French Riviera 2025–2026: a more selective ultra‑prime market, but stronger than ever
REAL ESTATE
From Saint‑Tropez to Roquebrune‑Cap‑Martin, the luxury real estate market did anything but “slow down” in 2025. Volumes concentrated on the very best locations, but transaction values remained high, with the ultra‑prime segment (above 5 to 10 million euros) particularly active. At national level, high‑end networks recorded around 1.95 billion euros in sales in 2025, up roughly 40% compared with 2024, with close to 1,000 prestige transactions – and the French Riviera accounts for a significant share of this performance.
2025: a record year for prestige real estate in France
The 2025 figures confirm that the luxury segment has been more resilient than the mainstream residential market. Across France, nearly 1,000 sales were recorded in the prestige band, for a total volume of about 1.95 billion euros, with a strong rise in transactions above 2 million and 5 million euros. More than 150 sales fell between 2 and 5 million euros, over 50 between 5 and 50 million, and a handful of landmark deals above 40 million.
On the Riviera, the coastal strip from Saint‑Tropez to Roquebrune‑Cap‑Martin is one of the key drivers of this momentum. Saint‑Tropez, Ramatuelle, Cannes, Cap d’Antibes, Nice and the shoreline around Monaco concentrate a large number of high‑value transactions, often on rare assets (sea view, waterfront, caps, gated domains).
Saint‑Tropez & Ramatuelle: one of the tightest villa markets in the Mediterranean
The Saint‑Tropez / Ramatuelle area remains one of the most coveted villa markets in the Mediterranean. Contemporary villas in Ramatuelle (l’Escalet, Pampelonne, Tahiti…) and character properties around the village of Saint‑Tropez combine beach life, yachting, village atmosphere and a calendar of international events. On the very best properties (sea views, generous plots, beach access or prime proximity), demand still exceeds supply.
Prices have held firm, with strong selectivity: perfectly renovated villas in top locations tend to sell quickly and close to asking price, whereas dated or overpriced homes can stay on the market longer. Many buyers now target villas that can serve both as a family base and as a high‑end seasonal rental asset, capturing peak summer demand to generate income while preserving personal use.
Iconic caps: Cap‑Ferrat, Cap‑d’Ail, Roquebrune‑Cap‑Martin as coastal safe havens
Around Monaco, the historic caps – Saint‑Jean‑Cap‑Ferrat, Cap‑d’Ail, Roquebrune‑Cap‑Martin – continue to act as true safe havens. In Saint‑Jean‑Cap‑Ferrat, waterfront or first‑line sea‑view villas rank among the most expensive in Europe, with extremely limited stock. Cap‑d’Ail attracts buyers who want to remain “right next door” to Monaco, with plunging views over the Principality and very quick access to its centre.
In Roquebrune‑Cap‑Martin, contemporary and Belle Époque villas with panoramic views over Monaco and the Mediterranean are highly sought after. The area combines a French address, immediate proximity to the Principality and, for some properties, spectacular views of the Monte‑Carlo Country Club and Monaco bay.
Èze and Beausoleil: new projects and panoramic views over Monaco
The hilltop village of Èze remains in demand for its unique atmosphere and “eagle’s nest” villas facing the sea. Between Èze‑bord‑de‑mer and Èze‑village, buyers look for quiet surroundings, dramatic scenery and quick access to Monaco.
In Beausoleil, the momentum is two‑fold:
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A very active resale market for apartments with large terraces and open Monaco views.
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A new wave of high‑end new‑build developments, often due for delivery between 2026 and 2027, with luxury residences of a few dozen apartments, parking, pools, services, and entry prices around 350,000–400,000 euros for smaller units, rising significantly for larger sea‑view apartments.
These new projects offer an attractive alternative for buyers who want contemporary product with guarantees, right above Monaco, but at a lower price per square metre than within the Principality itself.
Monaco: a unique ultra‑prime market
In 2025, the average price per square metre in Monaco sits around 52,000 euros, with some districts such as Larvotto now exceeding 70,000 euros per square metre. The Principality thus remains one of the most expensive and stable residential markets in the world, with sustained transaction activity despite structurally limited new supply.
This level of pricing underlines a simple reality: for many buyers, Monaco is first and foremost a lifestyle and regulatory choice. Property is seen as a scarce asset within a quasi‑island micro‑market, underpinned by constant international demand. This is exactly why neighbouring municipalities such as Beausoleil, Cap‑d’Ail, Roquebrune‑Cap‑Martin and Èze are drawing more and more attention, offering comparable views and fast access to Monaco.
Villas vs apartments: two complementary strategies on the Riviera
Along the coastal strip from Saint‑Tropez to Roquebrune‑Cap‑Martin, two main strategies emerge:
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Villas (Saint‑Tropez, Ramatuelle, caps, hillside sea‑view locations) for buyers who want space, privacy, a strong family lifestyle and often a very high‑end seasonal rental potential.
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Sea‑view apartments (Cannes, Nice, Monaco, Beausoleil, Cap‑d’Ail) for those seeking practicality, security, an urban lifestyle and the ability to visit several times a year for shorter stays.
More and more clients adopt a hybrid approach: a “heart‑of‑life” villa (for example in Ramatuelle, on a cap or in the nearby hinterland), plus a sea‑view apartment in town (Monaco, Cannes, Nice) for events, short stays and business meetings.
A more demanding market, rich in opportunities for 2026
Looking ahead to 2026, the market is expected to remain selective rather than bearish on the best products:
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Highly qualitative, well‑located and correctly priced properties should continue to sell within reasonable timeframes.
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Overpriced assets or those with structural drawbacks will need to adjust to find a buyer.
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Buyers are arriving better prepared, with an international view of pricing and high expectations on information quality (imagery, floor plans, documentation, clear positioning).
For serious buyers, this environment is actually favourable: it leaves time to compare, to make well‑argued offers, and to target assets that will remain desirable in 5 to 10 years, in markets where supply cannot be massively increased (caps, waterfront, Monaco’s immediate surroundings).
How MONTY + CO Real Estate positions itself in the 2025–2026 cycle
In this context, the role of MONTY + CO Real Estate is to help each client read the market at the right level of granularity: understanding the differences between Saint‑Tropez and Ramatuelle, between Cap‑Ferrat and Cap‑d’Ail, between Roquebrune‑Cap‑Martin and Beausoleil, between an apartment in Monaco and a new development just above the Principality.
The agency advises French, Monegasque and international clients – private individuals, entrepreneurs, family offices, private bankers – on their buying, selling and portfolio decisions along the French Riviera. The goal is to turn a desire for Riviera living into a clear property strategy, choosing the right areas, the right assets and the right timing, with a perspective that is both deeply local and genuinely international.
