The Challenge
Our clients, Marc and Isabelle, a semi-retired Swiss couple, were searching for a 2-bedroom apartment in Cannes to use as a holiday home and potential rental property. After viewing several options, they fell in love with a beautifully renovated apartment on the Boulevard Carnot.
The Property at First Glance
The apartment seemed perfect:
- 130m² with 3 bedrooms
- Fully renovated with high-end finishes
- South-facing balcony with sea glimpses
- Walking distance to La Croisette
- Price: €850,000 (reasonable for the area)
The seller's agent showed the property during a quiet Tuesday afternoon. The apartment was pristine, the light was beautiful, and Marc and Isabelle were ready to make an offer immediately.
Our Approach
As their buyer's agent, we implemented our standard due diligence process, which includes multiple visits at different times of day.
The Evening Visit
We scheduled a second viewing for 7 PM on a Thursday. What we discovered changed everything.
Boulevard Carnot is a major traffic artery, and during evening rush hour:
- Constant traffic noise penetrated the apartment
- Double-glazing was inadequate for the noise levels
- The "peaceful" balcony was unusable during peak hours
- Noise continued until late evening due to restaurant traffic
Additional Red Flags
Our investigation also revealed:
- The seller had installed soundproofing in the bedroom only
- Previous listing photos showed noise-reducing curtains (now removed)
- Local forums mentioned ongoing disputes about traffic in the building
- The property had been on the market for 8 months (unusual for Cannes)
The Problem with Noise
Why is this such a significant issue?
| Impact | Consequence |
|---|
The estimated loss on resale alone: €50,000 - €100,000.
Our Solution
We advised Marc and Isabelle to withdraw from this property and expanded our search to include:
- Streets set back from main roads
- Buildings with interior-facing apartments
- Properties with proven rental track records
The Alternative Property
Within two weeks, we found a superior option:
- Similar size (125m²) apartment
- Quieter location on Rue d'Antibes (pedestrian street)
- Same budget (€830,000)
- Proven rental income of €45,000/year
- Walk-in ready condition
The Outcome
Marc and Isabelle purchased the alternative apartment and have been delighted with their decision:
- Year-round peace and quiet
- Strong rental performance (above market average)
- Easy resale potential (two offers received within first year, declined)
- Personal enjoyment during their visits
The Lesson
This case demonstrates why independent buyer representation is essential:
- Multiple viewings at different times catch hidden issues
- Local knowledge identifies properties with known problems
- No sales pressure allows walking away when needed
- Alternative sourcing finds better options quickly
What Would Have Happened?
Without our intervention:
- Immediate purchase of the noisy apartment
- Difficulty renting due to negative reviews
- Forced to sell at significant discount
- Total potential loss: €50,000 - €100,000+
Key Takeaways
For buyers considering Cannes properties:
- Always visit multiple times, including evenings
- Check traffic patterns on Google Maps
- Review rental reviews for comparable properties
- Ask why a property has been on market long
- Use a buyer's agent for independent due diligence
Ready to Avoid Similar Mistakes?
Our due diligence process protects you from hidden issues. Whether it's noise, structural problems, or legal complications, we catch the issues before you sign.