Théoule-sur-Mer — The 12-Year Villa Market
Théoule-sur-Mer — the red-rock gate of the bay of Cannes, villas (type Maison), DVF 2014–2025, estate-deduplicated. The whole commune, every price band: the port to Port-la-Galère, the Pointe de l'Aiguille to Miramar, the last commune of the Alpes-Maritimes coast before the Var.
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Intelligence Analytics distills one market into its DVF metrics: 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.
Market data
Key findings
39 sales at €3M or above in twelve years; the register's ceiling is €26.00M (2014).
25 addresses came back to the register across the twelve years, 22 of them higher — a median uplift of +35% between passages.
The median sale moved from €819K (2014–2020) to €905K (2021–2025) — +11%.
Sales at €3M+ carried 27% of turnover in 2014–2020 and 57% in 2021–2025.
299 qualified sales for €0.44bn traded across twelve years — about 25 deeds a year, every band of the market.
The thesis
This is the register of a market that changed state. For six years Théoule traded as a village — 115 deeds through 2019 at a €813,000 median, six of them ever clearing €3M. Then the tier arrived: 33 sales at €3M or above since 2020 — five and a half times the prior decade-half's count — while the commune's median climbed towards €1M and the new tier printed its summits: €13.6M on the avenue de Lérins in 2021, €11.2M above Port-la-Galère in 2022, €7.5M on the Corniche d'Or in 2025, all beneath the register's solitary crown of €26.0M set back in 2014. The geology explains the repricing better than any cycle: one road in from La Napoule, porphyry cliffs straight into the sea, and behind them the protected mass of the Esterel — the commune is a shelf cut into red rock, and nothing more will ever be built on its shoreline. Where Cannes prices its address, Théoule prices its impossibility; the bay's western gate has been discovered, and the register shows the exact year it happened.
The market
The whole commune of Théoule-sur-Mer (Alpes-Maritimes) — a single cadastral section from the port to the Var border: the village, the Pointe de l'Aiguille, Port-la-Galère, Miramar.
| 299 qualified sales 2014–2025 | €0.44bn total value traded | €825K median sale (12 yrs) | 39 sales ≥ €3M | 3 sales ≥ €10M | €26.00M largest recorded sale |
The re-rating cycle — steepest same-villa returns
| Address | First sale | Latest sale | Change |
|---|---|---|---|
| 5 Des Jasmins | €670K (2018) | €3.60M (2025) | +437 % |
| 30 De Lerins | €138K (2021) | €645K (2024) | +369 % |
| 33 Cactus Roc | €870K (2017) | €3.28M (2025) | +277 % |
| 9 De Lerins | €1.55M (2016) | €3.62M (2022) | +133 % |
| 22 Du Groupe Naval D Assaut | €3.26M (2018) | €6.10M (2021) | +87 % |
| 41 Roc Et Mimosas | €1.80M (2015) | €2.97M (2022) | +65 % |
| 40 Saint Hubert | €224K (2014) | €360K (2025) | +61 % |
| 42 Du Trayas | €315K (2016) | €505K (2025) | +60 % |
Eight of 25 repeat addresses shown, ranked by uplift. DVF cannot separate works from market movement; the table prices the two together.
Largest recorded sales
| Date | Address | m² built | Price |
|---|---|---|---|
| 27.11.2014 | — | 860 | €26.00M |
| 08.12.2021 | 57 De Lerins | 40 | €13.60M |
| 15.12.2022 | 16 Du Groupe Naval D Assaut | 286 | €11.20M |
| 22.10.2021 | 13 De Lerins | 456 | €8.29M |
| 29.10.2025 | 75 De La Corniche D Or | 274 | €7.49M |
| 10.11.2021 | 22 Du Groupe Naval D Assaut | 206 | €6.10M |
| 21.06.2022 | 6 Renoir | 180 | €5.80M |
| 30.12.2021 | 35 Roc Et Mimosas | 200 | €5.55M |
Caveats. The scope is the whole commune of Théoule-sur-Mer — a single cadastral section, the port to the Var border. Every figure rests on transactions individually qualified by the Intelligence Unit; the qualification protocol is proprietary. Records are mutations as registered; multi-parcel estates are grouped by date and price. DVF records asset deals only — SCI-share transactions never appear, and the top of this market commonly trades in corporate form, so its true depth 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.
The place, documented
Selected rankings
Questions, answered
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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