Overview
Cannes is synonymous with glamour, luxury, and the world-famous Film Festival. This Mediterranean jewel offers some of the most prestigious real estate on the French Riviera, from Belle Époque palaces to ultra-modern villas.
Market trend (recorded transactions)
€5,623/m² (IQR (p25–p75): €4,239–€7,424/m², n=419). 0.0% YoY · +3.3% QoQ. Source: DVF (DGFiP) (Open Licence 2.0).
QoQ = change vs previous quarter. YoY = change vs the same quarter last year. IQR (p25–p75) = middle 50% of deals.
Market activity: Q2–Q3 (based on deal count; DVF is delayed). Activity ≠ price.
| Quarter | Deals | Median €/m² | IQR (p25–p75) | QoQ | YoY |
|---|---|---|---|---|---|
| 2024-Q1 | 456 | €5,526 | €4,375–€7,458 | -4.1% | +1.0% |
| 2024-Q2 | 486 | €5,621 | €4,167–€7,332 | +1.7% | +4.9% |
| 2024-Q3 | 489 | €5,668 | €4,286–€7,562 | +0.8% | +3.9% |
| 2024-Q4 | 464 | €5,791 | €4,284–€7,866 | +2.2% | +0.5% |
| 2025-Q1 | 470 | €5,444 | €4,282–€7,308 | -6.0% | -1.5% |
| 2025-Q2 | 419 | €5,623 | €4,239–€7,424 | +3.3% | 0.0% |
Show 5-year quarterly history (apartments) — 2020-Q3 → 2025-Q2
| Quarter | Deals | Median €/m² |
|---|---|---|
| 2020-Q3 | 593 | €4,627 |
| 2020-Q4 | 637 | €4,787 |
| 2021-Q1 | 546 | €4,622 |
| 2021-Q2 | 616 | €4,512 |
| 2021-Q3 | 622 | €4,692 |
| 2021-Q4 | 613 | €4,808 |
| 2022-Q1 | 643 | €5,074 |
| 2022-Q2 | 730 | €5,154 |
| 2022-Q3 | 672 | €5,097 |
| 2022-Q4 | 612 | €5,193 |
| 2023-Q1 | 626 | €5,472 |
| 2023-Q2 | 599 | €5,357 |
| 2023-Q3 | 505 | €5,455 |
| 2023-Q4 | 491 | €5,765 |
| 2024-Q1 | 456 | €5,526 |
| 2024-Q2 | 486 | €5,621 |
| 2024-Q3 | 489 | €5,668 |
| 2024-Q4 | 464 | €5,791 |
| 2025-Q1 | 470 | €5,444 |
| 2025-Q2 | 419 | €5,623 |
DVF is published with a delay (registration/processing lag). We compute €/m² only for records with valid transaction value and built area, then aggregate by quarter using median/IQR (to reduce outliers). Use these figures as a directional indicator for trends and seasonality, not as an official appraisal. For a specific property, micro-location and building quality dominate.
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Why Buy in Cannes?
Lifestyle Benefits
- Prestige: Home to Film Festival, MIPIM, Cannes Lions — global recognition
- Beaches: Private beach clubs, crystal-clear water, 8km of coastline
- Shopping: Luxury boutiques on Rue d'Antibes and La Croisette
- Events: 200+ international events annually attract elite clientele
Investment Potential
| Property Type | Size | Price Range |
|---|---|---|
| Studio | 25-40m² | €200,000-400,000 |
| 2-bedroom | 60-80m² | €500,000-900,000 |
| 3-bedroom | 100-150m² | €800,000-2,000,000 |
| Croisette Apartment | 150-300m² | €3,000,000-10,000,000 |
| Villa Californie | 300-600m² | €5,000,000-30,000,000+ |
Neighborhoods Guide
La Croisette — €12,000-20,000/m²
The legendary boulevard where stars walk during Film Festival. Sea-facing apartments in Art Deco and contemporary buildings. Direct beach access, palace hotels, and maximum prestige.
Best for: Ultimate prestige buyers, investors targeting festival rentals
Californie — €8,000-15,000/m²
The Beverly Hills of Cannes. Hillside villas with panoramic sea views, tropical gardens, and complete privacy. Historic estates alongside modern architectural masterpieces.
Best for: Privacy seekers, families, those wanting villa lifestyle with proximity to Cannes
Le Cannet — €4,500-7,000/m²
Just above Cannes, this residential area offers excellent value. Mix of apartments and smaller villas. Great schools, local markets, authentic Provençal atmosphere.
Best for: Families, permanent residents, value-conscious buyers
Palm Beach — €10,000-18,000/m²
Exclusive peninsula with its own casino, beach clubs, and marina. Quieter than La Croisette but equally prestigious. Popular with yacht owners.
Best for: Yacht owners, those seeking exclusivity away from tourists
Market Trends 2025
Cannes property prices increased 5.3% in 2024, outperforming the Côte d'Azur average. Key trends:
- Festival rental boom: Croisette apartments earn €10,000-50,000/week during Film Festival
- Middle East buyers: Increased activity post-2023
- Eco-luxury demand: New developments with sustainability certifications command premiums
Insider tip: Buy before January for best negotiation leverage. Sellers often accept 7-10% below asking to close before new fiscal year.
Ready to Find Your Cannes Property?
Contact us for a free consultation. We have exclusive access to off-market properties in La Croisette and Californie.
Market trend data: DVF (DGFiP) recorded transactions (Open Licence 2.0). Updated when DVF publishes new batches (typically 2×/year) and after site deployment.