Côte d’Azur - Saint-Jean-Cap-Ferrat - A cove below the white cliffs
Côte d’Azur · Alpes-Maritimes
Home Select searches, visits and negotiates for you in Saint-Jean-Cap-Ferrat. You only visit the properties shortlisted, and nothing is due before the deed is signed.
Your project
Home Select has worked as a buyer’s agent 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.
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 buyer’s agent works for the buyer, and for the buyer alone. Here is what Home Select changes, concretely, for your purchase in Saint-Jean-Cap-Ferrat.
A Home Select finder writes your brief, launches the search within the week and stays with you until the deed is signed. Home Select answers every enquiry within 24 working hours.
Home Select receives more than 100 off-market properties a day from its 15,000 partners, agents, notaries and managing agents, before they go on sale. The finest addresses in Saint-Jean-Cap-Ferrat often change hands this way.
Home Select pre-visits every property on commented video and shows only 3 properties on average, instead of 40 when searching alone, grouped into a single trip if you come from afar.
Home Select negotiates 6% on average off the asking price, with the area’s actual sales in hand, and checks every document before you commit. Also paid 10% of the negotiated reduction, Home Select has every reason to bring the price down: you keep 90% of every euro saved. Fees are due on success: nothing before signing.
Côte d’Azur - Saint-Jean-Cap-Ferrat - The coastal path
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, 10% of the negotiated reduction is added to the fees, and nothing is due until you have bought.
The calendar depends on the market in Saint-Jean-Cap-Ferrat and on how rare the target property is: Home Select sets it at the first conversation, then holds it, and answers within one working day.
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (139 reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member
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.
From your brief to the handover of the keys: what Home Select does for you in Saint-Jean-Cap-Ferrat, and what you gain from it.
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.
Every property put to you matches your brief: the search hits the mark from the first 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.
You see properties before the market does, and sometimes properties that will never be published.
Every lead is verified and analysed for you, on file then on a video viewing: technical sheet, first figures. You only travel for properties that truly match the brief.
Fewer journeys: your decisive viewings grouped into a single trip, on the shortlisted properties only.
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.
You buy at the right price, every offer defended with the area’s actual sales in hand.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. The points of vigilance specific to each local market are in Home Select’s checklists.
You commit with full knowledge of the facts, with no bad surprise after signing.
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.
A timetable framed at the first conversation, then kept: at every stage you know where your purchase stands.
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.
Côte d’Azur - Saint-Jean-Cap-Ferrat - A turquoise cove under the pines
Côte d’Azur - Saint-Jean-Cap-Ferrat - A villa below the cliffs
Two offers, the same full service, paid on success only: the Exclusive offer, 2.5% of the net purchase price (minimum €10,000 incl. VAT), at every budget, and the Confidential offer, 1.5%, for projects of €2m and above, plus 10% of the negotiated reduction in both cases. Nothing is due until you have bought in Saint-Jean-Cap-Ferrat.
Exclusive search mandate
2.5% of the net purchase price, minimum €10,000 incl. VAT + 10% of the negotiated reduction
The full service, for every budget: brief, sourcing, off-market, pre-visits, negotiation and follow-through to the notary signing.
The Exclusive offer
Simple search mandate
1.5% of the net purchase price, projects from €2M + 10% of the negotiated reduction
The very same full service, on a selection made exclusively of off-market properties. For buyers who never want to see their search on a portal.
The Confidential offerClient reviews
Thank you Catherine and Home Select for what we call the Extra Mile in the United States: explaining the French system, helping us organise the works... It was great.
A search run from abroad
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. Found in 3 months after 18 alone
Nous a 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 ! A buyer based elsewhere in France
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.. I turned to HOME SELECT because I had tried to find my apartment myself by going round the agencies, which proved impossible.
After eight months alone, one week
Nous avons fait appel à Catherine après plus de 8 mois de recherche infructueuse seuls, et ça a été la meilleure décision que nous aurions pu prendre. En à peine une semaine, elle nous a trouvé l’appartement idéal, et notre offre a été acceptée malgré plusieurs dossiers en concurrence. Catherine a été d’un professionnalisme remarquable, toujours disponible, à l’écoute, réactive et rassurante tout au long du processus d’achat. Nous la recommandons chaleureusement. Care that lasts after the signing
Super expérience avec Anne ! appartement remplissant les critères trouvé rapidement et , surtout, accompagnement et vrai suivi même après la signature de l’acte definitif Nous recommandons vivement The family house, at last
Après de longs mois de recherches, nous avons trouvé LA maison que nous cherchions pour notre famille grâce à Véronique. Sa disponibilité, sa compréhension de nos critères et son travail avec l’agent immobilier en charge de la vente nous ont permis d’aller jusqu’au bout du projet. Nous sommes ravis ! Thanks to Véronique and her knowledge of the area, not only were we able to view properties first, but we bought with complete peace of mind. We were supported at every step.
Reviews are quoted in the language their authors wrote them in.
Côte d’Azur - Saint-Jean-Cap-Ferrat - The roadstead and the peninsula
Page updated on 20 October 2026, reviewed by Jean Mascla, founder of Home Select
Over the 12 months to end of June 2026, 56 sales were recorded in Saint-Jean-Cap-Ferrat: enough to choose from, never enough for the finest addresses.
After +17% since June 2022, the past year pauses (-2%): room to negotiate, no reason to worry.
Sales range from €7,100/m² to €18,800/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.
| 12 months to end of June | Median | Sales counted (apartments) |
|---|---|---|
| 2022 | €10,700/m² | 42 |
| 2023 | €14,000/m² | 44 |
| 2024 | €11,400/m² | 36 |
| 2025 | €12,800/m² | 28 |
| 2026 | €12,500/m² | 31 |
Median for apartments over 12 months to end of June, year by year. A period without enough sales at the threshold is not published: the curve skips it rather than inventing a point.
The city and its department: Saint-Jean-Cap-Ferrat trades 155% above its department median (€4,900/m²), same vintage and same method.
Source: DVF / DGFiP via data.gouv.fr, October 2026 release, 12 months to end of June 2026. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026.
Côte d’Azur - Saint-Jean-Cap-Ferrat - The cape from the heights
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.
The market, the neighbourhoods, the addresses
We find the property of your dreams in Saint-Jean-Cap-Ferrat
Saint-Jean-Cap-Ferrat at a glance
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.
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.
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 international community in Saint-Jean-Cap-Ferrat. 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.
When to visit, when to buy? 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.
Côte d’Azur - Saint-Jean-Cap-Ferrat - A façade with green shutters
Côte d’Azur - Saint-Jean-Cap-Ferrat - The small marina
Because the local market has its own rules. Off-market is the norm: most large estates change hands without a listing. A buyer’s agent 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, October 2026 release, 12 months to end of June 2026), the median price in Saint-Jean-Cap-Ferrat stands at €12,500/m² for an apartment and €37,400/m² for a house. Across the sectors of the survey, the median ranges from €4,900/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.
Over the 12 months to end of June 2026, 56 sales were recorded in Saint-Jean-Cap-Ferrat: enough to choose from, never enough for the finest addresses. After +17% since June 2022, the past year pauses (-2%): room to negotiate, no reason to worry.
The calendar depends on how rare the target property is in Saint-Jean-Cap-Ferrat and on your availability: Home Select frames it at the brief, then holds it. Properties are first seen on video, and your decisive viewings are grouped into a single trip.
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.
Yes, though not as a local branch: outside Île-de-France, Home Select runs every search from its head office, with its network of 15,000 professional partners. Each property is vetted on paper, then toured in a video pre-viewing led with the seller’s agent, and you travel only once, for the decisive viewings. The guide “Buying property in France remotely” spells out how it works.
To hunt in Saint-Jean-Cap-Ferrat, check four points: a search mandate on the buyer’s side only, published fees due on success, a written method, proof that lasts. Home Select answers all four: founded in 2011, 1,200+ buyers guided, 4.8/5 on Google (139 reviews), fees displayed, 100% on success.
Home Select, a buyer’s agent 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, plus 10% of the negotiated reduction in both cases. Home Select is paid on success only, and also on what you save: nothing is due until you have bought.
The questions common to every city (purchase costs, remote search, choosing your finder) are gathered on one page.
One point of contact, 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.
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Côte d’Azur - Saint-Jean-Cap-Ferrat - The wooded coast of the peninsula
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.
You arrived through one of Home Select’s ads or campaigns.Ad measurement. Do you agree to Home Select measuring how well it works? Home Select will know which campaign brought you here and, if you get in touch, the ad platform will only learn that its ad worked, without receiving your contact details.Do you agree to Home Select measuring how well its ads work? If you arrive through one of them, Home Select will know which one and, if you get in touch, the ad platform will only learn that its ad worked, without receiving your contact details. Learn more Your current choice: .
