Mougins — Quartier de Pigranel, The 12-Year Register

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Intelligence Analytics distills one pocket into its DVF metrics: 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.

Key findings

The thesis — a register the market almost never opens

Pigranel is Mougins' northern slope: the hillside the cadastre has called by that name since its oldest plates, rising from the plain toward the vieux 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 as its edges. The number that defines it is not a price — it is a lack of movement: 303 villa-scale lots, and 92 in 100 of them untouched by a single deed in twelve recorded years, an implied average holding north of a century. That scarcity, not the market's occasional headline sale, is the quartier's real intelligence.

The twelve years of DVF depth that do exist are thin and top-heavy: 36 qualified deeds, a median that has barely moved (€1.50M in 2014–2020, €1.55M in 2021–2025), and a single €34.49M sale — a 13,192 m² parcel at 997 chemin de Pigranel, August 2021 — that alone accounts for close to a third of everything traded in the series. That deed, and the second-largest at €8.00M, both sit on the section's northern reach, a stretch the cadastre separately labels Les Colles, Vallon d'Aussel and Le Vicaire rather than Pigranel proper — included here on the wall-to-wall section doctrine, and flagged rather than blended in. Strip those two outliers and the quartier reads exactly as its scarcity numbers suggest: a hillside of ordinary family villas that rarely reach the register at all, with the occasional very large estate transacting on its own terms.

The quartier

Cadastral sections AT · AZ · chemin de Pigranel, chemin des Collines Pigranel, avenue de Font Roubert, chemin du Santon · 303 villa-scale lots (cadastre)

The re-rating cycle — same parcel, two prices

Repeats are matched on the cadastral parcel, not the street number — Pigranel numbers several distinct houses under the same address, a rural metric-numbering pattern this table does not let stand in for a single villa resold. 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 AT and AZ of Mougins — the two sections carrying the Pigranel lieux-dits — taken whole; fringe voies inside the sections are included, and nothing outside them is. Both sections are also crossed by other, smaller lieux-dits (Les Colles, Vallon d’Aussel, Le Vicaire in AT’s northern reach) — the same pattern Pibonson’s own BY/DM sections show with Colle de Peigros, Les Faisses and others; wall-to-wall section inclusion, not literal polygon inclusion, is this shelf’s consistent method. The two largest deeds of the series (€34.49M and €8.00M) sit in that northern reach. The population of 303 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); same-address repeats are matched by cadastral parcel, since Pigranel’s rural numbering assigns one street number to several distinct houses. 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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