Les Parcs de Mougins — The 10-Year Domain Register

Intelligence Analytics distills one market into its DVF metrics: every villa sale inside Mougins' emblematic gated domain — cadastral section AI, seven private allées — over ten years, read by transaction count, by transaction value, and through the domain's own repeat-sales cycle.

Key findings

The thesis — one perimeter, land that cannot be re-cut

The domain still speaks the language of the farmland it was drawn on — allée de la Ferme, de la Bergerie, de la Grange, de la Chaumière, de l'Âtre: the farm, the sheepfold, the barn, the cottage, the hearth — seven private lanes behind one guarded gate, enclosed by the Valmasque woods. What the buyer purchases here is the perimeter itself: a single controlled entrance, permanent security, and parcels of parkland that the plan does not allow to be re-cut. It is the discretion asset of a commune that has traded on discretion for a century — and the register prices it accordingly: fewer than three sales a year for the whole domain, at a median several times the commune's.

The setting is the most storied in Mougins. The domain adjoins the Notre-Dame-de-Vie knoll — the cypress-flanked hermitage chapel protected since 1927 (Base Mérimée) — where Picasso bought the mas he called L'Antre du Minotaure in 1961 and worked until his death in 1973 (Mougins Tourisme); the hills around it drew Picabia from 1924 and the surrealists' summer of 1937 (Centre Pompidou). Inside the gate, the market runs its own quiet cycle: villas leave the register at one price and return transformed — six of the domain's villas re-entered the register within the decade, every time higher, often with more recorded floor area than they left with. A domain that cannot grow outward rebuilds itself from within; the repeat-sales table below is that mechanism, priced.

The domain

Cadastral section AI · allées de la Ferme, des Parcs, de la Chaumière, de l’Espérance, de la Bergerie, de l’Âtre, de la Grange · 65 villa lots, median 2 700 m²

The re-rating cycle — same villa, 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, which is precisely how the domain compounds.

Largest recorded sales

Caveats. The domain is delineated on the cadastre: section AI of Mougins, restricted to its seven private allées (de la Ferme, des Parcs, de la Chaumière, de l’Espérance, de la Bergerie, de l’Âtre, de la Grange); the section’s peripheral public roads are excluded. The population of ~65 villa lots is established from the cadastral parcel fabric and the national address base; turnover ratios use it as denominator. 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 gated super-prime property commonly trades in corporate form, so the true depth of this market is structurally understated. Land areas as recorded may cover only part of the conveyed plot and are not relied on. 2025 runs through the December DVF release.

How many sales did Les Parcs de Mougins record over 2016–2025?

29 qualified sales 2016–2025, totalling €85M (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.