On the Riviera as in the hinterland valleys, a maison de maître for sale in Alpes-Maritimes tells the story of a century of winter visitors: Belle Époque villas in Nice and Menton with wrought-iron balconies, notables' houses in Grasse ringed by olive trees and jasmine, Cannes properties under the pines. This section is not reserved for that older repertoire: it brings together all the fine residences of the department, including contemporary villas and architect-designed houses, whenever the living space exceeds 300 m² or the price nears a million euros, excluding chateaux, manor houses and historic monuments. Find the maisons de maître and fine residences for sale entrusted by private sellers, agencies and notaries.
As you read on, you will find real prices, the nature of current offers, the styles of Nice, Cannes and Grasse houses, the towns where to look and the vigilance points tied to slopes, the sea and co-ownership. A guide to buying prestige property in France complements these pages on method. We also indicate which towns are lived in all year round and which empty out after summer, since that changes daily services and the resale market.
Maisons de maître form the core of the segment tracked by our observatory: houses with more than 300 m² of living space on 0.05 to 10 ha, sold above €1,000 per m², recorded in the DVF database of the French tax administration. These benchmarks frame the market for large residences without describing it entirely: a small village bourgeois house or a chateau sold with 30 ha of parkland fall outside this scope.
In Alpes-Maritimes, 395 sales were recorded from 2021 to 2025, with a median price of €3,050,000, a floor/ceiling range (P10–P90) of €1,400,000 to €5,880,000 and a median of €8,232/m² of living space, for an average of 385 m² of living space and 7,427 m² of land. Across the Provence-Alpes-Côte d'Azur region, the 2025 median stands at €2,520,000 (151 sales), against €822,000 in France in 2025 (981 sales).
| Scope | Sales | Median price | Floor – ceiling (P10–P90) | €/m² living space (median) |
|---|---|---|---|---|
| Alpes-Maritimes (2021-2025) | 395 | €3,050,000 | €1,400,000 – €5,880,000 | 8,232 |
| Provence-Alpes-Côte d'Azur (2025) | 151 | €2,520,000 | €1,002,000 – €5,800,000 | 6,914 |
| France (2025) | 981 | €822,000 | €428,000 – €3,100,000 | 2,308 |
The breakdown by stratum (coastal, rural tourist, ordinary rural) and the five-year trend are in our observatory of prestige property prices in France (in French). Before making an offer, work out purchase costs and borrowing capacity with our financial tools and calculators.
Source: DVF (DGFiP), transactions from 1 January 2021 to 31 December 2025, processed by ma-propriete.fr; prices rounded to the nearest €100.
As of 28 September 2026, the section lists 5 properties in Alpes-Maritimes at a median asking price of €2,950,000 (average €3,125,000); 80% of properties are offered between €750,000 and €7,000,000, for a median living space of 350 m² on 0.7 hectare of land, or €7,596 per m² of living space. These are asking prices, before negotiation; they compare with the actual sale prices in the previous section, which are generally lower.
| Asking price | Listings | Share |
|---|---|---|
| €500,000 to €800,000 | 1 | 20 % |
| €800,000 to €1.2M | 1 | 20 % |
| €2M to €5M | 2 | 40 % |
| over €5M | 1 | 20 % |
Statistics calculated on the listings published in the section on 28 September 2026; they change daily with new listings and withdrawals.
Nice, Cannes, Menton and Beaulieu-sur-Mer preserve the villas built for the nineteenth-century winter clientele, with their loggias, stucco, mouldings and terraced gardens planted with palms and citrus; Art Deco and the nineteen-thirties left elegant white façades, and the following decades produced architect-designed houses perched on the hills of Super-Cannes, Mougins and Vence. Around Grasse and Valbonne, the bastide with its canal-tile roof and the perfumer's maison de maître overlook fields of flowers and olive trees; in Saint-Paul-de-Vence and Tourrettes-sur-Loup, the residence nestles inside a hilltop village. Roof terraces, lifts and swimming pools set into the rock are common features, and they call for thorough technical inspections.
Outbuildings are in demand: a caretaker's cottage, a pool house, an orangery, terraces, an outdoor lift or private funicular on steep plots, basement garages. In old houses, herringbone parquet, marble, panelling and high decorated ceilings give the large rooms their appeal. Some estates keep their greenhouses, fountains and avenues of orange trees, features to be appraised since they demand regular care and heavy watering, and the character of the garden often decides between two otherwise similar houses.
The coast concentrates the dearest residences: Cap d'Antibes, Cannes-Californie, Super-Cannes, Mont-Boron in Nice, Saint-Jean-Cap-Ferrat, Villefranche-sur-Mer and Roquebrune-Cap-Martin. A step back, Mougins, Valbonne, Vence, Cagnes-sur-Mer, Biot and Le Cannet offer large properties set in parkland. The Grasse country, from Grasse to Châteauneuf-Grasse and Tourrettes-sur-Loup, offers bastides on gentler budgets; higher up, the Var valley, the Vésubie, the Tinée and the Roya shelter character homes and large mountain residences at far more accessible prices.
The TGV stations of Nice, Cannes and Antibes link Paris and the south, Nice Côte d'Azur airport serves Europe and the A8 motorway runs along the whole coast. Dense summer traffic and the cost of parking weigh on daily life: test your journeys at busy hours before deciding. The proximity of Monaco, a few minutes from Roquebrune-Cap-Martin and Beausoleil on the French side, pulls budgets upwards in the far east, whereas the western hills around Grasse remain calmer.
Alpes-Maritimes combines steep relief and violent rainfall: Storm Alex showed how fragile the Vésubie, Tinée and Roya valleys are, and prevention plans require you to study flood, landslide and rockfall risks. Retaining walls, terraces and hairpin driveways call for heavy upkeep. Seismic risk, real in the hinterland, and forest fires on the western hills call for checks on the structure and on brush clearance. Ask the syndic for the minutes of recent general meetings, which reveal planned works and disputes.
Along the shore, the Loi Littoral, very restrictive local planning rules and the Architectes des Bâtiments de France limit raised roofs, pools and demolition-rebuilds. Many villas sit in gated estates whose co-ownership rules, charges and rights of way deserve a careful reading. Finally, check that recent extensions are compliant before negotiating. Insurers look closely at exposure to fires and floods; request the certificates and quotations before signing.
Each week, private owners, agencies and notaries publish new maisons de maître and fine residences of Alpes-Maritimes here. Use the filters for price, living space, plot and outbuildings, then switch on the alert to be warned without delay. To compare with Var, Vaucluse and Bouches-du-Rhône, open the maisons de maître and fine residences for sale in Provence-Alpes-Côte d'Azur.
