Mougins — Quartier de Pibonson, The 12-Year Register

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Every qualified villa sale in the Pibonson quarter of Mougins over twelve years, read by transaction count, by value, and parcel by parcel on the cadastre.

61 sales in twelve years, and a €5.80M ceiling

What the state register of property sales (DVF, published by the French tax administration) records across sections BY and DM of Mougins, 2014–2025

Pibonson is Mougins’ western slope, and about five houses a year sell there

Pibonson is the land on Mougins' western slope that the cadastre has called by that name since its oldest plans, falling from the old village towards the Siagne plain. The avenue de Pibonson runs through it; the chemins de la Grande Bastide, de la Commune and des Cabrières mark its edges. There is no gate, no signage and no through traffic — family villas on plots the cadastre measures from a few hundred square metres to a few thousand. Of the 387 villa-scale lots the cadastre counts here, seven in eight carry no sale at all across the twelve recorded years.

The twelve years show an entry-level market moving up. The median sale has risen 38% since 2021 and now sits above the median villa sale for the whole Mougins commune. All four sales of €3M or more are from 2022 onward, and the largest of the twelve years — €5.80M on the avenue itself, January 2024 — is the most recent of them. The parcel maps later in this report colour every sale on the plot it touched: 647 plots in the two sections, 60 of them sold at least once, six sold twice.

Twelve years put €83M through 61 sales

Number of sales by year above, value by year below — each column stacked by price band

The same 61 sales, year by year

The readable series behind the two charts — the same sales

The 10 most recent recorded sales

Newest first · month of sale, street and price. The published register runs to 31 December 2025.

The six houses that sold twice, steepest change first

First and latest recorded sale on the same cadastral parcel

Between two sales the recorded floor area sometimes grows, because the house came back extended or rebuilt. Of the six houses above, one came back with a different recorded floor area; for the other five the recorded area is the same at both sales, so what changed is the price and not the building.

The ten largest sales top out at €5.80M

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

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: sections BY and DM of Mougins, taken whole — the two sections that carry the Pibonson place-names. Streets that only clip the edge of those sections are included, and nothing beyond them is, even where the avenue de Pibonson continues into neighbouring sections. One sale often enters the register as several rows, one per parcel it touches; rows sharing the same date and the same price are counted as one sale. The population of 387 villa-scale lots (400 m² or more) is counted on the cadastral parcels themselves, never on the register's land field, and every share on this page is measured against that number. Some houses stand on several parcels at once, so the true number of houses is a little lower than the count of lots: the share that never sold is therefore at least as high as the figure printed here. Every figure rests on sales checked one by one. The register records sales of the property itself only: a house sold by transferring the shares of the company that owns it (an SCI, société civile immobilière) never appears. Larger villas commonly change hands 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 2014–2015 records carry no street address, so those sales are attributed 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

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.

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