Buying a luxury property for sale in Alpes-Maritimes means choosing between quite distinct worlds: a belle-époque villa on Cap Ferrat, an olive-growing bastide in the Grasse area, a character residence in a hilltop village such as Saint-Paul-de-Vence, or a master house in the Vésubie hinterland. Few departments offer such a contrast between a sought-after coastline and still-rural valleys. Browse every luxury property for sale listed by private owners, specialist agencies and notaries in Alpes-Maritimes.
This page gathers real price benchmarks for the department's large residences, a tour of sought-after areas, the features of Riviera buildings and the checks worth making before buying a coastal villa or a hinterland bastide. Use it to weigh a coastal address against a quieter one further inland, and to gauge how far your budget can travel between the two. To build your whole project, read our guide to buying luxury property in France.
Our observatory tracks, in the DVF land registry data published by the French tax administration, sales of houses over 300 m² of living space on 0.05 to 10 ha of land, above €1,000/m²: chateaux, manor houses, master houses, villas and large rural residences. The benchmarks below are based on these actual sales, after removal of outliers; an estate of more than 10 ha or a listed monument sold with its farmland is excluded.
In Alpes-Maritimes, 395 sales of luxury properties were recorded between 2021 and 2025. The median price stands at €3,050,000, with an average of €3,347,000; the floor/ceiling range (P10–P90) runs from €1,400,000 to €5,880,000. The median price per square metre of living space reaches €8,232/m², for properties averaging 385 m² of living space on 7,427 m² of land. The department therefore sits 21% above the regional median (€2,520,000 in 2025) and above the 2025 national median (€822,000).
| Scope | Sales | Median price | Average price | Floor – ceiling (P10–P90) | €/m² living space |
|---|---|---|---|---|---|
| Alpes-Maritimes (2021-2025) | 395 | €3,050,000 | €3,347,000 | €1,400,000 – €5,880,000 | 8,232 |
| Provence-Alpes-Côte d'Azur (2025) | 151 | €2,520,000 | €2,997,000 | €1,002,000 – €5,800,000 | 6,914 |
| Provence-Alpes-Côte d'Azur (2021-2025) | 1,050 | €2,475,500 | €2,811,700 | €994,400 – €5,324,000 | 6,623 |
| France (2025) | 981 | €822,000 | €1,321,400 | €428,000 – €3,100,000 | 2,308 |
| Year | Sales | Median price | €/m² living space |
|---|---|---|---|
| 2021 | 306 | €2,128,000 | 5,907 |
| 2022 | 282 | €2,591,600 | 6,735 |
| 2023 | 176 | €2,800,000 | 7,398 |
| 2024 | 135 | €2,540,000 | 6,921 |
| 2025 | 151 | €2,520,000 | 6,914 |
These benchmarks place an asking price within its market; they do not replace a valuation of the property itself, whose worth depends on condition, architecture, outbuildings and setting. The breakdown by stratum (coastal, rural tourist, ordinary rural) and the full methodology are in our observatory of luxury property prices in France (in French). Then work out purchase costs and borrowing capacity with our financial tools and calculators, and prepare your project with our guide to buying luxury property in France.
Source: DVF (DGFiP), transactions from 1 January 2021 to 31 December 2025, processed by ma-propriete.fr; prices rounded to the nearest €100.
On Cap Ferrat, Cap d'Antibes and the hills of Mougins, the villa with a view, often built in a belle-époque or neo-Provençal style, sits within a park planted with palms, parasol pines and century-old olive trees. Around Grasse, the olive-growing bastide in limestone, lined with dry-stone terraces and sometimes still served by a working mill, recalls the area's former perfume economy. In hilltop villages such as Saint-Paul-de-Vence or Tourrette-sur-Loup, the master house nestles within a tight old fabric, with an inner courtyard and vaulted passageways.
Outbuildings play a decisive role in a property's value: a private chapel, an orangery, a former reservoir turned into a pool, terraces replanted with olive trees or vines. In the hinterland, around the Vésubie and the Tinée, mountain farmhouses in local stone, roofed with schist tiles or slate, offer a more rustic building stock set within large wooded grounds. Many Grasse bastides still keep their irrigation basins and channels, inherited from earlier centuries. Buyers of these older residences should expect to fund a phased restoration, since owners rarely modernise every wing of a bastide or a hillside villa at once.
Cap Ferrat, Cap d'Antibes, Eze and Beaulieu-sur-Mer form the most sought-after coastal area, followed by the hills of Mougins and Valbonne, prized for their relative calm close to the sea. The Grasse area, between Grasse, Mouans-Sartoux and Opio, draws buyers of bastides and olive-growing properties, while hilltop villages near the coast, Saint-Paul-de-Vence foremost, hold a strong heritage image. Further north, the Vésubie, Tinée and Var valleys keep hamlets and fortified farmhouses away from the main roads.
The stations at Nice, Cannes and Antibes, served by TGV, Nice Côte d'Azur airport and the A8 motorway efficiently connect the coast to the south-east's main cities. Cap Ferrat, Cap d'Antibes and the hilltop villages near the coast show the highest levels, while the Vésubie and Tinée valleys offer comparable properties at far more accessible prices.
On the coast, the Loi Littoral and the opinion of the Architecte des Bâtiments de France strictly govern any extension or change visible from the sea, especially around Cap Ferrat and Antibes; listed villages such as Saint-Paul-de-Vence also fall within a demanding heritage protection perimeter. In the Grasse area, check the easements linked to irrigation channels crossing some plots and the local plan's farmland zoning over terraced olive groves.
On the technical side, dry-stone terraces need regular upkeep to avoid landslips after heavy rain. In the mountainous hinterland, snow and frost call for particular attention to insulation and to the drainage systems of older farmhouses. Have a full survey drawn up by a heritage architect before making an offer on a listed villa or an old bastide, and ask for a separate opinion on any olive grove or vineyard included in the sale.
Luxury property listings in Alpes-Maritimes are placed by private owners, specialist agencies and notaries; filter them by property type, price, living space, land and outbuildings, then set an e-mail alert to follow new properties as they come to market. To compare with neighbouring departments, browse the luxury properties for sale in Provence-Alpes-Côte d'Azur.
