Castellaras — the Couëlle Village, The 12-Year Register

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Every qualified villa sale across the Castellaras domaine of Mouans-Sartoux over twelve years — Jacques Couëlle's village read by transaction count, by value, parcel by parcel on the cadastre, and under the PLU that keeps it a village.

58 sales in twelve years, and a €13.14M ceiling

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

Jacques Couëlle designed the château, the village and the sculpture-houses

Castellaras holds Jacques Couëlle's whole Riviera career on one hill. He rebuilt the Château de Castellaras for the Schley family in 1926, Provençal in appearance and modern in use. After the war he built villages: some ninety neo-Provençal houses at Castellaras-le-Vieux, commissioned by the Seligman bank around his own château. From 1962 came the sculpture-houses of Castellaras-le-Neuf — five prototypes of a planned fifty. Antti Lovag worked in that office, contributing shell models and the interior of villa no. 5, before leaving to build the Palais Bulles.

A signature changes what a house is worth, so we grade attribution rather than assuming it: the twelve works, the evidence behind each, and the buildings wrongly credited to Couëlle are set out in its Couëlle special report. Of those twelve works, only the two Castellaras ensembles come to the market with any regularity. The sales below are what that scarcity costs.

Twelve years put €137M through 58 sales

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

The same 58 sales, year by year

The readable series behind the two charts — same query, same counting rule

The 12 most recent recorded sales

Newest first · month of deed, street and price — the tax administration publishes the register in instalments, so recent months fill in later

The 12 largest sales top out at €13.14M

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

The planning rules keep the village at its present density

10 % of the land across Castellaras is classified as protected woodland (Espace Boisé Classé), which cannot be built on under the plan in force. Another 16 % lies in agricultural or natural zones with no development rights (PLU de Mouans-Sartoux, version in force of 18 December 2025; cadastre). The scarcity here is written into the planning rules.

The stronger protection is the zoning itself rather than the wooded layer: the domaine sits in its own low-density zone, sized around the streets and plots Couëlle laid out. Under the plan in force, Castellaras cannot be subdivided into a denser quarter.

Planning status as published on the Géoportail de l'Urbanisme at the date of this report — current rules only, never applied backwards to past sales. Shares are of cadastral land area. Zone-by-zone building coefficients are analysed in the per-request edition of this report.

How these figures were built, and where they stop. The domaine is drawn on the cadastre: sections AP and CD of Mouans-Sartoux, taken whole. One sale often enters the register as several rows, one per parcel it touches; rows sharing the same date and price are counted as one sale. Our Couëlle special report covers a wider area — every lane the route de Castellaras crosses, across seven sections — so its series is larger and its ceiling different; the two answer different questions and neither figure belongs in the other. No resale table is published here, for the reason given above: several houses share single parcels, so a parcel-keyed method would compare unrelated properties. Every figure rests on sales checked one by one before entering any average. The register records sales of the property itself: a sale in company form (SCI) never appear, and properties of this rank commonly trade that way, so the register understates this market's true depth. Recorded built areas may cover only part of a property; no price per square metre is printed. The villa-scale count uses cadastral parcel area (contenance), never the register's land field. The window ends where the published register ends, on 31 December 2025: the tax administration publishes the register in instalments, and sales registered late will appear in a later edition.

What is a villa in Castellaras worth?

The register frames the market: 58 qualified sales over twelve years at a median of €1.60M, the largest recorded sale at €13.14M. No villa prices at the median — position, land and architecture move each estate far from it.

Do villas in Castellaras sell off-market?

Structurally, yes. The register records sales of the property itself — SCI-share transactions never appear on the register, and properties at this level commonly trade in corporate form, so the €137M documented here is a floor. Discretion is a legitimate preference of owners, and unadvertised sales are standard practice on this coast. How discreet sales work — valuation without a listing history, and the process we run from our off-market register — is set out in the off-market brief.

Who advises on buying or selling in Castellaras?

Elena Agueeva's office advises on discreet sales and acquisitions across the coast's gated domains and hill quarters, working from the qualified register behind this report and from its own off-market register. The contact details close this page.

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

Contact Elena Agueeva

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

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

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