Cannes property prices in 2026: price per square metre by neighbourhood

Cannes, synonymous with prestige, elegance and the French Riviera lifestyle, continues to attract French and international buyers looking for a primary residence, a second home, a pied à terre or a long term property investment.

As of August 2026, the Cannes real estate market remains highly sought after, with significant price differences depending on the neighbourhood, proximity to the sea, views, floor level, quality of the residence and property features.

The latest available estimates place the average property price in Cannes at approximately €6,000 to €6,500 per sq m across all property types. However, this average should be interpreted with caution. Cannes is a highly segmented real estate market, where luxury properties on La Croisette, in Palm Beach or La Californie can command prices far above the citywide average.

So, what budget should buyers expect when purchasing an apartment, villa or pied à terre in Cannes in 2026?

Cannes property prices in 2026: a market with significant variations

According to data available in summer 2026, the average price per square metre in Cannes stands at approximately €6,000 to €6,500. Different property market sources report slightly different figures depending on their methodology and the transactions analysed.

These figures provide a useful overview of the Cannes property market, but they cannot determine the value of an individual property. Two apartments of identical size can command very different prices depending on their exact address, sea view, floor level, condition and the standing of the residence.

This is even more pronounced in the Cannes luxury real estate market, where exceptional properties can reach values far beyond citywide averages.

Apartment prices in Cannes in 2026

As of summer 2026, the average price of an apartment in Cannes is approximately €6,000 per sq m according to the main available estimates.

However, this average encompasses very different market segments.

Location

La Croisette, Palm Beach, Pointe Croisette, La Californie, Cannes city centre and selected areas close to the Old Port are among the city's most sought after addresses. Property values can vary considerably within just a few hundred metres.

Sea views

A sea view in Cannes is one of the most important factors influencing property value.

A panoramic view over the Bay of Cannes, the Lérins Islands, the Estérel mountains or Cap d'Antibes can significantly increase the value of an apartment, particularly when combined with a large terrace.

Floor level

Top floor apartments, penthouses and corner apartments are especially desirable for their natural light, privacy and unobstructed views.

Property condition

A fully renovated, turnkey apartment finished with premium materials can command a significant premium compared with a similar property requiring complete renovation.

Features and amenities

Terraces, swimming pools, landscaped grounds, concierge services, a caretaker, garages, home automation and enhanced security can all contribute to a property's value.

In the broader residential market, prices can fall below €5,000 per sq m in certain areas or for properties with particular constraints. At the other end of the market, prestigious apartments in exceptional locations, particularly on or immediately around La Croisette, can comfortably exceed €20,000 per sq m.

For penthouses, fully renovated apartments and truly exceptional seafront properties, values above €25,000 per sq m, and occasionally €30,000 per sq m, remain possible. These figures relate to the ultra prime segment rather than the average Cannes property market.

House and villa prices in Cannes

The market for houses and villas in Cannes is smaller than the apartment market.

As of summer 2026, general market estimates place the average price of houses in Cannes at approximately €7,500 to €8,000 per sq m. Once again, this average only partially reflects the luxury villa market.

In the most desirable residential areas, including La Californie, Super Cannes and selected parts of La Croix des Gardes, a renovated villa with panoramic sea views, a swimming pool and landscaped grounds can command considerably higher values.

Several criteria are particularly important.

Size and grounds: a substantial property surrounded by landscaped gardens generally commands a premium.

Location: peaceful and secure residential neighbourhoods within easy reach of central Cannes contain some of the city's most prestigious villas.

Views: unobstructed panoramic Mediterranean views represent a major advantage.

Land configuration: flat land and easy access are particularly sought after. Amenities: a swimming pool, pool house, spa, gym, lift, guest house, home automation and generous reception areas all contribute to a property's value.

Parking: several secure and easily accessible garages are a significant advantage in Cannes.

Cannes property prices by neighbourhood in 2026

Property prices vary considerably between the different neighbourhoods of Cannes.

La Croisette and Palm Beach

La Croisette and Palm Beach form the most expensive area of Cannes among the city's main neighbourhoods monitored by property market observatories.

As of summer 2026, the median property price in the Croisette Palm Beach area is estimated at approximately €10,500 per sq m, with the statistical upper range exceeding €15,000 per sq m.

On Boulevard de la Croisette itself, average estimates reach approximately €11,500 per sq m.

However, these figures encompass very different properties. An apartment requiring renovation and a fully renovated penthouse overlooking the Palais des Festivals or the Mediterranean belong to entirely different market segments. The most exceptional properties can therefore achieve significantly higher prices.

Palm Beach and Pointe Croisette

Palm Beach continues its transformation and is becoming increasingly attractive to both French and international buyers. Its location between La Croisette, the Mouré Rouge beaches and the Mediterranean makes it one of the most desirable residential areas in Cannes.

Renovated apartments, newer residences and properties with terraces and sea views are particularly sought after.

La Californie

La Californie remains one of the most prestigious residential neighbourhoods in Cannes.

As of summer 2026, the median property price in the area is estimated at approximately €8,470 per sq m, while apartments have a median price close to €8,400 per sq m.

There are nevertheless substantial variations within the neighbourhood. Large family apartments with terraces, panoramic views over the Bay of Cannes, landscaped grounds, swimming pools and caretaker services frequently command prices above the average.

For houses, the observed median price in La Californie exceeds €11,000 per sq m.

La Banane and Cannes city centre

Located between La Croisette and the main streets of central Cannes, La Banane remains one of the most desirable areas for buyers looking for a lifestyle where beaches, restaurants, shops and cultural attractions are within walking distance.

Its appeal is enhanced by its immediate proximity to the beaches, Rue d'Antibes, the Palais des Festivals and Cannes' leading restaurants and boutiques.

La Banane is also attractive to property investors due to rental demand generated by the city's international events, including MIPIM, the Cannes Film Festival, Cannes Lions, TFWA and ILTM.

The limited supply of renovated apartments with terraces, high floor positions or open views continues to support values for the area's best properties.

La Croix des Gardes

La Croix des Gardes offers a greener, quieter and more residential environment.

As of summer 2026, the median property price in the neighbourhood is estimated at approximately €5,770 per sq m, with a statistical range extending from around €4,000 to more than €8,500 per sq m.

Once again, these averages do not fully reflect the luxury segment. Certain residences with landscaped parks and panoramic sea views, as well as villas set within substantial grounds, constitute a market of their own.

Which are the most expensive neighbourhoods in Cannes in 2026?

Data available in summer 2026 confirms the hierarchy of the Cannes property market.

The Croisette Palm Beach area records a median price of approximately €10,516 per sq m.

Mouré Rouge stands at approximately €9,947 per sq m.

The Gare area, benefiting from its immediate proximity to La Banane and central Cannes, reaches approximately €8,755 per sq m.

La Californie stands at approximately €8,470 per sq m.

The Vieux Port Les Îles area reaches approximately €7,831 per sq m.

These figures are statistical indicators. In the Cannes luxury property market, the exact address, renovation quality, views and rarity of a property can have a greater influence on its value than the neighbourhood average.

What influences property prices in Cannes?

Several factors directly determine the value of an apartment or villa in Cannes.

Location: La Croisette, Palm Beach, La Californie and the most sought after areas of central Cannes generally command the highest values.

Sea views: a panoramic view over the Bay of Cannes, the Lérins Islands, the Estérel mountains or Cap d'Antibes can create a significant premium.

Floor level: top floor apartments, penthouses and corner apartments are particularly valuable.

Outdoor space: deep terraces, rooftop terraces, private gardens and landscaped grounds are major selling points.

Property condition: renovated properties finished to high standards and offered turnkey are especially popular with international buyers.

Amenities: swimming pools, tennis courts, spas, saunas, hammams, gyms, concierge services, caretakers, garages and enhanced security all contribute to property value.

Rarity: certain Cannes properties are almost unique because of their location, floor level, architecture or views. In this segment, price per square metre can become a secondary consideration.

The most sought after properties in Cannes in 2026

Demand at the upper end of the Cannes market remains particularly focused on properties combining a prime location, views, high quality amenities and exceptional renovation.

Renovated apartments with sea views

Fully renovated, turnkey apartments with sea views remain among the most desirable properties in Cannes.

International buyers particularly favour apartments with large terraces, high floor positions and panoramic Mediterranean views.

Penthouses and top floor apartments

Top floor apartments and penthouses remain exceptionally scarce in Cannes. Demand is particularly strong when they combine a substantial terrace, sea views, lift access and secure parking.

Properties close to Cannes city centre

Proximity to La Croisette, Rue d'Antibes, restaurants, beaches and the Palais des Festivals is a key consideration for buyers looking for a second home or pied à terre.

Renovated villas with sea views

Contemporary or fully renovated villas overlooking the Mediterranean remain highly desirable.

Swimming pools, landscaped gardens, generous reception rooms, bedroom suites, wellness areas and garages are particularly sought after.

Properties in gated estates

Security and privacy are important considerations for many international luxury property buyers.

Villas located within private gated estates therefore occupy a particularly desirable position in the Cannes luxury real estate market.

Investing in Cannes property in 2026

Cannes remains a distinctive real estate destination on the French Riviera.

The city combines residential, tourism and event driven demand, helping to maintain the appeal of its most desirable locations.

La Croisette, Palm Beach and La Banane

These areas are particularly attractive to investors looking for central locations with strong international appeal.

Proximity to the Palais des Festivals, beaches, restaurants and shops supports demand, particularly for renovated apartments and properties offering a walkable lifestyle.

La Californie

La Californie is more closely associated with long term wealth preservation and residential appeal.

The neighbourhood attracts buyers seeking larger properties, terraces, panoramic sea views, residences with landscaped grounds and swimming pools, and a more private environment.

Rental investment in Cannes

Rental demand remains strong in Cannes, particularly for high quality properties in central locations.

The city's international events calendar is one of the distinctive characteristics of the Cannes property market. The Cannes Film Festival, MIPIM, Cannes Lions, TFWA, ILTM and other international conferences generate periods of particularly strong demand.

This is complemented by tourism, especially during the summer season.

However, the actual return on a property investment should always be assessed individually, taking into account the purchase price, service charges, potential renovation costs, taxation and regulations governing rental activity.

What is the potential for capital appreciation in Cannes?

Purchasing property in Cannes can form part of a long term wealth strategy.

PAP data available in July 2026 indicates that average property prices in Cannes increased by approximately 22.6% over five years, despite much more moderate movement over the previous twelve months.

This highlights the importance of a selective, long term approach rather than a purely speculative investment strategy.

Properties requiring renovation

An apartment or villa requiring renovation can offer interesting potential when its location, views and configuration are of high quality. A premium renovation can reposition a property within the international market for turnkey luxury homes.

Sea view properties

Sea views remain one of the most desirable and inherently scarce features in the Cannes property market.

An apartment or villa with panoramic views over the Bay of Cannes therefore benefits from a structural advantage when it comes to resale.

Rare properties

Top floor apartments, large terraces, villas with flat grounds, waterfront properties and apartments in prime positions on La Croisette all belong to categories where supply is structurally limited.

This scarcity can contribute to supporting their long term value.

How much is your Cannes property worth in 2026?

Average prices per square metre provide a useful overview of the Cannes real estate market, but they cannot replace an individual property valuation.

In Cannes, a difference of just a few hundred metres, an additional floor, a better exposed terrace or a more open sea view can result in significant differences in value.

For luxury properties, an accurate valuation should take into account the exact address, residence, floor level, orientation, views, outdoor space, renovation quality, amenities, parking and the rarity of the property.

Are you considering buying, selling or investing in luxury real estate in Cannes?

Côte d'Azur Sotheby's International Realty offers expert guidance based on in depth knowledge of the Cannes luxury property market and its most sought after addresses.

Contact our Cannes real estate agency to request a valuation of your property or discover our selection of luxury properties.

Article updated in August 2026. Market data available as of July 2026. Sources: MeilleursAgents, PAP, Le Figaro Immobilier and SeLoger. Prices shown are market estimates and averages and can vary significantly according to the exact location, characteristics and rarity of each property.