La Californie Apartments — The 10-Year Hillside Market

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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.

2,133 apartment sales on the hill, and a €10.50M ceiling

What the state register of property sales (DVF, published by the French tax administration) records for the seven cadastral sections of La Californie, 2016–2025

2,133 sales on the hill, 619 on the boulevard below

La Californie is the hillside east of the centre of Cannes, between the boulevard Carnot and the sea, looking down on the bay and the Lérins islands. Imperial Russia wintered here: the enclave known as the Petite Russie and its church of 1894 stand on the hill (Base Mérimée, the national heritage register). Picasso painted at the Villa La Californie on the same slope (Centre Pompidou). What sells today is mostly apartments in large residences set in gardens, on the seven cadastral sections this report covers.

The hill and the front line are two different markets in the same commune. The hill sold 2,133 apartments in ten years to the boulevard's 619 — 3.4 sales here for every one there. The apartments themselves are the same size: the middle sale states 74 m² here and 76 m² there. What separates them is the price of the position, 6 218 € a square metre against 16 892 €.

These figures understate the top of the market. The register lists sales of the property itself, and an apartment of this rank often changes hands as shares in the company that holds it (an SCI, the French property-holding company). A sale of shares never enters the register at all.

Ten years put €1.34bn through 2,133 sales

Sales by year above, value by year below — each column stacked by price band

The same 2,133 sales, year by year

The readable series behind the two charts — same query, same qualification

The middle price per square metre rose 42% in ten years, to 7 013 €

Median price per square metre of Carrez floor area, and the spread around it

The floor area used here is the register's own Carrez figure — the surface a French sale contract must state. It covers the apartment, not its cellar or its parking space, and it is missing on 454 of the 2,133 sales, which is why every rate on this page rests on the other 1,679. Where the recorded surface covers only part of an apartment, the rate that comes out of it is nonsense: the highest on record here is 177 529 € a square metre, from a €2.62M sale entered with 15 m². The page therefore quotes middles, and the range around them, rather than extremes.

The 12 most recent recorded sales

Newest first · month of deed, street, floor area, rooms and price — never a house number

The ten largest sales top out at €10.50M

Year of deed, street, floor area, rooms and annexes conveyed with the apartment

Year of deed and street only, never a house number. Annexes are the cellars and parking spaces conveyed in the same deed: their price is inside the figure and their surface is not. “—” marks a sale for which the register records no floor area, so no rate can be shown.

What these figures give for one property: a valuation in 48 hours

This report covers the whole perimeter. Our agency also values a single property, with the same method and the same official sources an expert immobilier works from: the state's register of sales, the cadastre, and the local plan.

One of our agents visits to appraise the view, the garden, and the quality of the construction and the finishes. You receive an avis de valeur (a written valuation opinion) within 48 hours, with every comparable sale named and traceable to its registered deed.

Value a property → valuation.elenaagueeva.com

How these figures were built, and where they stop. The area this report covers is drawn on the cadastre: the seven sections of the Californie hill (CK · CL · CM · CW · DH · DI · DK), taken whole. It is the same ground we uses for Californie villas, so the two reports can be read side by side. Only apartments are counted here. One sale often enters the register as several rows: the apartment, its cellar, its parking space. Those rows describe one sale, and this page follows that rule throughout — each sale counted once. A sale is analysed only where the deed describes one apartment changing hands at an identifiable price: records that bundle several apartments, or an apartment with a shop or a house, are set aside and never averaged in. Prices are the figures the register holds, annexes included where they were conveyed in the same deed. The register records sales of the property itself only: a sale of company shares (SCI) never appears, so the top of this market is understated. Rates per square metre use the recorded Carrez area and only the 1,679 sales that carry one. The window opens in 2016 for a reason: the register's Cannes apartment records for 2014 and 2015 carry no address, no cadastral reference and no floor area. Those 3,678 records cannot be placed on any hill, and none of them enters a figure here. The window ends where the published register ends, on 31 December 2025; sales completed after that date are in no figure here.

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 — with each sale counted once by the Elena Agueeva Intelligence Unit, even when it covers several parcels.

Contact Elena Agueeva

The confidential report behind this analysis — full tables, charts and the cadastral plate — is available on request: request the report.

Selling? Know your villa's market value first: our agency's free valuation is built on the real prices of recorded sales — a provisional figure within 48 hours, every number traced to an actual sale.

Enquiries on this market reach Elena Agueeva directly.

Emailelena@elenaagueeva.comTelephone+33 7 66 44 02 34WhatsAppMessage Elena Agueeva

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