The Six Super-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. All six zones are in France; Monaco, a separate country, is in no figure.

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 · year, zone, 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.

Methodology and limitations. These figures are derived from the Demandes de valeurs foncières (DVF) published by France’s Direction générale des Finances publiques (DGFiP). Their scope — and their limits — should be read as follows.

The six market zones are defined by cadastral section, not by commune boundary. The sections included in each zone are listed at the beginning of this report.

A single transaction may appear in DVF as several rows, generally because the deed covers several cadastral parcels. These rows are consolidated only where the transaction date, recorded price and accompanying geographical and cadastral references indicate that they form part of the same transfer. Each consolidated transaction is counted as one sale, and all price thresholds are applied to its total recorded value rather than to the individual parcel rows.

The parcel-turnover ratios compare the number of recorded sales with all cadastral parcels contained in the sections forming each zone. The cadastre does not identify which parcels contain a villa. These ratios should therefore not be read as the percentage of villas sold: the true proportion is necessarily higher. Because the same method is applied throughout, however, the ratios provide a consistent basis for comparing activity between zones.

DVF records transfers of the property itself. It does not capture a transaction completed through the transfer of shares in the company that owns the property — for example, an SCI (société civile immobilière). As high-value villas are often held and transferred through corporate structures, the figures systematically understate the market’s true depth.

No price per square metre is reported. For 2014 and 2015, when DVF records do not include street addresses, transactions are assigned geographically using their cadastral parcels.

The Corniche Near Monaco zone comprises French territory facing and adjoining the Principality. Monaco is a separate jurisdiction with its own property market and transaction records; no property situated in Monaco is included in this report.

This analysis includes the published DVF data as of 31 December 2025 for both departments at the time of preparation. Transactions completed after that date are not included.

How rarely does a villa sell in the Riviera's super-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.

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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