Overview
Menton is the warmest town on the French Riviera, blessed with a unique microclimate that allows lemon trees to flourish year-round. Bordering Italy, this "Pearl of France" offers Belle Époque grandeur, pastel-colored old town, and a more authentic Mediterranean lifestyle than its glitzy neighbors.
Why Buy in Menton?
Unique Advantages
- Microclimate: 316 days of sunshine, warmest town on the Riviera
- Italian influence: Fresh markets, cuisine, culture blend
- Value: 20-30% below Monaco area, 15-20% below Nice
- Lemon Festival: World-famous annual event attracting 200,000 visitors
- Gardens: Exceptional botanical gardens (Serre de la Madone, Val Rahmeh)
Investment Potential
| Property Type | Size | Price Range |
|---|---|---|
| 2-bedroom apt | 50-70m² | €200,000-350,000 |
| 3-bedroom apt | 80-120m² | €320,000-550,000 |
| Townhouse | 120-200m² | €450,000-900,000 |
| Villa | 200-400m² | €800,000-3,000,000+ |
Neighborhoods Guide
Vieille Ville — €4,500-7,000/m²
The stunning old town with pastel facades climbing the hillside. Baroque churches, narrow streets, panoramic views. Character properties in historic buildings.
Best for: History lovers, artists, those seeking Mediterranean authenticity
Garavan — €5,000-8,000/m²
The prestigious eastern district bordering Italy. Belle Époque villas, exotic gardens, quieter atmosphere. Walk to Italy in 10 minutes.
Best for: Garden lovers, privacy seekers, those wanting the Italian-French lifestyle blend
Centre — €4,000-6,000/m²
The commercial heart with promenade, beaches, and amenities. Mix of period apartments and modern residences. Easy access to train station.
Best for: Year-round residents, those wanting town conveniences, commuters to Monaco
Lemon Festival Investment
The Fête du Citron (February-March) transforms the town:
- Short-term rentals: Premium rates, 200% above normal
- Occupancy: 95%+ during 3-week festival
- Annual boost: Significant income during typically slow season
- Long-term trend: Growing international awareness
Insider tip: Properties with sea view in the old town are rare treasures. When they come on market (1-2/year), they sell within days. Get on our alert list.
Menton vs Other Riviera Towns
| Aspect | Menton | Nice | Monaco Area |
|---|
Ready to Find Your Menton Property?
Contact us for a free consultation. We'll show you why Menton is the Riviera's best-kept secret.
Last updated: December 2025. Data from notarial records and our transaction database.