Mougins — Quartier de Pigranel, The 12-Year Register

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

36 sales in twelve years, and a €34.49M ceiling

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

303 lots, and 24 of them have sold since 2014

Pigranel is the northern slope of Mougins, and the name is the cadastre's own. The hillside climbs from the plain towards the old village, with the chemin de Pigranel as its spine and the chemin des Collines Pigranel, the avenue de Font Roubert and the chemin du Santon along its edges. Sections AT and AZ hold 487 parcels between them, and 303 of those have 400 m² of land or more, the size this report counts as a villa lot.

The clearest number on this hillside is a count, not a price. Sales recorded between 2014 and 2025 touched 24 of those 303 lots. At that pace a lot changes hands about once every 101 years, and 92 in 100 have not changed hands at all in the twelve recorded years.

The recorded depth is thin and concentrated. The register holds 36 qualified sales across the twelve years, with a median that has hardly moved: €1.50M in 2014–2020, €1.55M in 2021–2025. One sale alone, €34.49M in August 2021, is close to a third of everything recorded. Set that sale and the €8.00M sale of November 2021 aside, and the rest matches the scarcity: family villas that rarely reach the register, and the occasional very large property trading on its own terms.

Sections AT and AZ carry more place-names than Pigranel alone. The northern end of AT is labelled Les Colles, Vallon d'Aussel and Le Vicaire on the cadastre, and the two largest sales of the twelve years both sit there. They are counted here because the perimeter is the whole section.

Twelve years, 36 sales, €111M

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

The same 36 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 sale, street and price, never a house number

3 properties sold twice, steepest change first

First and latest recorded sale on the same cadastral parcel

Repeat sales are matched on the cadastral parcel, never on the street number: several distinct houses on the chemin de Pigranel share one number, and matching by address would put two unrelated houses together. Between two sales the recorded floor area often changes, because the houses come back extended or rebuilt. Where that happened, the price change includes the works and not only the market.

29% of the land carries no building rights

27 % of the land across Pigranel is classified as protected woodland (Espace Boisé Classé), which cannot be built on under the plan in force. Another 29 % lies in agricultural or natural zones with no development rights (PLU de Mougins — the commune's local planning code — approved 22 December 2025; cadastre). The scarcity here is written into the planning rules.

Planning status as published on the Géoportail de l'Urbanisme at the date of this report — the rules in force today, 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.

The ten largest sales top out at €34.49M

Year of sale and street only, never a house number. Sales from the 2014–2015 records carry no street and show as “—”. At the northern end of section AT the register uses a place-name instead of a street, shown here as “Les Colles (lieu-dit)”.

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 perimeter is drawn on the cadastre: sections AT and AZ of Mougins, taken whole. Streets running along the edge of those sections are in, and nothing outside them is. The two sections carry other place-names besides Pigranel, among them Les Colles, Vallon d'Aussel and Le Vicaire at the northern end of AT, where the two largest sales of the series sit. One sale often enters the register as several rows, one for each parcel it covers; rows sharing the same date and price count as one sale. Four of the sales counted here also appear in our Le Redon / Les Colles report, which reaches into section AT for the thirty parcels along the private allée du Redon. Two deliberate perimeters over one register, and each counts a sale once. One of the four is the €8.00M sale of November 2021, recorded under the place-name Les Colles. Repeat sales are matched on the cadastral parcel, never on the street number, because Pigranel's rural numbering gives one street number to several distinct houses. The count of 303 villa-scale lots uses cadastral parcel area (contenance), never the register's own land field, and one property can hold several parcels, so the true number of properties is somewhat lower and the never-sold share is a floor. Every figure rests on transactions checked one by one before entering any average. The register records asset deals only: sales in company form (SCI, a French property-holding company) never appear, and properties of this size often trade that way, so the register understates this market's true depth. Recorded built areas may cover only part of a property, and no price per square metre is printed. The 2014–2015 records carry no street address, so those sales are attributed by cadastral parcel. The figures run to 31 December 2025; the tax administration publishes the register in instalments, and a sale registered late appears in a later edition.

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.

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