La Croisette Apartments — The 10-Year Front-Line Market
The front line of the bay — boulevard addresses only, Vieux-Port to Port Canto — 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 on the Croisette front line over ten years — built exclusively on isolated single-apartment mutations — read by count, by value, by €/m², and through the register's largest sales.
Market data
Key findings
The median rate moved from 15 376 €/m² (2016–2020) to 18 521 €/m² (2021–2025) — +20% between the two halves of the decade.
Since 2021, the front line trades at 3.4× the Cannes commune median (5 476 €/m², qualified sales) — the measurable price of position.
Ten years produced 619 qualified sales for €932M traded — depth few super-prime pockets can show, and the base of every figure here.
Sales at €3M+ carried 25% of turnover in 2016–2020 and 32% in 2021–2025.
The register's largest qualified sale reached €12.00M; the peak recorded rate stands at 65 321 €/m².
The thesis
Nobody's only home is on the Croisette — and that is precisely the point. The buyer here runs a calendar of addresses, and the apartment is the instrument of that life: lock-up-and-leave, palace services next door (the Carlton's façades and grand staircase are listed Monuments Historiques — Base Mérimée), private beaches across the road, and the Riviera's deepest pool of week-by-week tenants — MIPIM alone brings 20,000+ property delegates each March (RX France), Cannes Lions some 15,000 more each June. An asset that rents by the congress week, on a supply that cannot be rebuilt — there is one front line — behaves less like housing and more like stored value. And the register is unambiguous about the market's nature: in ten years the boulevard recorded just three house deeds (the largest at €13.95M). The front line is an apartment market by construction.
The pocket
| 619 qualified sales 2016–2025 | €932M total value traded | 16 892 €/m² median (Carrez) | 65 321 €/m² top recorded rate | 64 sales ≥ €3M | €12.00M largest recorded sale |
Largest recorded sales
| Date | Address | m² | Rooms | Annexes | Price | €/m² |
|---|---|---|---|---|---|---|
| 08.09.2017 | 44 De La Croisette | 227 | 7 | 3 | €10.00M | 43 966 |
| 25.07.2025 | 61 De La Croisette | 205 | 6 | 3 | €10.00M | 48 702 |
| 02.08.2024 | 42 De La Croisette | 305 | 8 | 13 | €9.50M | 31 196 |
| 13.11.2025 | 76 De La Croisette | 186 | 4 | 6 | €8.02M | 43 040 |
| 24.08.2022 | 2 De La Croisette | 157 | 4 | 0 | €6.50M | 41 494 |
| 20.06.2016 | 45 De La Croisette | 118 | 3 | 3 | €6.00M | 51 064 |
| 05.12.2017 | 4 De La Croisette | 84 | 3 | 0 | €5.50M | 65 321 |
| 23.06.2020 | 25 De La Croisette | 90 | 3 | 0 | €5.40M | 59 953 |
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 the Croisette front line (apartments) record over 2016–2025?
619 qualified sales 2016–2025, totalling €932M (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.