Saint-Jean-Cap-Ferrat — The 12-Year Villa Market

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Every villa sale in Saint-Jean-Cap-Ferrat — the Cap Ferrat peninsula, the whole commune — over ten years, read by transaction count, by transaction value, and through the register's largest sales.

251 sales in twelve years, and a €199.97M ceiling

What the state register of property sales (DVF, published by the French tax administration) records for the whole commune, 2014–2025

The commune covers the cape and nothing else

Saint-Jean-Cap-Ferrat is a cape about three kilometres long, held between Villefranche-sur-Mer and Beaulieu-sur-Mer. The commune boundary follows the coast, so the commune and the cape are the same place: eight cadastral sections, 1,619 parcels, the port on one side and the Passable beach on the other. One road comes in from the corniche; the sea is on three sides of everything else.

The three largest house sales the register holds for the whole Alpes-Maritimes are all on this cape: €199.97M in 2019, €90.00M in 2018 and €85.00M in 2022. The fourth is in Antibes. The cape also trades far below those summits: 73 of the 251 sales closed under €3M.

At 21 sales a year across the whole commune, a house here comes to market rarely, and buyers wait for one. The figures below all rest on that scarcity. The register also shows only part of the market: at these prices a property is often owned by a company, and when the company changes hands no sale is recorded.

Twelve years put €2.50bn through 251 sales

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

The same 251 sales, year by year

The readable series behind the two charts — same query, each sale counted once

2025 closed with 21 sales for €242M. Nine of them were at €10M or more, and only 2022 and 2021 recorded more such sales in a single year.

The 12 most recent recorded sales

Newest first · month of the deed, street and price — never a house number

The 36 properties that sold twice or more, steepest change first

First and latest recorded sale on the same cadastral parcel · the eight steepest shown

A street may appear twice: each row is a distinct property, identified in the register by an address we do not print. Between two sales the recorded floor area often grows, because the house comes back extended or rebuilt. Where that happened, the change includes the works, not only the market.

The 12 largest deeds top out at €199.97M

Year of the deed and street only, never a house number.

All 46 qualified deeds at €15M and above, one by one

Every sale of €15M or more that the figures above rest on, as recorded in the state register. Year and street only, and no floor areas: the register under-records built surface on large properties, so a price per square metre would mislead.

Source: Demandes de Valeurs Foncières (DGFiP), published under the Licence Ouverte — each sale counted once and qualified one by one by Elena Agueeva. Deeds are listed highest first. The seven rows marked “—” are deeds from the 2014 and 2015 records, which carry no street at all.

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 scope is the whole commune of Saint-Jean-Cap-Ferrat, its eight cadastral sections taken wall to wall. Houses only, never flats. One sale often enters the register as several rows, one per parcel it covers; rows sharing the same date and price are counted as one sale. Every figure rests on sales qualified one by one by the Intelligence Unit before entering any average. The register records asset sales only. A property sold through a company (an SCI, the French property-holding company families commonly use) never appears, and properties of this rank often trade that way, so the register understates this market's true depth. Recorded built areas may cover only part of a property, so no price per square metre is printed anywhere in this report. The 2014 and 2015 records carry no street address, so those sales are placed by cadastral parcel. 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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