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 we have frequented for fifteen years for our clients.
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 · Featured in 20 Minutes and Le Petit Journal
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
On the ground
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.
| 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 | houses | Chemin De Passable | 1414 m² | €45,000,000 | €31,800/m² |
| Dec 2025 | apartments | Avenue Denis Semeria | 134 m² | €2,250,000 | €16,800/m² |
| Dec 2025 | apartments | Boulevard Dominique Durandy | 145 m² | €2,000,000 | €13,800/m² |
| Dec 2025 | houses | Boulevard General De Gaulle | 95 m² | €2,400,000 | €25,300/m² |
| Dec 2025 | houses | Boulevard General De Gaulle | 2535 m² | €44,550,000 | €17,600/m² |
| Dec 2025 | houses | Avenue Dehouve Et Voyenne | 860 m² | €17,000,000 | €19,800/m² |
| Dec 2025 | apartments | Avenue Jean Mermoz | 86 m² | €420,000 | €4,900/m² |
| Dec 2025 | apartments | Avenue De La Liberation | 62 m² | €440,000 | €7,100/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices. Source: DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property.
Micro-markets
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.
Targeting precisely
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.
Art de vivre
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.
Non-resident buyers
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.
Going further: Property glossary Our method for buying remotely Buying from abroad Concierge services
Three projects, three markets
The same market does not read the same way depending on what you have come for. Here is what each of the three projects means on the ground.
Cap-Ferrat is not a rental investment market: a few hundred properties, a strict framework for short-term letting 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.
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 we examine 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.
Off-market
A share of the finest sales in Saint-Jean-Cap-Ferrat 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.
Going further: buying an off-market property
What Home Select changes
Plus a negotiation led for you: 6% obtained on average on the asking price.
Going further: Luxury property finders compared
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Price up my search in Saint-Jean-Cap-FerratThe method
Six precise movements, the same for every search, from the brief to the handover of the keys:
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.
Going further: buying remotely, without needless trips the search mandate, your legal framework how to choose your property finder buying an off-market property
Advice from Home Select
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.
Our offers
Exclusive search mandate
2.5% of the net purchase price Minimum €10,000 incl. VAT · every budget
The full service: framing, hunting the whole market including off-list, qualified viewings, negotiation, guidance through to the notaire.
Full fee detail
Simple search mandate
1.5% of the net purchase price Reserved for projects of €2m and above
The same full service, entirely dedicated to off-market properties: only confidential opportunities are presented to you.
Full fee detailPublished fees, no surprises: rare on this market, and deliberate.
Client 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 !
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..
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.
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided.
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 around The Cap and Pointe Saint-Hospice, 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, millésime avril 2026, ventes 2025), the median price in Saint-Jean-Cap-Ferrat stands at €13,800/m² for an apartment and €20,200/m² for a house. The highest-priced sector in our survey: Beaulieu-sur-Mer et Villefranche, €8,500/m² median. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
Notaire fees first: around 7 to 8% of the price on an existing home, 2 to 3% on a new build, paid on the day of signing. Then the finder’s fee, due on success only, and depending on the property the taxe foncière, service charges and a works budget. Home Select prices the whole picture before the offer: the asking price hides nothing. Our notary fees calculator gives the order of magnitude in one line.
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: we knock on the doors listings never open.
Yes, the hunt naturally covers the three 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.
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 Saint-Jean-Cap-Ferrat, the monitoring covers The Cap and Pointe Saint-Hospice from day one, and the calendar, framed at the brief, is held.
Yes, it is Home Select’s daily routine: 30% of its clients are expatriates or international buyers. Video brief, remote shortlisting and commented pre-visits, viewings grouped into a single trip to Saint-Jean-Cap-Ferrat, and the team works in French and in English.
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 Saint-Jean-Cap-Ferrat, the monitoring covers The Cap and Pointe Saint-Hospice first: 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 and to let. 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.
Yes, on one of the coast’s best-paid rental markets: prestige seasonal letting, where the estate allows it, and long letting to international families. Estate charters and protected-zone rules frame the use: they are read like the cadastre. We verify what the property is allowed to do before making it visited.
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. We time 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.
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 (130+ reviews), fees displayed, 100% on success.
Home Select 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.
Takes 1 minute, free and no commitment.
Or call us directly on 01 78 76 78 10
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Home Select is opening Saint-Jean-Cap-Ferrat. A fifteen-year-old brand, 1,200 buyers guided, mandates brought in by the brand, the method and the tools: what is missing is your knowledge of the ground.
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