Nice · Prices
Property prices in Nice in 2026
Home Select, a prestige property finding firm, reads the real prices of the Nice market from registered sales: medians by type and room count, the measured five-year progression, the gap between the seafront and the hills. Nice is two markets in one: the goal is to offer the right price, on the right side of town.
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01Prices
What registered sales say, not listings
Nice is a globalised market: European, American and Middle-Eastern buyers judge fast, pay cash when the property is right, and lean on established advisors. The published data, sale by sale and dated to the current vintage, says three things: a clear five-year progression, about a seventh on the apartment median; a deep volume for the Riviera; and an immense range, from the cheapest tenth of sales to the priciest tenth.
Nice is two markets in one: the seafront, from the promenade’s palaces to the noble floors of the Carré d’Or, and the hills, from Cimiez to Gairaut, where villas and their views follow another logic. Confusing the two is the first pricing mistake; the citywide median says nothing about the property you target.
What these figures cannot say: no rents, no time-on-market, no building condition. The building techniques of the Riviera demand a trained eye, old co-ownerships with voted charges, coastal servitudes, floors and terraces to check stone by stone.
02Prices
The median by room count
| Property | Median | sales |
|---|---|---|
| 1 room | €5,400/m² | 1,712 |
| 2 rooms | €4,800/m² | 2,443 |
| 3 rooms | €4,600/m² | 2,147 |
| 4 rooms | €4,600/m² | 852 |
| 5+ rooms | €4,500/m² | 375 |
Five years of apartment medians
| Year | Median |
|---|---|
| 2021 | €4,200/m² |
| 2022 | €4,500/m² |
| 2023 | €4,700/m² |
| 2024 | €4,700/m² |
| 2025 | €4,800/m² |
Recent sales, as registered
| Street | Type | m² | €/m² |
|---|---|---|---|
| AV AUBER | Flat | 18 | €7,000/m² |
| RUE BENOIT BUNICO | Flat | 76 | €4,600/m² |
| BD DE CESSOLE | Flat | 29 | €6,200/m² |
| AV DE LA VALLIERE | Flat | 41 | €4,400/m² |
| AV ANTOINE VERAN | Flat | 26 | €4,600/m² |
| RUE COMBATT EN AFRIQUE DU NORD | Flat | 66 | €4,700/m² |
02Prices
Price per square metre depends on size and address
The Nice square metre costs more small than large, and the table alongside, computed from the current vintage, shows the step down room by room. But the dominant variable is the address: between a noble floor of the Carré d’Or and an equivalent hillside apartment, the gap counts in thousands of euros per square metre.
One practical consequence: the useful comparison happens at constant size and district, against recent sales of the same building or street. On fine properties discretion is the rule: a share of transactions escapes the portals, and the watch of a locally based finder makes the difference.
03Prices
Three markets within one city
The Promenade des Anglais and the Carré d’Or form the seafront: prestige buildings on the front line, Nice palaces, the most international value in town. Cimiez, on its hill, lines up the grand apartments of former palace hotels; Mont Boron, between town and cape, mixes villas and sea-view apartments; Gairaut and the hills offer calm and views over the Baie des Anges.
The port and old Nice finally play the character card: terraces, narrow streets, the old-fashioned art of living, at levels that do not compare with the seafront. Each of these markets has its own price discipline, its charges and its technical traps.
- 01 The seafront
Promenade des Anglais, Carré d’Or: the most international value, palaces and noble floors, first line.
- 02 The hills
Cimiez, Mont Boron, Gairaut: former-palace apartments, sea-view villas and quiet properties, another value logic.
- 03 The port and old Nice
Character, terraces and the old-fashioned art of living, at levels distinct from the seafront.
04Prices
Offering the right price: the method
Our finders prepare every offer with three pieces: comparable sales of the micro-area, the technical condition of the property, co-ownership, diagnostics, servitudes, and the seller’s situation. On a market where international buyers decide fast, upstream preparation is what allows a firm offer at the right moment.
That is the difference between following a price and building one. In Nice, where the finest properties close before listing, this preparation and this watch separate the successful purchase from the frustration.
A property finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
Why a property finder in Nice?
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. Our 15,000-partner network surfaces more than 100 off-market properties every day.
You only view the essential
Every lead is verified and priced for you before you travel: 3 viewings on average instead of 40, and an offer defended by Home Select, complete file in hand (6% obtained on average off the asking price).
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.
In the same dossier
The whole city: Property finder in Nice Buy an apartment in Nice
Read next: Buying property in Nice from abroadWhere to buy in Nice: the districts
Frequently asked questions
Property prices in Nice in 2026
What is the price per sqm in Nice in 2026?
The median of registered apartment sales in Nice stands at €4,800/sqm on the 2025 vintage, on more than seven thousand retained sales; the house median, very scarce in the Nice stock, stands clearly apart. These benchmarks come from published land registry data; the table on this page details the median by room count, and the range from tenth to tenth is immense.
Have Nice prices kept rising?
Yes, clearly: the apartment median is up about a seventh over five years in the published data, carried by international demand and supply squeezed between sea and hills. These benchmarks locate the market, they promise nothing: the decision to buy is made on a specific property at a price built on comparable sales.
Why do prices vary so much between the seafront and the hills?
Because they are not the same products: the promenade’s front line and the Carré d’Or are the most international value in town, while Cimiez, Mont Boron and Gairaut follow the logic of villas, views and calm. View, floor, lift and building quality create the gaps: that is why a Nice offer is prepared on comparable sales of the exact address.
How much does a sea-view villa in Nice cost?
Nice villas are judged outside medians: scarce in transactions, they concentrate on Mont Boron, Gairaut and the heights, and their value lies in view, exposure, condition and servitudes. A share of these sales closes without public listing. Home Select probes this confidential market for its clients, sale by sale.
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.
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- 1 200+
- Buyers guided
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- On success, nothing upfront
It takes 1 minute.
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