Compare · VERA PI research
Saint-Jean-Cap-Ferrat against Cap d'Antibes.
Saint-Jean-Cap-Ferrat villas sell at 68% more per m² than Cap d'Antibes. Every figure for both places and France, from the same registers: DVF home sales January 2021 – June 2026, INSEE's census 2022 and Filosofi 2021, and the agencies' adverts read today.
Key takeaways
- Saint-Jean-Cap-Ferrat's villas and houses sell at a 68% premium to Cap d'Antibes: €24,180 against €14,376 per m², January 2021 – June 2026. In 2021 the gap was 50%.
- Since 2021 the villa price index is +57.3% for Saint-Jean-Cap-Ferrat and +0.2% for Cap d'Antibes, against +6.2% for France.
- Saint-Jean-Cap-Ferrat's apartments cost 56% more per m² (€11,680 against €7,484); since 2021 they have moved +17.4% and +25.0%, France +3.4%.
- Cap d'Antibes is the more liquid market: 3.4% of its homes sell each year, against 3.0% (France 2.5%).
Alpes-Maritimes (06)
Saint-Jean-Cap-Ferrat
Antibes · the peninsula
Cap d'Antibes
Each dot an address, lit by the median price per m² of the homes sold around it – one scale for both maps.€1,000€5,000€25,000+
Exhibit 1
Saint-Jean-Cap-Ferrat villas have outrun Cap d'Antibes by 57 points since 2021
Saint-Jean-Cap-Ferrat +57.3% · Cap d'Antibes +0.2% · France +6.2%
Median price per m² by year as an index, 2021 = 100; a year needs ten sales. 2026 is January–June.
The figures
| Year | Saint-Jean-Cap-Ferrat | Cap d'Antibes | France |
|---|---|---|---|
| 2021 | €21,500 · 100 · n=33 | €14,325 · 100 · n=39 | €2,022 · 100 · n=614202 |
| 2022 | €21,342 · 99 · n=36 | €13,036 · 91 · n=45 | €2,184 · 108 · n=567152 |
| 2023 | €23,335 · 109 · n=26 | €14,693 · 103 · n=42 | €2,167 · 107 · n=443225 |
| 2024 | €28,438 · 132 · n=16 | €16,951 · 118 · n=42 | €2,105 · 104 · n=409499 |
| 2025 | €29,577 · 138 · n=17 | €14,358 · 100 · n=36 | €2,154 · 107 · n=459909 |
| 2026 H1 | €33,819 · 157 · n=12 | – | €2,147 · 106 · n=201047 |
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 2
Cap d'Antibes apartments have outrun Saint-Jean-Cap-Ferrat by 8 points since 2021
Saint-Jean-Cap-Ferrat +17.4% · Cap d'Antibes +25.0% · France +3.4%
Median price per m² by year as an index, 2021 = 100; a year needs ten sales. A hollow point on a dashed line is a thin year – three to nine sales, shown with its n, read with care. 2026 is January–June.
The figures
| Year | Saint-Jean-Cap-Ferrat | Cap d'Antibes | France |
|---|---|---|---|
| 2021 | €10,586 · 100 · n=44 | €6,332 · 100 · n=26 | €3,178 · 100 · n=489401 |
| 2022 | €11,288 · 107 · n=45 | €7,627 · 120 · n=29 | €3,387 · 107 · n=490407 |
| 2023 | €12,755 · 120 · n=43 | €7,509 · 119 · n=21 | €3,352 · 105 · n=383475 |
| 2024 | €11,613 · 110 · n=29 | €7,328 · 116 · n=18 | €3,233 · 102 · n=335260 |
| 2025 | €13,788 · 130 · n=28 | €7,917 · 125 · n=21 | €3,280 · 103 · n=374572 |
| 2026 H1 | €12,429 · 117 · n=15 | €9,100 · 144 · n=7 | €3,286 · 103 · n=173503 |
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 3
Saint-Jean-Cap-Ferrat villas have sold at a premium to Cap d'Antibes every year since 2021
The median price per m² of Cap d'Antibes against Saint-Jean-Cap-Ferrat, the same year and kind: a bar to the right, Cap d'Antibes dearer; to the left, Saint-Jean-Cap-Ferrat dearer. A year needs ten sales in both places; scale ±60%.
The figures
| Year | Villas and houses | Apartments |
|---|---|---|
| 2021 | −33.4% | −40.2% |
| 2022 | −38.9% | −32.4% |
| 2023 | −37.0% | −41.1% |
| 2024 | −40.4% | −36.9% |
| 2025 | −51.5% | −42.6% |
| 2026 H1 | – | – |
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 4
The top 10% of villa sales start at €22m in Saint-Jean-Cap-Ferrat and €7.36m in Cap d'Antibes
Villas and houses · € per m²
Apartments · € per m²
- Villas and houses · the top 10% of sales start atSaint-Jean-Cap-Ferrat €22mCap d'Antibes €7.36m
- Apartments · the top 10% of sales start atSaint-Jean-Cap-Ferrat €2.37mCap d'Antibes €1.49m
Each bar runs from the 10th to the 90th percentile of the price per m², the box from the 25th to the 75th, the white mark at the median; one log scale for both places and France, January 2021 – June 2026; quantiles need ten sales.
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 5
Saint-Jean-Cap-Ferrat records more home sales: 63 a year against 60
Villas and houses · sales a year
Apartments · sales a year
Recorded home sales by year; 2026 is January–June.
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 6
In Saint-Jean-Cap-Ferrat, villas over 400 m² sell at €49,708 per m² – 115% above its 100–200 m² villas
Villas and houses · median € per m²
Apartments · median € per m²
The median price per m² by living area, January 2021 – June 2026; a band needs ten sales – an empty slot has fewer.
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 7
The largest recorded sale: €85m for a villa of 1,223 m² in Saint-Jean-Cap-Ferrat, Oct 2022
| # | Month | Kind | m² | Price | €/m² |
|---|---|---|---|---|---|
| 1 | Oct 2022 | Villa/house | 1,223 | €85m | €69,501 |
| 2 | Dec 2025 | Villa/house | 707 | €45m | €63,649 |
| 3 | Dec 2025 | Villa/house | 845 | €44.5m | €52,722 |
| 4 | Nov 2022 | Villa/house | 621 | €40m | €64,412 |
| 5 | May 2021 | Villa/house | 508 | €37.8m | €74,409 |
| # | Month | Kind | m² | Price | €/m² |
|---|---|---|---|---|---|
| 1 | Jan 2024 | Villa/house | 1,970 | €65.9m | €33,446 |
| 2 | Apr 2023 | Villa/house | 923 | €48m | €52,004 |
| 3 | Oct 2024 | Villa/house | 616 | €17.8m | €28,815 |
| 4 | Oct 2024 | Villa/house | 369 | €17.4m | €47,260 |
| 5 | Sep 2025 | Villa/house | 340 | €16.4m | €48,235 |
The five highest prices among the recorded home sales since January 2021 – the month, the kind and the living area as the register states them; no address, never an owner.
Source: DGFiP DVF, home sales January 2021 – June 2026; VERA PI.
Exhibit 8
Every figure side by side: Saint-Jean-Cap-Ferrat, Cap d'Antibes and France
| Saint-Jean-Cap-Ferrat | Cap d'Antibes | GapCap d'Antibes against Saint-Jean-Cap-Ferrat | France | |
|---|---|---|---|---|
| Prices · DVF, January 2021 – June 2026 | ||||
| Villas and houses, median per m² | €24,180 | €14,376 | −41% | €2,124 |
| Apartments, median per m² | €11,680 | €7,484 | −36% | €3,286 |
| Villas and houses, 12 months to June 2026 | €30,282n=23 | €13,100n=21 | −57% | €2,162 |
| …against the 12 months before | ▼12.1%n=23 vs 13 | ▼12.1%n=21 vs 41 | 0.0 pts | ▲1.7% |
| Apartments, 12 months to June 2026 | €12,500n=31 | €8,456n=16 | −32% | €3,298 |
| …against the 12 months before | ▼2.2%n=31 vs 28 | ▲14.8%n=16 vs 21 | +17.0 pts | ▲1.7% |
| Villas and houses since 2021 (index) | ▲57.3% | ▲0.2% | −57.1 pts | ▲6.2% |
| Apartments since 2021 (index) | ▲17.4% | ▲25.0% | +7.6 pts | ▲3.4% |
| Market | ||||
| Home sales since January 2021 | 344 | 328 | −5% | 4,937,006 |
| Home sales a year | 63 | 60 | −5% | 897,637 |
| Turnover, homes sold a year | 2.98% | 3.44% | +0.5 pts | 2.46% |
| Homes · INSEE census 2022 | ||||
| Homes | 2,100 | 1,736 | −17% | 36,563,347 |
| Villas and houses, share of homes | 40.4% | 74.1% | +33.7 pts | 54.5% |
| Second homes | 61.9% | 75.1% | +13.2 pts | 9.8% |
| Owner-occupied main homes | 40.9% | 67.2% | +26.3 pts | 57.7% |
| People · INSEE | ||||
| Residents | 1,476 | 766 | −48% | 65,840,913 |
| Residents, a year since 2016 | ▼1.5% | ▼3.3% | −1.8 pts | ▲0.4% |
| Aged 65 and over | 29.9% | 38.6% | +8.8 pts | 21.0% |
| Median income, a year (2021) | €25,340 | –a | – | €23,080 |
| Unemployment (15–64) | 6.3% | 11.9% | +5.6 pts | 11.3% |
| For sale now · the agencies' adverts | ||||
| Adverts for homes | 78 | 457 | +486% | – |
| …distinct homes (one home listed by several agencies counts once) | ~58 | ~316 | +445% | – |
| …villas and houses (adverts) | 50 | 314 | +528% | – |
| …apartments (adverts) | 27 | 143 | +430% | – |
| Villas and houses, asking against sold | ▲58% | ▲39% | −18.7 pts | – |
| Apartments, asking against sold | ▲84% | ▲77% | −6.7 pts | – |
| Months of supply (distinct homes against 12 months of sales) | 12.9 | 102.5 | +695% | – |
The higher of the two places is set in bold with a gold mark – a reading aid, not a judgement. The gap is Cap d'Antibes against Saint-Jean-Cap-Ferrat: a percentage for prices and counts, percentage points for shares and changes. Medians per m² need ten home sales; n is the sales behind a figure, and a figure on fewer than twenty sales is greyed – read it with care.
Asking against sold is the median gap of the adverts' price per m² to the place's median for the same kind of home. The distinct homes join the adverts of one home placed by several agencies: the same commune and kind, the living area within 3 %, the price within 5 %, and the same street or plot where both say; the months of supply set those against the last twelve months of sales.
a – INSEE does not publish income for Cap d'Antibes: Filosofi 2021 at IRIS level marks it «ns», too few households to be significant.
Cap d'Antibes here is INSEE's IRIS «Le Cap» (060040103): its homes and people (census 2022; unemployment from RP 2022 «activité des résidents»; the 2016 population from RP 2016 at IRIS level, geography 2018 – the contour unchanged) and the home sales inside it.
Source: DGFiP DVF (geo-dvf, Etalab, 2021–2025; DGFiP's file of 12 October 2026 for January–June 2026); INSEE, Recensement de la population 2022 and 2016, Filosofi 2021; the adverts VERA PI reads from the agencies' own sites, today.
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