La Californie Apartments — The 10-Year Hillside Market
The hills above the bay — the seven cadastral sections of La Californie — apartments, DVF 2016–2025. Every figure rests on sales individually qualified by the Intelligence Unit; non-comparable recordings are set aside, never averaged in.
Intelligence Analytics distills one market into its DVF metrics: every qualified apartment sale in the Californie hills — seven cadastral sections above Cannes — over ten years, read by count, by value, by €/m², and through the register's largest sales.
Market data
Key findings
The median rate moved from 5 421 €/m² (2016–2020) to 6 861 €/m² (2021–2025) — +27% between the two halves of the decade.
Since 2021, the hills trade at 1.3× the Cannes commune median (5 476 €/m², qualified sales) — the measurable price of position.
Ten years produced 2 133 qualified sales for €1336M traded — depth few super-prime pockets can show, and the base of every figure here.
Sales at €3M+ carried 7% of turnover in 2016–2020 and 8% in 2021–2025.
The register's largest qualified sale reached €10.50M; the peak recorded rate stands at 177 529 €/m².
The thesis
La Californie is the holding logic of the bay in a different register. On the hillside where imperial Russia wintered — the 'Petite Russie' enclave and its 1894 church (Base Mérimée) — and where Picasso painted eleven canvases in eight October days at Villa La Californie (Centre Pompidou), the buyer trades the boulevard for gardens, silence and the long view over the Lérins. Larger apartments in parkland residences, held for quality of life rather than season: roughly half the front line's rate, the same scarcity of position — and, as the series below shows, the same direction of travel.
The pocket
| 2 133 qualified sales 2016–2025 | €1.34bn total value traded | 6 218 €/m² median (Carrez) | 177 529 €/m² top recorded rate | 26 sales ≥ €3M | €10.50M largest recorded sale |
Largest recorded sales
| Date | Address | m² | Rooms | Annexes | Price | €/m² |
|---|---|---|---|---|---|---|
| 18.10.2017 | 87 Du Roi Albert | 379 | 7 | 4 | €10.50M | 27 729 |
| 23.01.2024 | 7 Montrouge | 400 | 6 | 5 | €5.90M | 14 749 |
| 30.04.2024 | 4 Des Araucarias | 275 | 6 | 5 | €5.20M | 18 931 |
| 09.01.2020 | 4 Des Araucarias | 247 | 5 | 3 | €5.00M | 20 216 |
| 30.10.2025 | 56 Du Roi Albert | 181 | 4 | 4 | €5.00M | 27 617 |
| 15.12.2022 | 4 Des Araucarias | 275 | 6 | 6 | €4.10M | 14 926 |
| 26.11.2024 | 52 Du Roi Albert | 310 | 7 | 5 | €4.00M | 12 901 |
| 30.09.2024 | 87 Du Roi Albert | 212 | 4 | 3 | €3.90M | 18 427 |
Caveats. Every figure rests on transactions individually qualified by the Intelligence Unit before entering any average: recordings that do not describe a single apartment changing hands at an identifiable price are set aside. The qualification protocol is proprietary. DVF records asset deals only — VEFA and SCI-share transactions never appear, so the very top of the market is structurally understated. Prices include annexes conveyed in the same deed. Vintages 2016–2020 are drawn from this desk's own DGFiP archive — the state now distributes only a rolling five-year window. 2025 runs through the December DVF release.
The place, documented
Selected rankings
Questions, answered
How many sales did La Californie (apartments) record over 2016–2025?
2 133 qualified sales 2016–2025, totalling €1.34bn (DVF, estate-deduplicated).
Where do these figures come from?
From « Demandes de Valeurs Foncières » (DVF), Direction générale des Finances publiques — the only official record of French property transactions — estate-deduplicated by the Elena Agueeva Intelligence Unit.