French Riviera · every address on one map

In numbers · French Riviera

French Riviera in numbers.

Compare French Riviera with another place

585,937 homes – 88,494 of them villas and houses – for 725,676 residents, 30% of them second homes; 114,595 home sales since January 2021. Every figure against Alpes-Maritimes and France.

Homes585,937▲0.6% a year since 2016

Villas and houses88,49415% of homes · France 55%

Apartments493,41984% of homes · France 44%

Second homes30.0%175,622 homes · France 9.8%

Residents725,676▲0.3% a year since 2016

Income, weighted median€22,793a year, 2021 · France €23,080

The housing stock

15% villas and houses, 30% second homes.

How the 585,937 homes are used

Main homes: 62.0%; 363,209
Second homes: 30.0%; 175,622
Vacant: 8.0%; 47,104

Kind of home

Villas and houses: 15.2%; 88,494
Apartments: 84.8%; 493,419

Who holds the 363,209 main homes

Owners: 51.5%; 187,080
Private renters: 34.3%; 124,718
Social housing: 10.8%; 39,327
Rent-free: 3.3%; 12,087

Main homes by the year they were builtFrench RivieraFrance

Before 19196.4%

1919–19458.6%

1946–197029.8%

1971–199034.5%

1991–200511.9%

2006–20188.7%

Main homes by sizeFrench RivieraFrance

1 room12.1%

2 rooms26.5%

3 rooms34.1%

4 rooms17.5%

5 rooms or more9.7%

Rooms in the average main home: 2.9house 4.5 · apartment 2.7
Households with a parking space: 60%
Households in their home ten years or more: 47%
Second homes, a year since 2016: ▲0.9%

The market

Villas and houses ▲16%, apartments ▲15% since 2021.

Home sales114,595Jan 2021 – Jun 2026 · 20,835 a year

Turnover3.6%of homes sold a year · France 2.5%

Villas and houses€6,784/m²median · 12,802 sales

Apartments€4,792/m²median · 101,793 sales

Villas and houses · 12 months▲2.4%€7,174/m² · 2,059 sales · year before €7,008

Apartments · 12 months▲1.8%€5,088/m² · 17,351 sales · year before €5,000

Median per m² by year, by kind of home

Villas & housesApartments

French Riviera · median per m² by year · Villas & houses €6,024 in 2021 → €6,960 in 2026 H1 (+16%) · Apartments €4,383 in 2021 → €5,058 in 2026 H1 (+15%) · All homes €4,530 → €5,211 (+15%). 2026 is January–June only. A year needs ten sales.

Year	Villas & houses	Sales	Apartments	Sales	All homes	Sales
2021	€6,024	3,003	€4,383	20,349	€4,530	23,352
2022	€6,769	2,910	€4,692	22,048	€4,857	24,958
2023	€7,279	2,064	€4,911	17,942	€5,068	20,006
2024	€7,052	1,840	€5,000	15,578	€5,122	17,418
2025	€7,105	2,051	€5,037	17,474	€5,190	19,525
2026 H1	€6,960	934	€5,058	8,402	€5,211	9,336

For sale today

Homes for sale10,1253,622 villas and houses · 6,495 apartments

Villas and houses, asking€10,692/m²▲41% on the sales' median

Apartments, asking€7,071/m²▲40% on the sales' median

Months of supply6.3at the last twelve months' pace

Villas on the market4.1%of all villas and houses

Who lives here

725,676 residents, a median income of €22,793.

Residents725,676▲0.3% a year since 2016

Aged 65 and over26.6%France 21.0%

Households363,2091.95 people each

Executives and professionals10.2%of residents 15+ · France 10.8%

Unemployment12.6%aged 15–64 · France 11.3%

Jobs314,81874 per 100 residents aged 15–64

Residents by ageFrench RivieraFrance

Under 1514.6%

15–2916.0%

30–4417.5%

45–5919.2%

60–7418.5%

75 and over14.3%

Income · 2021

Income, weighted median€22,793a year, per consumption unit · France €23,080

The top tenth€43,528+a year · France €41,230

The bottom tenthunder €11,035top to bottom 3.9×

Poverty rate18.7%France 14.9%

Paying income tax54.0%of households · France 53.4%

From pensions31.2%of income · 13.6% from wealth

Commune by commune

The 22 communes, side by side.

Commune	Homes	Villas and houses	Apartments	Second homes	Population	Median income	Sales a year	Turnover	Villas for sale
Nice	238,750	15,858	221,208	14%	353,701	€21,570	8,080	3.4%	224
Saint-Raphaël	36,544	10,548	25,939	43%	36,632	€25,010	1,496	4.1%	219
Antibes	65,041	9,505	55,170	34%	76,612	€24,410	2,273	3.5%	499
Sainte-Maxime	17,489	6,644	10,724	55%	14,394	€23,540	628	3.6%	308
Mougins	11,619	6,417	5,175	20%	19,481	€27,390	376	3.2%	412
Grimaud	8,163	5,149	2,809	69%	4,557	€24,650	324	4.0%	319
Cannes	72,789	4,883	67,491	45%	74,040	€21,210	2,782	3.8%	333
Mandelieu-la-Napoule	21,916	3,730	18,033	43%	21,201	€24,180	893	4.1%	170
Le Cannet	26,571	3,678	22,781	16%	40,198	€22,250	1,100	4.1%	116
Valbonne	6,884	3,070	3,574	17%	12,389	€29,220	175	2.5%	156
Menton	29,519	2,741	26,641	43%	30,326	€22,590	1,035	3.5%	51
Gassin	3,754	2,619	913	64%	2,674	€25,130	111	2.9%	70
Saint-Tropez	6,883	2,427	4,440	68%	3,586	€25,990	233	3.4%	120
Ramatuelle	2,824	2,287	489	64%	1,889	€25,940	72	2.5%	92
Roquebrune-Cap-Martin	14,114	2,103	11,981	50%	12,419	€25,330	518	3.7%	109
Saint-Paul-de-Vence	2,273	1,832	395	28%	3,190	€29,400	63	2.8%	115
Villefranche-sur-Mer	5,467	1,266	4,169	50%	5,012	€26,690	194	3.6%	74
Èze	2,225	1,198	1,014	48%	2,155	€29,970	70	3.2%	75
Saint-Jean-Cap-Ferrat	2,100	849	1,242	62%	1,476	€25,340	63	3.0%	50
Théoule-sur-Mer	3,320	825	2,444	76%	1,418	€24,420	127	3.8%	72
Cap-d'Ail	3,910	496	3,394	32%	4,491	€26,680	97	2.5%	19
Beaulieu-sur-Mer	3,782	369	3,393	41%	3,835	€23,880	127	3.3%	19
French Riviera, 22 communes	585,937	88,494	493,419	30%	725,676	€22,793	20,835	3.6%	3,622

Sorted by villas and houses. Median income: the commune's own (INSEE-DGFiP Filosofi 2021); for the 22 together, their medians weighted by consumption units. Sales a year: DVF January 2021 – June 2026 over 5.5 years. Villas for sale: the agencies' adverts today.

Benchmark

French Riviera against Alpes-Maritimes and France

	French Riviera	Alpes-Maritimes	France
Housing · INSEE census 2022
Homes	585,937	795,111	36,563,347
Villas and houses	88,494	185,082	19,938,097
Villas and houses, share of homes	15.1%	23.3%	54.5%
Apartments	493,419	604,859	16,246,346
Main homes	62.0%	67.2%	82.3%
Second homes	30.0%	24.8%	9.8%
Vacant	8.0%	8.0%	7.9%
Homes, a year since 2016	▲0.6%	▲0.7%	▲0.9%
Owner-occupied main homes	51.5%	55.4%	57.7%
Social housing	10.8%	9.6%	14.5%
Rooms in the average main home	2.9	3.1	4.0
Market · DVF, January 2021 – June 2026
Home sales	114,595	144,574	4,937,006
Home sales a year	20,835	26,286	897,637
Turnover, homes sold a year	3.56%	3.31%	2.46%
Villas and houses, median per m²	€6,784	€5,233	€2,124
Apartments, median per m²	€4,792	€4,582	€3,286
People · INSEE census 2022
Residents	725,676	1,114,186	65,840,913
Residents, a year since 2016	▲0.3%	▲0.5%	▲0.4%
Aged 65 and over	26.6%	25.0%	21.0%
Under 15	14.6%	15.4%	17.2%
Executives and professionals (15+)	10.2%	10.5%	10.8%
Retired (15+)	31.5%	30.2%	28.0%
Unemployment (15–64)	12.6%	11.3%	11.3%
Jobs	314,818	430,907	27,142,124
Income · INSEE-DGFiP Filosofi 2021
Median income a year	€22,793	€23,460	€23,080
The top tenth earns over	€43,528	€43,720	€41,230
The bottom tenth earns under	€11,035	€11,450	€12,080
Poverty rate	18.7%	16.4%	14.9%
Households paying income tax	54.0%	55.2%	53.4%

Sources: INSEE, Recensement de la population 2022 (homes, residents, work; published June–July 2025); INSEE-DGFiP, Filosofi 2021 (income; for the region, the communes' medians weighted by consumption units – not a median of the region); DGFiP DVF, January 2021 – June 2026, by VERA PI's definition of a home sale (houses and apartments, over €10,000, €300–80,000 per m²; a median needs ten); the agencies' adverts read today, asking per m² where the figures pass VERA PI's checks. «A year since 2016»: the yearly rate between the censuses of 2016 and 2022. France is metropolitan France. Never a single sale, never an owner.

Commune by commune · French Riviera

Pick a commune. Its map opens.

The 22 communes from Menton to Ramatuelle – each on its own map, with its streets, its plots and its homes for sale.

Cap d'Antibes on its own map →

The dearest streets of the Riviera

Street	Commune	Median per m²	Median price	Home sales
Chemin du Pinet	Saint-Tropez	€26,728	€4.47m	14
Avenue Bellevue	Saint-Jean-Cap-Ferrat	€26,136	€6m	10
Route de la Torraca	Roquebrune-Cap-Martin	€23,034	€3.4m	17
Chemin des Salins	Saint-Tropez	€21,839	€3.7m	24
Chemin de Sainte Anne	Saint-Tropez	€21,485	€4.33m	10
Avenue Auguste Galtier	Villefranche-sur-Mer	€19,894	€5.3m	16
Boulevard du Général de Gaulle	Saint-Jean-Cap-Ferrat	€19,737	€3m	17
Boulevard Gardiole Bacon	Antibes	€18,874	€3.15m	14
Chemin de Valfere	Saint-Tropez	€18,484	€3.88m	18
Boulevard Dominique Durandy	Saint-Jean-Cap-Ferrat	€18,285	€2.5m	13
Chemin de la Belle Isnarde	Saint-Tropez	€18,143	€5.83m	17
Boulevard de la Croisette	Cannes	€18,082	€1.35m	339
Avenue du Cap de Nice	Nice	€17,478	€2.02m	12
Chemin des Nielles	Antibes	€16,864	€2.85m	19
Chemin du Lido	Saint-Jean-Cap-Ferrat	€16,437	€1.56m	11
Route de l'Escalet	Ramatuelle	€16,349	€2.59m	11
Avenue Jean Lorrain	Nice	€16,142	€1.91m	18
Avenue Antonio Lamaro	Èze	€16,039	€2.23m	14
Rue de la Desirade	Grimaud	€15,702	€1.41m	12
Avenue Marie Henriette	Roquebrune-Cap-Martin	€15,500	€2.45m	15
Avenue Jean Mermoz	Saint-Jean-Cap-Ferrat	€15,480	€671k	16
Rue des 2 Iles	Grimaud	€15,417	€1.01m	13
Boulevard Francois de May	Cap-d'Ail	€14,930	€1.45m	12
Rue du Ponant	Grimaud	€14,368	€1.04m	11
Avenue de Provence	Èze	€14,286	€770k	21

Send French Riviera to anyone.

The link opens the map where you left it.

WhatsApp X LinkedIn Facebook E-mail

Home sales are sales of houses or of apartments (a deed of houses only or of flats only, its living areas summed, €300–80,000 per m²) in DGFiP's DVF register from January 2021 to June 2026 (geo-dvf, Etalab, and DGFiP's file of 12 October 2026); addresses from the Base Adresse Nationale. A median needs ten sales. The card colours every address by the median price per m² of the sales around it. Never a single sale, never an owner. Map: © OpenStreetMap contributors · OpenFreeMap · IGN (aerial photograph, cadastral parcels). Read 2026-10-19.