Property prices in Menton in 2026

The table on this page details the median by number of rooms: in Menton, the price per square metre falls as the floor area grows. One-room flats sell at €5,600/sqm (284 sales), two rooms at €5,000/sqm (370 sales), three rooms at €4,900/sqm (233 sales), four rooms at €4,900/sqm (87 sales), and five rooms and more at €4,300/sqm on 38 sales. Small floor areas carry the demand for winter pieds-à-terre and from Monaco commuters; the large family apartments, rarer, weigh heavily in total.

What these figures do not say: the view, the floor, the condition of the building and the charges, which in Menton make more difference than the number of rooms. A badly kept old building on the seafront soon costs more than it is worth, and energy renovation gets costed before the offer. The surveys, including the energy performance certificate, are the seller’s responsibility: they are read before talking price.

The series of apartment medians, shown above, tells a progression in two stages: a plateau between €4,600 and €4,700/sqm from end of June 2022 to end of June 2024, then €5,100/sqm over the 12 months to end of June 2026. Over one year, the median rose by 4%; since June 2022, by 9%. It is a measured rise for the Riviera, carried by a market that lives all year, fed by Monaco and neighbouring Italy, and by an international clientele that has done its sums.

No forecast here: registered sales describe the past, not the year to come. What they allow is to recognise a fair price when it appears, and not to pay yesterday’s rise twice in 2026. The fine addresses of Garavan or the hills often trade privately: the median only sees them after the fact.

The neighbouring sectors publish their own medians, and they draw a clear slope from Monaco eastwards, then from the coast towards the valleys. Towards Monaco, Beausoleil sells at €7,100/sqm and Roquebrune-Cap-Martin at €6,400/sqm for apartments: the Principality has its price, and Menton, a quarter of an hour away, remains its accessible version. Behind the town, Gorbio and Castellar stand at €4,200/sqm for apartments, Sainte-Agnès and Peille at €3,600/sqm for houses, and Sospel and Breil-sur-Roya at €1,900/sqm for apartments: the hinterland divides the price, at the cost of the road.

On this market, Home Select builds each offer on the comparable DVF sales of the district, the technical condition of the property, its charges and the seller’s situation: the median frames, it does not decide. The search is run by the management of Home Select with its network of 15,000 partners; pre-viewings are done by video with the seller’s agent, and you travel only for the decisive viewings, grouped into a single trip. Fees are due 100% on success: 2.5% incl. VAT of the net purchase price with the Exclusive offer, minimum €10,000 incl. VAT; 1.5% incl. VAT with the Confidential offer, reserved for projects of €2M and above, where only off-market properties are presented. Nothing is due before completion.