above all what is never displayed anywhere. Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and approaches owners directly when the setting calls for it.
Home Select receives more than 100 off-market properties from its network every day.
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.
Home Select arranges only 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.
Home Select negotiates 6% off the asking price on average.
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 Home Select’s checklists.
Every document checked before you commit.
Home Select stays by your side through to the signing before the notaire, and after: contractors, formalities, moving. Its work ends when you are settled in, not when the deed is signed.
Home Select takes a search from the brief to the authentic deed in 45 days on average.
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: Home Select secures 6% off the asking price on average.
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
The customs path, the platforms and the piles built over the sea are often older than their permits. Before any offer, gather the planning authorisations, the status of the maritime works and the exact line of the passage servitudes.
Sellers on the peninsula are rarely in a hurry. Proof of funds, a flexible completion date, furniture taken as it stands and guaranteed discretion often weigh more than a higher figure. Settle these terms before discussing the number itself.
Nothing meaningful appears online. Present your project to the established advisers of the peninsula, organise a permanent watch, and be ready to visit within days and decide on a complete file: opportunities close quickly here.
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 Saint-Jean-Cap-Ferrat completes without ever being listed. Home Select receives more than 100 properties every day from its 15,000 professional partners before publication, and 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 Saint-Jean-Cap-Ferrat
07Fees
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 every city (purchase costs, remote search, choosing your finder) are gathered on one page: all the frequently asked questions.
Because the local market has its own rules. Off-market is the norm: most large estates change hands without a listing. 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 Saint-Jean-Cap-Ferrat stands at €13,800/m² for an apartment and €20,200/m² for a house. Across the sectors of the survey, the median ranges from €4,800/m² (Nice) to €8,500/m² (Beaulieu-sur-Mer et Villefranche). These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
Through permanent monitoring, the network of peninsula professionals and direct approach to owners. It is a market where the search mandate takes its full meaning: Home Select knocks on the doors listings never open.
Yes, the hunt naturally covers the neighbouring bays: Villefranche-sur-Mer, Beaulieu-sur-Mer, seafront Èze and the peninsula. Many projects arbitrate between these addresses.
In 2025, 48 sales were recorded in Saint-Jean-Cap-Ferrat: enough to choose from, never enough for the finest addresses. The median for apartments is up +30% since 2021, +19% in the last year alone: the trend holds, and sellers know it.
Home Select completes its searches in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Saint-Jean-Cap-Ferrat, 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 receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In Saint-Jean-Cap-Ferrat, the monitoring starts with two sectors: the Cap, then Pointe Saint-Hospice. That is often where the unfindable property is.
The village and the port remain the liveliest point of entry: shops on foot, the Paloma beach, houses and apartments easy to keep. For more privacy, the Passable side offers west-facing villas and direct access to the beaches; the point itself assumes staff and a presence organised year-round.
The peninsula reads bay by bay: large properties under the pines of the point, confidential addresses facing the baie des Fourmis on the Saint-Hospice side, village houses and waterside apartments around the port, west-facing villas on the Passable side. Most large properties change hands without a listing: off-market is the norm, not the exception.
Audits dedicated to the shoreline: easements of the customs path, installations in a classified site, pilings and sea access, whose upkeep involves very particular costs. Add the rules of the protected zone, which frame works, pools and fences. On this world market, negotiation plays on conditions and calendar as much as on price: preparing the file makes the offer.
British, Swiss and American families seeking a house on the water, European entrepreneurs after an exit, Gulf fortunes for the properties of the point. These buyers weigh the harbour against Lake Geneva or Sardinia: when the property is right, the decision is fast, and it plays out before the listing. Becoming known to the local networks opens that level of the market.
Nice airport is twenty minutes away: the Cap is viewed in half a day, when properties exist. The real work plays upstream, on access to the confidential properties that never list. Home Select times the trip to when the file can follow: viewing without being able to offer, here, serves nothing.
Peninsula properties face salt, sea winds and the rules of the classified site: pilings and sea access carry very particular upkeep costs, and visible works go through the protected-zone permits. The technical audit is reinforced on these properties: it is what sets the fair price.
Home Select, a property finder in Saint-Jean-Cap-Ferrat, 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 Home Select directly on 01 78 76 78 10
Narrow the search
Going further
Côte d’Azur
One maison, one method, the same fees: the search does not stop at the limits of Saint-Jean-Cap-Ferrat. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Alpes-Maritimes Cannes €5,700/m² La Croisette and La Banane · La Californie and Super Cannes 
Alpes-Maritimes Antibes €5,200/m² Cap d’Antibes · Old Antibes and Port Vauban 
Var Saint-Tropez €12,100/m² Les Parcs de Saint-Tropez · The village and La Ponche Property finder in Cannes Property finder in Antibes Property finder in Saint-Tropez
Every city where Home Select hunts on the Côte d’Azur: Property finder in Nice Property finder in Cannes Property finder in Antibes Property finder in Saint-Tropez Property finder in Menton 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 Saint-Jean-Cap-Ferrat and Cannes? One mandate, one brief, and both markets compared sale by sale.
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 Home Select on 01 78 76 78 10, send a WhatsApp message or choose the time of the first conversation.
Cannot find your city?
Type it in: Home Select hunts wherever your project takes you, and answers within one working day.
Your project in Saint-Jean-Cap-Ferrat
Tell Home Select 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 Home Select on 01 78 76 78 10
A property finder answers within one working day. A first confidential conversation, with no commitment.
