Théoule-sur-Mer — The 12-Year Villa Market

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Every villa sale in Théoule-sur-Mer — the red-rock gate of the bay of Cannes — over twelve years, read by transaction count, by transaction value, and through the register's largest sales.

299 sales in twelve years, and a €26.00M ceiling

What the state register of property sales (DVF, published by the French tax administration) records for the whole commune, 2014–2025

One road in, and a shoreline that cannot be built on

Théoule-sur-Mer is the last commune of the Alpes-Maritimes coast before the Var. One road comes in from La Napoule and follows the water to the border. The red rock of the Esterel falls straight into the sea, and the hills behind the houses are protected land. The houses sit on the narrow strip between the two. The commune is a single cadastral section: the port and the village, the Pointe de l'Aiguille, Port-la-Galère, Miramar.

Over twelve years the register records 299 house sales here for €442M, at a median of €825K. Of those, 39 reached €3M or more. One of them is our own. The house on the avenue du Groupe Naval d'Assaut sold for €3.26M in 2018 and again for €6.10M in 2021, closed by Elena Agueeva, per the notarial attestation held for it.

Twelve years put €442M through 299 sales

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

The same 299 sales, year by year

The readable series behind the two charts — same query

The 12 most recent recorded sales

Newest first · month of the deed, street and price. The state publishes the register in instalments, so recent months can still gain sales in a later edition.

The 25 properties that sold twice or more, steepest change first

First and latest recorded sale on the same cadastral parcel · the eight steepest shown

A street may appear twice: each row is a distinct property, identified in the register by an address we do not print. Between two sales the recorded floor area often grows, because the house comes back extended or rebuilt. Where that happened, the change includes the works, not only the market.

† This sale was closed by Elena Agueeva. It appears in the state register at that date and price; who closed it is carried by the notarial attestation held for it.

The eight largest deeds top out at €26.00M

Year of the deed and street only, never a house number. “—” marks a deed from the 2014 and 2015 records, which carry no street at all; every deed from 2016 onward has one.

All 39 qualified deeds at €3M and above, one by one

Every sale of €3M or more that the figures above rest on, as recorded in the state register. Year and street only, and no floor areas: the register under-records built surface on large properties, so a price per square metre would mislead.

Source: Demandes de Valeurs Foncières (DGFiP), published under the Licence Ouverte — qualified one by one by Elena Agueeva. Deeds are listed highest first; “—” marks a deed whose street the register leaves blank.

† This sale was closed by Elena Agueeva. It appears in the state register at that date and price; who closed it is carried by the notarial attestation held for it.

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 scope is the whole commune of Théoule-sur-Mer, a single cadastral section from the port to the Var border. Houses only, never flats. One sale often enters the register as several rows, one per parcel it covers; rows sharing the same date and price are counted as one sale. Every figure rests on sales qualified one by one by the Intelligence Unit before entering any average. The register records asset sales only. A property sold through a company (an SCI, the French property-holding company families commonly use) never appears, and properties of this rank often trade that way, so the register understates this market's true depth. Recorded built areas may cover only part of a property, so no price per square metre is printed anywhere in this report. The state publishes the register in instalments and late deeds keep arriving, so the most recent months can still gain sales in a later edition.

The mandate book: our agency currently holds one active sales mandate in this market — a listing at €29M. Email Elena

The Estérel's sculpted seafront

The commune's waterfront runs from the port to Port-la-Galère — Jacques Couëlle's marine village on the red rock, his sculptural first group. The architecture that prices this coastline apart is read in depth in the Riviera Couëlle report.

What is a waterfront villa in Théoule-sur-Mer worth?

The register frames the market rather than pricing any single villa: 299 qualified sales over 2014–2025, €0.44bn traded, a commune-wide median of €825K — and above it an estate tier of 39 sales at €3M or more, 3 at €10M or more, and a recorded ceiling of €26M. Position on the Estérel's red rock, sea line and architecture move waterfront estates far from the median. A confidential written opinion of value, built on the qualified comparables behind this report, is available from us on request.

Do waterfront villas in Théoule and the Estérel sell off-market?

Structurally, yes. The register records sales of the property itself — SCI-share transactions never appear on the register, and estates on this coastline commonly trade in corporate form, so the €0.44bn documented here is a floor. Discretion is a legitimate preference of owners at this level of the market, and unadvertised sales are standard practice. How discreet sales work on this coast — valuation without a listing history, and the process we run from our off-market register — is set out in the off-market brief.

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.

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.

Emailelena@elenaagueeva.comTelephone+33 7 66 44 02 34WhatsAppMessage Elena Agueeva

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