The first half of 2026 confirms the strength of the French Riviera real estate market, particularly in the area stretching from Nice to Saint-Jean-Cap-Ferrat. Despite a still cautious economic environment in Europe and a complex global political climate, the Côte d’Azur remains an international safe haven thanks to its unique lifestyle, limited land availability, and worldwide appeal.
In Nice, the market continues to show strong momentum. Premium districts such as Carré d’Or, Mont Boron, the Port area, and Cimiez continue to benefit from sustained demand. The rarest and most prestigious properties, especially those featuring terraces and exceptional sea views, can now reach up to €20,000 per square meter in some iconic addresses.
However, the Nice market remains contrasted. More accessible neighborhoods continue to attract local buyers and first-time purchasers. Areas such as Riquier and Saint-Roch are experiencing renewed interest thanks to their proximity to the city center, public transportation, universities, and ongoing urban redevelopment projects. These districts still offer more affordable opportunities for young professionals and investors seeking medium-term appreciation potential.
In the ultra-prime segment of Villefranche-sur-Mer, Beaulieu-sur-Mer, and Saint-Jean-Cap-Ferrat, supply remains extremely limited. Saint-Jean-Cap-Ferrat continues to confirm its status as one of Europe’s most exclusive residential markets, with exceptional properties highly sought after by an international ultra-high-net-worth clientele.
Who are the buyers in this luxury market?
The luxury market on the Côte d’Azur continues to be driven primarily by international buyers. In 2026, American purchasers are particularly active, benefiting from a strong dollar and seeking secure long-term assets in Europe. British clients also remain highly present despite Brexit, while Swiss, Scandinavian, and Middle Eastern buyers continue to show strong activity in this premium market.
Buyer expectations have evolved in recent years. Clients are now looking for:

• rare and secure locations;
• terraces;
• sea views;
• turnkey properties with high-end amenities;
• a high level of confidentiality in transactions;
• as well as an exceptional lifestyle associated with a sustainable heritage investment.

What is the situation for first-time buyers?
The situation remains more challenging for first-time buyers on the Côte d’Azur. High price levels in Nice, and especially within the Villefranche-sur-Mer – Beaulieu-sur-Mer – Saint-Jean-Cap-Ferrat triangle, continue to significantly limit access to property ownership for younger households.
In Nice, however, neighborhoods such as Riquier and Saint-Roch still provide access to the market with more reasonable budgets. These districts are particularly attractive to young professionals, families, and investors thanks to their accessibility, transport connections, and urban development potential.
The gradual decline in interest rates is nevertheless bringing renewed optimism. Banks are becoming more active again in financing strong applications, and homeownership assistance schemes are allowing some households to progressively return to the market after two particularly difficult years.
Outlook for the second half of 2026
For the remainder of 2026, the outlook for the Côte d’Azur remains favorable. The market should continue to be supported by strong international demand and the structural scarcity of exceptional properties.
The most sought-after areas such as Nice Carré d’Or, the Promenade des Anglais, Mont Boron, Cimiez, as well as Villefranche-sur-Mer, Beaulieu-sur-Mer, and Saint-Jean-Cap-Ferrat, are expected to maintain excellent resilience, further confirming their status as exceptional heritage markets, while some more accessible districts in Nice should continue attracting local buyers looking for opportunities.