Saint-Jean-Cap-Ferrat · Prices
Property prices in Saint-Jean-Cap-Ferrat in 2026
Home Select, a prestige property finder, reads here the real prices of Saint-Jean-Cap-Ferrat from the sales registered over the 12 months to end of June 2026: a €12,500/sqm median for apartments, €19,800/sqm for houses, a 17% rise since June 2022 and far cheaper neighbours, from Beaulieu to Nice. On a few dozen sales a year, the median places the market; it never decides the price of an address.
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01Prices
What the latest sales say, not the listings
Saint-Jean-Cap-Ferrat is a market of a few dozen sales a year: 54 sales retained over the 12 months to end of June 2026, 31 apartments and 23 houses. The apartment median stands at €12,500/sqm, for a median floor area of 60 sqm; the house median at €19,800/sqm, for a median floor area of 364 sqm, which says how far the word ‘house’ here means estates. The ranges are among the widest on the Riviera: from the cheapest tenth of sales to the priciest, €7,100 to €18,800/sqm for apartments, €11,700 to €43,200/sqm for houses.
These figures come from the published land registry data (DVF), sale by sale. They say nothing of the condition of the building, the view, the bay or the easements: on the peninsula, the gaps in value between two neighbouring properties are among the widest on the Riviera, and a median computed on twenty sales moves as soon as one great estate changes hands. It places the market; it does not set the price of an address. And most great sales are concluded without a listing: what the portals show is not what sells.
02Prices
The median by room count
Five years of apartment medians
| 12 months to end of June | Median |
|---|---|
| 2022 | €10,700/m² |
| 2023 | €14,000/m² |
| 2024 | €11,400/m² |
| 2025 | €12,800/m² |
| 2026 | €12,500/m² |
Recent sales, as registered
| Street | Type | m² | €/m² |
|---|---|---|---|
| Avenue Denis Semeria | Apartment | 67 | €8,400/m² |
| Rue du Vallon | Apartment | 70 | €2,600/m² |
| Chemin du Lido | Apartment | 48 | €16,500/m² |
| Avenue Claude Vignon | Apartment | 46 | €11,300/m² |
| Avenue des Fleurs | Apartment | 25 | €7,000/m² |
| Boulevard Général de Gaulle | House | 416 | €18,700/m² |
Saint-Jean-Cap-Ferrat and its department
Saint-Jean-Cap-Ferrat (apartments): €12,500/m² · Alpes-Maritimes: €4,900/m² (+155%).
03Prices
A 17% rise since June 2022, in fits and starts
The apartment median gained 17% since June 2022, from €10,700/sqm to €12,500/sqm over the 12 months to end of June 2026, but is down 2% over one year, after €12,800/sqm at end of June 2025. The path is not a straight line: €14,000/sqm at end of June 2023, a trough at €11,400/sqm at end of June 2024, then the rebound. On a market this narrow, a year is read with the sales that make it up: a few exceptional sales are enough to move the median from one year to the next.
What these figures do not say: the future. Nobody knows where the market will be in two years, and whoever claims to is inventing. What they show: worldwide demand for a few hundred properties, land that does not expand, and sales prepared over months between established advisers. The decision to buy is taken on a specific property, at a price built on comparable sales, not on a curve.
04Prices
Beaulieu, Villefranche, Èze, Nice: the gap with the neighbours
Around the peninsula, the scale changes fast, apartment against apartment: a €8,500/sqm median in Beaulieu-sur-Mer and Villefranche, €8,000/sqm in Èze and Cap-d’Ail, €5,500/sqm in Roquebrune-Cap-Martin and Menton, €4,900/sqm in Nice, against €12,500/sqm in Saint-Jean-Cap-Ferrat. Beaulieu and Villefranche are the natural extension of the hunt: the same bay, Belle Époque villas and the citadel, waterfront living, often more accessible. Many Cap Ferrat buyers arbitrate there, and Parisians faithful to the bay hesitate between the village and Beaulieu.
Each sector has its own logic: the peninsula sells rarity, seclusion and the bay; Beaulieu and Villefranche sell the same water in a more open, better-served setting; Nice sells a city. Comparing square metres from one sector to another only makes sense for the same product, apartment against apartment.
- 01 The peninsula
€12,500/sqm for apartments, €19,800/sqm for houses: among the highest medians on the Riviera, on a few dozen sales.
- 02 The neighbouring bay
Beaulieu-sur-Mer and Villefranche, €8,500/sqm for apartments: the same water, one notch below, the natural extension of the hunt.
- 03 The coast towards Monaco, and the city
Èze and Cap-d’Ail €8,000/sqm, Roquebrune-Cap-Martin and Menton €5,500/sqm, Nice €4,900/sqm: other markets, other logics.
05Prices
Offering the right price on the peninsula: the method
On a market for experts, the median frames, it does not decide. Home Select prepares every offer with three pieces: the rare comparable sales of the bay in question, Villefranche or Les Fourmis; the technical condition of the property, maritime structures, stilts, retaining walls, rights of way and view easements, compliance with coastal rules; and the seller’s situation. Here, negotiation plays as much on terms and timing as on the figure: proof of funds, a flexible completion date, furniture taken as it stands, discretion.
The rest of the work is done remotely: qualification on documents, video pre-viewings steered by Home Select with the seller’s agent, the price set against the DVF data, and a single trip for the decisive viewings, grouped together. That is the difference between following a price and building one; on Cap Ferrat, where the great sales are concluded before any listing, it is also what allows a firm offer on the day an address comes out.
A property finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
Why a property finder in Saint-Jean-Cap-Ferrat?
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. Home Select receives more than 100 off-market properties every day from its network of 15,000 partners.
You only view the essential
Every lead is verified and priced for you before you travel, on file then on a video viewing: you view only the shortlisted properties, your decisive viewings grouped into a single trip. Home Select then defends your offer, with a complete file and the actual sales of the area in hand.
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.
Frequently asked questions
Property prices in Saint-Jean-Cap-Ferrat in 2026
What is the price per sqm in Saint-Jean-Cap-Ferrat in 2026?
The median of apartment sales registered over the 12 months to end of June 2026 stands at €12,500/sqm, on 31 sales, and the house median at €19,800/sqm, on 23 sales, for median floor areas of 60 sqm and 364 sqm. The priciest tenth of sales exceeds €18,800/sqm for apartments and €43,200/sqm for houses. These benchmarks come from the published land registry data; the tables on this page give the detail.
Have prices risen in Saint-Jean-Cap-Ferrat?
Yes, over the longer run: the apartment median gained 17% since June 2022, from €10,700/sqm to €12,500/sqm over the 12 months to end of June 2026, but is down 2% over one year, after €12,800/sqm at end of June 2025. On a few dozen sales a year, the curve moves in fits and starts: it places the market, promises nothing, and the decision is taken on a specific property.
Are Beaulieu-sur-Mer and Villefranche cheaper than Cap Ferrat?
Clearly: a €8,500/sqm apartment median against €12,500/sqm on the peninsula, in the sector data over the 12 months to end of June 2026. For the same bay, Beaulieu sells its Belle Époque villas and Villefranche its houses of character, in a more open, better-served setting. It is the classic arbitrage of Cap Ferrat buyers, which Home Select documents remotely before bringing you over.
What is an estate on the Cap or the Pointe Saint-Hospice worth against the median?
It is judged outside the median. The house median, €19,800/sqm, is computed on 23 sales and on large floor areas; the priciest tenth of sales exceeds €43,200/sqm. Value depends on the bay, the slope, the view and access easements and the condition of the structures over the sea: Home Select builds the price on the rare comparable sales, address by address.
What are your fees in Saint-Jean-Cap-Ferrat?
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 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 Saint-Jean-Cap-Ferrat
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