The Six Prime Zones of the Côte d'Azur — 109 Villa Sales Above €3M in 2025

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Six zones drawn on the cadastre, Saint-Tropez to Monaco: the corniche facing Monaco, three pockets of the Saint-Tropez peninsula, Saint-Jean-Cap-Ferrat, the Cap d'Antibes, La Californie and the gated domaines of Mougins — one register, 109 sales above €3M in 2025, €1.17bn.

109 sales above €3M in 2025, against 11,905 parcels

What the state register of property sales (DVF, published by the French tax administration) records across the six zones, read against the cadastre

The 2025 table: 109 sales, €1.17bn, and how rarely a parcel trades

Sales at €3M or above · the median sale · sales as a share of all the zone's cadastre parcels

The last column divides each zone's 2025 sales by its full cadastre parcel count (Corniche 3,080 · Saint-Tropez* 1,644 · Cap Ferrat 1,619 · Cap d'Antibes 2,514 · La Californie 1,510 · Mougins* 1,538). Across all six, 0.92 sales per 100 parcels.

What each zone contains. Corniche Near Monaco: the coastal sections of Villefranche-sur-Mer, Beaulieu-sur-Mer, Cap-d'Ail and Roquebrune-Cap-Martin. Saint-Tropez*: Les Parcs de Saint-Tropez and Les Salins/Le Capon, in Saint-Tropez, plus Tahiti Pinet Pampelonne, in Ramatuelle. Saint-Jean-Cap-Ferrat: the whole commune. Cap d'Antibes: the Cap's fourteen cadastral sections of Antibes. La Californie: the Californie hillside of Cannes, seven sections. Mougins*: Pigranel and Les Parcs de Mougins, in Mougins; Castellaras, in Mouans-Sartoux; and Le Redon/Les Colles, across Mougins and Mouans-Sartoux.

€804M of the €1.17bn sold at €10M and above

The 2025 money by price band, all six zones together

The €3–5M band: 42 sales, €161M. The €5–10M band: 29 sales, €202M. At €10M and above: 38 sales, €804M — 69% of all the money that moved.

The five zones of the Alpes-Maritimes take 25% of the department's villa money

Counting every villa sale at any price: the department recorded €3.99bn in 2025, the Var €5.84bn

Saint-Tropez*, the one Var zone, takes 4.9% of the Var's villa money on its own — 1,644 parcels against a department of 9,247 villa sales in the year.

Twelve years, 960 sales, €8.86bn

Sales at €3M or above by year, all six zones — and the €10M+ share of each year

The ten most recent recorded sales at €3M or above

Newest first · month, commune, street and price. The published register runs to 31 December 2025 in both departments.

The largest sale in each zone tops out at €199.97M

Each zone's largest recorded sale of the twelve years — year, commune and street, never a house number

Thousands of values are declared each year; a sale tested 109 of them in 2025

Once a household's taxable property in France exceeds €1.3M, French law levies an annual wealth tax on real estate (impôt sur la fortune immobilière, IFI), assessed on market value each 1 January — articles 964 and 965 of the French tax code.

Every villa this report counts trades above €3M, more than twice that threshold. Since 2014 the register has a recorded sale above €3M on 948 different parcels of the six zones. Sales at any price touched 1,926 of the 11,905 parcels — 84% never traded at all in the twelve years.

The untraded majority still needs a value: the tax is declared every year, sale or no sale. Holding through a company changes nothing — the shares of an SCI (société civile immobilière, the French property-holding company) are taxed on the fraction of their value the property represents, under article 965. So each 1 January calls for thousands of defensible values across these zones: at least the 948 parcels with a recorded €3M+ sale, and more among the 84% that never traded. The 109 sales of 2025 are the only prices the register tested.

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 six zones are drawn on the cadastre, by section, never by commune boundary; their compositions are listed at the head of this report. 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, and the price thresholds apply to that whole sale. The parcel ratios divide sales by ALL cadastre parcels of each zone's sections. The cadastre does not say which parcels carry a villa, so the true share of villas that traded is higher than the printed ratio; every zone is measured the same way, so the ratios compare across zones. The register records sales of the property itself only: a villa 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 every figure here understates the market's true depth. 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 in both departments; sales completed after that date are in no figure here.

How rarely does a villa sell in the Riviera's prime zones?

The six zones hold 11,905 cadastre parcels, and 2025 recorded 109 villa sales at €3M or more on them — 0.92 sales per 100 parcels. At that pace a parcel comes back to market roughly once every 109 years. In Saint-Tropez* and Saint-Jean-Cap-Ferrat the 2025 median sale is above €10M.

Where does the money concentrate?

Of the €1.17bn that changed hands across the six zones in 2025, €804M came through 38 sales at €10M or more — 69% of the money. The Corniche Near Monaco leads: 30 sales for €327M. The largest recorded sale of the twelve years is €199.97M in Saint-Jean-Cap-Ferrat, October 2019.

What is a villa in these zones worth?

The register frames the markets rather than pricing any single villa: 960 qualified sales at €3M or more over 2014–2025, €8.86bn traded, and a 2025 median of €6.60M across the six zones. A confidential written opinion of value, built on the qualified comparables behind this report, is available from our agency.

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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