Mougins — Quartier de Pibonson, The 12-Year Register

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Intelligence Analytics distills one pocket into its DVF metrics: 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.

Key findings

The thesis — the register that barely opens

Pibonson is Mougins' western slope: the land the cadastre has called by that name since its oldest plates, falling away from the vieux village towards the Siagne plain, with the avenue de Pibonson as its spine and the chemins de la Grande Bastide, de la Commune and des Cabrières as its edges. No gate, no signage, no through destination — family villas on lots the cadastre counts in hundreds of square metres to a few thousand, held the way the numbers say they are held: 387 villa-scale lots, and seven in eight of them untouched by a single deed in twelve recorded years.

What the twelve years do show is an entry-class market quietly changing class. The median deed has moved up 38% since 2021 and now clears above the commune's own median; every €3M+ deed of the series has printed since 2022; and the ceiling — €5.80M on the avenue itself, January 2024 — printed in this same cycle, at more than five times the quartier's twelve-year median. Where Les Colles prices land that cannot be re-cut and the gated domains price their perimeter, Pibonson prices the third Mougins formula: the ordinary-looking quartier whose register almost never opens — and re-rates even where the recorded floor never changes. The plates at the end of this dossier show it at cadastral resolution — 647 parcels, sparsely lit by twelve years of sales, re-lit twice on six of them.

The quartier

Cadastral sections BY · DM · avenue de Pibonson, chemins de la Grande Bastide, de la Commune, des Cabrières · 387 villa-scale lots (cadastre)

The re-rating cycle — same address, two prices

Recorded floor areas at resale sometimes differ from the first passage — the houses come back extended or rebuilt. DVF cannot separate works from market movement; the table prices the two together.

Largest recorded sales

Caveats. The quartier is delineated on the cadastre: sections BY and DM of Mougins — the two sections carrying the Pibonson lieux-dits — taken whole; fringe voies inside the sections are included, and nothing outside them is, even where the avenue de Pibonson runs on through neighbouring sections. The population of 387 villa-scale lots (≥ 400 m²) is established from the cadastral parcel fabric; turnover ratios use it as denominator, and multi-parcel estates mean the true count of properties is somewhat lower — the never-traded share is therefore a floor, not a flourish. Deeds are estate-deduplicated by (date, value). Every figure rests on transactions individually qualified by the Intelligence Unit before entering any average; the qualification protocol is proprietary. DVF records asset deals only — SCI-share transactions never appear, and larger villas commonly trade in corporate form, so the true depth of this market is structurally understated. Recorded built areas may cover only part of the conveyed property and are not relied on. Vintages 2014–2020 are drawn from archival DGFiP releases; street addresses are absent from the 2014–2015 records, so those deeds are attributed by cadastral parcel. 2025 runs through the December DVF release.

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.

Contact this office

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

Enquiries on this market reach this office directly.

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