Ultra-Prime Real Estate Report 2026: The luxury investment guide to the French Riviera

The prestige real estate market on the French Riviera enters a new era in 2026. Driven by land scarcity and high ecological standards, discover our exclusive analysis of the most coveted sectors, from Saint-Tropez to the gates of Monaco.

Saint-Tropez and its Gulf: The eternal myth

In 2026, the Gulf of Saint-Tropez remains the global barometer for ultra-luxury. Demand is unwavering, sustained by a loyal clientele seeking ultimate privacy.

• The Golden Triangle: The "Parcs de Saint-Tropez" and the Moutte sector are reaching record valuations. Waterfront properties are treated as fine art, with transactions often exceeding €45,000/sqm.
• Expansion toward Gassin and Ramatuelle: These communes offer prestigious vineyards and villas with dominant views over Pampelonne beach, highly sought after by families prioritizing space and nature.
• 2026 Trend: A significant surge for renovated properties offering integrated concierge services, aligning with five-star hotel standards.

Cannes and Environs: La Croisette and La Californie

Boosted by the historic renovation of La Croisette completed in 2025, Cannes is attracting a new generation of tech entrepreneurs and institutional investors.

• La Californie and Super Cannes: These sectors remain bastions of elegance. Contemporary villas with panoramic views of the Lérins Islands are the market's most liquid assets.
• The Palm Beach Revival: This district has become the epicenter of Cannoise social life, driving up the value of seafront luxury apartments.
• Théoule-sur-Mer: For lovers of organic architecture and red rock cliffs, Théoule offers a wild, ultra-exclusive alternative.

Mougins and the Hinterland: The Mediterranean Art de Vivre

In 2026, the hinterland is no longer a second choice but a primary destination for luxury living.

• Mougins, City of the Arts: With its renowned international schools and prestigious golf courses, Mougins attracts a global expat community. Gated and secured domains are the gold standard here.
• Valbonne and Biot: Benefiting from proximity to Sophia Antipolis, these areas attract leaders of the European "Tech" scene seeking authentic "bastides" equipped with high-end home automation.

Nice and Mont Boron: The Riviera capital gentrifies

Nice’s status as a UNESCO World Heritage site continues to bear fruit. In 2026, the city is a robust investment destination.

• Mont Boron: Often called the "Beverly Hills of Nice," its breathtaking views of the Baie des Anges and Villefranche-sur-Mer make it the most searched sector in the Alpes-Maritimes for luxury penthouses.
• Historic Cimiez: Belle Époque palaces are regaining their prestige among European buyers seeking volume and history.

Saint-Jean-Cap-Ferrat: The billionaires' peninsula

Still considered the most expensive market in the world after Monaco, Cap Ferrat remains an enclave apart.

• A Market Beyond Norms: Here, price per square meter often yields to emotional value and rarity. In 2026, any available plot triggers international bidding wars.
• Beaulieu-sur-Mer and Villefranche-sur-Mer: These satellite towns benefit from the "Cap effect." Beaulieu, with its "Petite Afrique" style, offers rare townhouses prized for their proximity to yachting marinas.

Monaco’s Bordering Communes: Proximity Luxury

With the Principality's offshore expansion, bordering towns are seeing a spike in attractiveness for residents seeking more space.

• Roquebrune-Cap-Martin: The "Cap Martin" sector now rivals Saint-Jean in terms of exclusivity.
• Cap d’Ail and Beausoleil: These areas offer direct access to Monaco while providing villas with gardens and infinity pools—assets that are exceptionally rare on the Rock.

Why the French Riviera Dominates the Ultra-Prime Market in 2026?

Analysis of our sources (Savills, Knight Frank, and local notary databases) confirms three pillars:

• Security: A stable environment in a complex geopolitical landscape.
• Accessibility: Nice Côte d'Azur Airport has strengthened direct links with Asia and North America.
• Heritage: Unlike emerging luxury markets, the Riviera possesses an irreplaceable soul and culture.

Expert Insight: The Riviera in Figures (2026 Edition)

To understand the exceptional health of the Azur market, one must look at the performance indicators provided by official bodies.

€7,450,000: The official "entry ticket" for the Top 1% of the most prestigious transactions in the Alpes-Maritimes.

50% Equity-Only Transactions: According to notary records, half of ultra-luxury acquisitions are made without bank financing, ensuring price stability.

€45,000/sqm: The peak reached by "trophy assets" on the Croisette in Cannes.

+12% "Premium" Traffic: Nice Côte d'Azur records a peak in international arrivals in First & Business class.

69% Occupancy Rate: The level for luxury rentals in Spring 2026, proving the year-round activity of the market.

Institutional Sources:

• French Notaries Statistics (immobilier.notaires.fr)
• INSEE – Alpes-Maritimes Economic Dossier
• CCI Nice Côte d’Azur – Tourism Observatory
• Data.gouv.fr – Property Value Requests (DVF)

FAQ: Luxury Real Estate on the French Riviera (2026)

1. What is the average price per sqm in Saint-Jean-Cap-Ferrat?

In 2026, prices range between €35,000 and €80,000/sqm. Waterfront villas or those on the west slope command the highest premiums due to absolute rarity.

2. Why invest in the hinterland (Mougins) rather than the coast?

It offers a better space-to-price ratio and superior quality of life for families. In 2026, demand for large estates with wellness facilities (spas, gyms) is driving long-term capital gains.

3. How is the market evolving near Monaco?

Communes like Cap d’Ail and Roquebrune are seeing 4% annual growth. Monaco’s saturation pushes residents toward these towns for larger gardens while remaining 10 minutes from the Principality.

4. What is the impact of energy standards (DPE) on luxury villas?

Energy performance is now a key valuation factor. In Cannes or Nice, a property with an A or B rating can command a 10-15% premium over homes requiring thermal renovation.