Which property type and town fit your budget?
Start with your total purchase budget, then compare apartments and houses in suitable towns. The medians below show the scale of recorded transaction budgets. They help narrow the search; check a selected property’s price against similar sales, allowing for floor area, condition and everything included in the transaction.
The tables below show the budgets recorded for apartment and house sales in 2025. These are IMMO BTC calculations using open data from the French tax authority, downloaded on 21 September 2026.
The median divides the sample in half: half the sales fall below it and half above. It helps buyers choose a budget range and search area. For a comparison with the notaries’ portal, select the same year, property type and geographical area.
Department and four-town sample
| Area | Apartments: median €/m² | Sales | Houses: median €/m² | Sales |
|---|---|---|---|---|
| Alpes-Maritimes | 4,851 | 20,079 | 5,285 | 2,330 |
| Nice | 4,853 | 7,282 | 6,449 | 208 |
| Cannes | 5,685 | 2,320 | 5,952 | 69 |
| Antibes | 5,190 | 1,868 | 6,630 | 139 |
| Cagnes-sur-Mer | 4,783 | 848 | 5,771 | 94 |
The “Sales” columns give the number of transactions retained. A price per square metre is calculated for each sale, then the median of those values is found.
| Town | Apartments: median transaction budget | Houses: median transaction budget |
|---|---|---|
| Nice | €230,000 | €581,650 |
| Cannes | €265,000 | €529,000 |
| Antibes | €254,000 | €604,000 |
| Cagnes-sur-Mer | €228,000 | €521,200 |
Source for both tables: DGFiP / Etalab, geo-DVF 2025, Alpes-Maritimes; IMMO BTC calculations. The budget describes the overall purchase price, while the price per square metre helps compare homes of different sizes.
How the sample changed from 2024
We applied the same selection to 2024 data. The table compares medians of registered sales; their movement includes the effect of changes in the properties sold.
| City | Apartments, €/m²: 2024 → 2025 | Houses, €/m²: 2024 → 2025 |
|---|---|---|
| Nice | 4,740 → 4,853 | 6,231 → 6,449 |
| Cannes | 5,720 → 5,685 | 6,555 → 5,952 |
| Antibes | 5,075 → 5,190 | 6,799 → 6,630 |
| Cagnes-sur-Mer | 4,655 → 4,783 | 6,261 → 5,771 |
Source: DGFiP / Etalab, 2024 and 2025; IMMO BTC calculations. Cannes’ house samples contain 70 and 69 sales respectively, making the comparison particularly sensitive to which homes sold.
In Cagnes-sur-Mer, the house ratio per m² fell while the median purchase budget remained almost unchanged: €520,000 in 2024 and €521,200 in 2025. These are two different reference points. The budget depends on the total amount; a price comparison also needs the floor area and the property package.
Earlier site reviews selected property records. This article uses a stricter filter of one apartment or house per sale. The table applies the same method in both years.
Reading the calculation
The sample includes ordinary sales of a single apartment or house with a recorded price and floor area. Sales involving several homes or commercial premises are excluded, and duplicate records are removed. It is a selected subset of registered sales.
For each sale, the total transaction price is divided by the home’s recorded floor area. That price may also include a garage, land or ancillary premises. Comparisons are therefore more useful between similar packages, such as two apartments that both include parking. Confirm the area against the seller’s documents, including the Carrez measurement for an apartment.
The budget table gives the median total transaction price. It indicates the scale of the acquisition cost; buyers add legal fees and subsequent works separately. The detailed calculation method describes the filters and source data.
Applying the figures to a search
Nice’s apartment sample is much broader than its house sample. Cannes has a particularly small house sample, making its composition more sensitive to expensive or unusual sales. Antibes and Cagnes-sur-Mer have their own budget structures and should not be valued through the department average.
For apartments, examine floor level, lift, terrace, condition and shared-building costs. For houses, examine land, access, physical condition, soil risk and extension permissions. DVF does not fully describe views, noise, renovation quality or condition when sold.
Use the tables to orient a budget and search area. Support an offer with recent comparable properties in the relevant micro-location. Market trends require a separate index, such as the September INSEE review, rather than mismatched medians.
This descriptive sample is not a valuation or a promised purchase price. Only aggregates are published, without addresses, individual transactions or information identifying participants.
Comparing the price of a selected property
To assess a listing, look for recent sales in the same neighbourhood and of the same property type: apartments with apartments, houses with houses. Compare floor area, room count and condition. For an apartment, also record floor level, lift and terrace; for a house, land and access. Check what the price includes: parking, a garage or ancillary premises may form part of the sale.
Record the differences beside each comparable. Where information is missing, keep it as a question for the seller or the documents: DVF does not reconstruct a home’s condition on the sale date. This table helps explain price differences and prepare questions for viewings and negotiation. It does not replace a valuation of the property.
What to check next
After comparing budgets, retain the property types and towns where you are ready to consider actual listings. Among affordable options, the choice also depends on how your ordinary week will work.
Next question: how can you assess the shortlisted neighbourhoods for journeys, noise and everyday services? The city comparisons set out checks for door-to-door travel, evening returns and services near the home.
If you have shortlisted listings, their addresses, plans and condition details provide a basis for discussing with IMMO BTC which homes are comparable and which differences to check during viewings.
How do you compare two listings with different prices?
Start with the price check, then add costs and works using the full-budget guide. Send two links and explain how you would use the home: city medians cannot capture its condition, view or building liabilities.
Sources and verification date
Checked on 22 September 2026. Observation periods and limitations are identified in the article.
