On most markets, a flat price is a dull one. On Cap d'Antibes, it is the entire story.
Between 2021 and 2025, 198 villas changed hands on the peninsula. Across five years of pandemic aftershocks, rate shocks and shifting global wealth, the median villa price barely moved — €2.10M, then €2.75M, €2.78M, settling at €2.31M in 2025. In a world that has priced volatility into everything, the Cap's most remarkable figure is its steadiness.
Scarcity, not speculation
That stability is not stagnation; it is structure. Cap d'Antibes is a fixed quantity — a finite peninsula of just ten cadastral sections, where La Garoupe, Bacon and the lighthouse end have not gained an acre since the Fitzgeralds summered here. When supply cannot expand and demand is global, prices do not swing — they hold. Buyers here are not chasing momentum; they are securing scarcity. And scarcity does not discount.
By the numbers (2021–2025)
- 198 villa sales · €867M total transacted
- Median price held between €2.1M and €2.8M (€15,000–€17,000 per m²)
- 2024, the ultra-prime peak: 10 sales above €5M, six above €10M, and a €65.9M record
- 2025: 35 sales, median €2.31M
Where the Cap moves is at the summit
If the median holds, the headline lives at the top. 2024 was the peninsula's ultra-prime year, with ten villas trading above €5M and a single estate at €65.9M — the largest villa sale the public record shows for the commune. Total transacted value climbed from €166M in 2022 to €223M in 2024, before normalising to €120M in 2025. The story was never the median; it is the depth of the trophy tier — the handful of generational assets that set the ceiling.
For buyers, the read is simple: on the Cap, you are not pricing a house — you are pricing access to something that cannot be made more of. For sellers, patience is leverage. And for anyone tracking the Riviera's super-prime market, Cap d'Antibes remains exactly what it has always been: not a place where fortunes are speculated, but where they are kept.
Currently on the market on Cap d'Antibes: Domaine de la Belle Étoile — a contemporary 1.47-hectare estate, asking €58.95M, represented by Elena Agueeva (co-mandate). The photography illustrates the market; it is a current listing, not a recorded sale.
Source: DVF. Notarised villa sales only.