A B&B for sale in Alpes-Maritimes sits where the Mediterranean nearly meets the peaks of the Mercantour, with international guests well beyond the summer months. The Nice carnival, the Menton lemon festival, the Cannes film festival and trade fairs fill winter and spring, while the hinterland draws art lovers to Saint-Paul-de-Vence and Vence, visitors to the perfume houses of Grasse, and hikers to the Loup gorges, the Vallée des Merveilles and the hilltop villages of the Roya. British, Scandinavian, Italian and American guests are a large share of the market.
Properties are often villas or Provençal bastides with views, several self-contained units and terraced gardens. This page is for buyers of a running chambres d'hôtes business, for people converting a property into guest rooms, and for owners planning to sell. Set up an email alert (in French) for the 06.
As of 25 September 2026, 3 listings in Alpes-Maritimes are published on ma-propriete.fr, with asking prices from €745,000 to €2,300,000.
In 2025 the median sale price of a country house in Alpes-Maritimes was €352,770 (average €362,860), or €3,537/m² of living space, for 104 m² on an average plot of 3,212 m², based on 360 sales in rural municipalities. One sale in ten was below €179,500 and one in ten above €559,050. Since the second half of 2020 the median price has moved from €329,000 to €352,770 (+7.2%); over the last year the change is +0.8%. For comparison: €360,000 in Provence-Alpes-Côte d'Azur and €189,200 in France.
| Indicator (2025) | Alpes-Maritimes | Provence-Alpes-Côte d'Azur | France |
|---|---|---|---|
| Median price | €352,770 | €360,000 | €189,200 |
| Average price | €362,860 | €401,500 | €207,100 |
| Lower bound (1st decile) | €179,500 | €215,000 | €90,000 |
| Upper bound (9th decile) | €559,050 | €650,000 | €340,000 |
| Median price per m² of living space | €3,537/m² | €3,469/m² | €1,830/m² |
| Average living space | 104 m² | 112 m² | 108 m² |
| Average plot | 3,212 m² | 3,324 m² | 3,181 m² |
| Number of sales (2025) | 360 | 4,532 | 150,313 |
The type of municipality matters: across sales from mid-2020 to 2025, the median ranges from €260,000 (tourist inland) to €439,782 (deep countryside). For a tourism business, coastal and tourist-inland municipalities are the relevant benchmark.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Tourist inland (hinterland, mountains) | €260,000 | €2,875/m² | -1.3% | 947 |
| Peri-urban countryside (within a town's catchment) | €379,750 | €3,711/m² | +10.8% | 876 |
| Deep countryside (outside urban influence) | €439,782 | €3,938/m² | +3.5% | 389 |
For prestige homes (houses over 300 m² of living space on 0.05 to 10 ha), the department benchmark is a median of €3,050,000 over 2021-2025, with an average of €3,347,000, a P10–P90 range of €1,400,000 to €5,880,000 and 8,232 €/m² of living space, over 395 sales. These homes average 385 m² of living space on 7,427 m² of land. The 2025 national median is €822,000.
| Area | Sales | Median price | Average price | Range (P10–P90) | €/m² of 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 |
Sources: listings published on ma-propriete.fr on 25 September 2026 (asking prices, not sale prices); ma-propriete.fr observatories of country house prices in Alpes-Maritimes and prestige property prices in Alpes-Maritimes (in French), DVF data (notarised sales, French tax authority). * fewer than 100 sales: indicative value.
The country-house figures (a 2025 median of €352,770) only cover rural municipalities in the hills and mountains, not the coast. A guest house near the sea, Grasse or Vence belongs instead to the prestige market, the region's most expensive, at a 2021-2025 median of €3,050,000 with a bottom decile of €1,400,000. Within the rural market, tourist-inland villages sit at €260,000, slightly down since 2021, against €439,782 for the hill villages outside urban areas. The mid-altitude hills offer the most accessible compromise.
The coast from Théoule to Menton, through Cannes, Antibes, Nice and Villefranche, has the highest prices and near year-round demand, but large plots are rare. The hills, from Mougins and Valbonne to Grasse, Tourrettes-sur-Loup and Vence, combine land, calm and quick access to the sea, and are the most sought-after area for guest houses with a pool. Higher up, the Estéron, Tinée, Vésubie and Roya valleys offer cheaper village houses and farms for hikers, cyclists and winter skiers at Auron or Valberg. Nice-Côte d'Azur airport, the A8 motorway and the stations of Nice, Cannes and Antibes provide European access.
Check car access, guest parking, retaining walls and pools on sloping plots. Wildfire risk brings legal brush-clearing duties. In the valleys, flash floods and landslides can cut roads, as Storm Alex showed in 2020, and the department also carries a seismic risk. The loi Littoral protects the coast and the loi Montagne the high country. A chambres d'hôtes business is limited to 5 rooms and 15 guests at a time, breakfast included, declared at the mairie (town hall). See our article on how many rooms to plan (in French).
On the coast and in the nearby hills, use the prestige market as a guide, with a floor around €1,400,000; in the valleys, tourist-village country houses sell for a median of €260,000 before works. Add room fit-out and purchase costs, then check your borrowing capacity (in French).
Seldom at the same pace: hiking and cycling carry the summer, ski resorts the winter, with quiet spells in between. The coast and the hills benefit more from events and business travel. Test your assumptions with our B&B profitability simulator (in French) and an accountant.
Foreign buyers expect a full file: town hall declaration, recent accounts and occupancy, surveys, pool and septic compliance, and planning permits for any extension. Then list your property with us.
Compare with guest houses for sale in Provence-Alpes-Côte d'Azur, the neighbouring Var, Vaucluse and Alpes-de-Haute-Provence, all B&Bs for sale in France and tourism properties in Alpes-Maritimes.
