Two sources, different measures
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.
Sources and verification date
Checked on 21 September 2026. Observation periods and limitations are identified in the article.
