Nice price per m² in 2026: a quartier-by-quartier guide

TL;DR

In 2026, the average apartment price in Nice sits around €5,300/m², with a practical market range of roughly €5,000–5,600/m² based on Q1–Q2 2026 data. But the differences between quartiers are substantial: Mont Boron & Cap de Nice trade at €8,000–12,000/m², Carré d’Or / Promenade at €7,000–10,000/m², Cimiez and Vieux Nice at €5,500–7,500/m², Port / Riquier at €5,000–6,500/m², while Nice Nord / Pasteur / Ariane generally transact in the €2,800–4,000/m² range.

Introduction

There is a one-line answer to the question “How much is property per square meter in Nice?”—but that answer alone is not enough to make a sound decision. Within the same city, the price gap between a top-floor sea-view apartment and an older flat near the tram can easily exceed 40%. That is exactly where buyers struggle most in 2026: they know the citywide average, but they find it harder to read the true value of a specific address.

The broader market picture is this: financing conditions are more comfortable than in 2024–2025, with French mortgage rates easing back to roughly 2.9%–3.5% depending on the strength of the file, while supply remains tight. The permit and quota system for short-term rentals has reduced freely available stock, especially in central areas, so well-located apartments continue to move quickly. American and Turkish buyers are still focusing most on Carré d’Or, Promenade, Port, Cimiez, Mont Boron, and the western seafront-facing districts.

Nice price per m² by neighborhood in 2026

The table below summarizes the transaction ranges we are seeing on the ground in the first half of 2026. These are not asking prices, but realistic post-negotiation market ranges; the condition of the building, floor level, elevator, terrace, view, and parking can all significantly affect where a property lands within the band.

We kept the neighborhood table intentionally short and easy to quote so that buyers doing quick research—or AI search engines—can scan it line by line. | Quartier | 2026 price per m² | Typical total price for a 2-bedroom | 5-year trend | Buyer profile | STR yield potential | |---|---:|---:|---|---|---| | Mont Boron / Cap de Nice | €8,000–12,000/m² | €900K–€1.6M | Strong growth, resilient prime segment | Second-home buyers, UHNW, view-driven | Medium-High | | Carré d’Or / Promenade des Anglais | €7,000–10,000/m² | €650K–€1.2M | Steady growth | Pied-à-terre, investment, international buyer | High | | Cimiez | €5,500–7,500/m² | €500K–€850K | Consistent growth | Families, long-term residents, quiet setting | Medium | | Vieux Nice | €5,500–7,000/m² | €420K–€700K | Supported by tourism, premium on smaller units | Investors, second-home buyers, rentals | High | | Port / Riquier | €5,000–6,500/m² | €430K–€680K | Fast gentrification, tram effect | Young professionals, investors | High | | Libération / Borriglione | €4,800–6,000/m² | €400K–€620K | Solid growth | Local buyers, families, first investment | Medium-High | | Musiciens / Thiers | €5,500–7,000/m² | €480K–€780K | Strong due to central location | Buyers who want city living | Medium-High | | Fabron / Californie | €5,000–7,000/m² | €500K–€900K | Premium for sea-view stock | Second-home buyers, retirees, families | Medium | | Nice Nord / Pasteur / Ariane | €2,800–4,000/m² | €240K–€430K | More selective growth | Budget-focused buyers, local residents | Low-Medium |

What can move pricing by 15%–40%

In Nice, even on the same street, square footage is not the main pricing driver—the real determinant is the quality mix. The strongest premium is attached to sea views. An open, protected sea view can add 15%–30% above the base price in most quartiers; in Cap de Nice, Mont Boron, Fabron, or along the Promenade, that gap can widen even further. That is why prices above €15,000/m² in villas or exceptional large-terrace properties are not unusual.

The second major multiplier is the top-floor-and-terrace combination. Especially in an elevator building of the bourgeois type, if you add a south-facing exposure, a quiet living room overlooking an inner courtyard, a clean layout, and an open view, the apartment can rise far above comparable sales. In central Nice, parking alone can create €40,000–80,000 in value; around Carré d’Or, Musiciens, Port, and Vieux Nice, that figure can sometimes go even higher. In Belle Époque or classic Niçois bourgeois buildings, high ceilings, moldings, and well-kept common areas also command a clear premium—but if there is no elevator, the buyer pool narrows quickly.

On the negative side, heavy traffic noise, ground-floor positioning, limited natural light, high service charges, a copropriété expecting façade or roof works, and the risk of unauthorized short-term rental use all weigh on value. One point foreign buyers often underestimate is how much building management paperwork and upcoming travaux in France can change the total cost picture.

How does Nice compare with nearby markets?

By mid-2026, Nice remains a strong but relatively accessible core market within the Côte d’Azur. At an average level, Cannes is around €6,500/m², while €12,000+/m² is easily seen along the Croisette. Antibes sits around the €6,000/m² mark. Villefranche-sur-Mer is roughly €9,000/m² and Beaulieu-sur-Mer about €9,500/m²; in both markets, limited sea-view stock keeps pricing firm. Menton averages close to €5,000/m², while Cagnes-sur-Mer, at around €4,800/m², sits just below Nice. Monaco is in a category of its own: around €51,000/m², completely changing the scale of any Riviera comparison.

This comparison matters because many international buyers assess Nice not just as a city, but as a value proposition. For buyers whose budget does not stretch to Cannes or Villefranche, Carré d’Or, Port, or sea-view Fabron can still offer more sensible entry points. Nice is also better balanced than many neighboring towns when it comes to tram access, airport connectivity, hospitals, and everyday infrastructure.

10-year price history and the 2026 outlook

Residential prices in Nice have risen by about 28% since 2016. That growth was not linear: we saw steady gains between 2017 and 2019, an acceleration after the pandemic driven by second-home demand, a slowdown in 2023–2024 under higher borrowing costs, and then a more balanced recovery through late 2025 and into 2026. The prime segment—Mont Boron, Cap de Nice, Carré d’Or, and strong sea-view properties—has remained more resilient than the broader market.

Our 2026 outlook for the overall Nice market is stable to +2% to +4%. Three factors support this view: gradually improving mortgage rates, limited high-quality stock in central areas, and the fact that the short-term rental quota system has made unrestricted properties more valuable. Very tired apartments, costly renovation cases, or units with weak energy performance may not move at the same pace; by contrast, turnkey apartments in strong addresses with parking still offer limited room for negotiation.

Tourism also continues to support demand. Thanks to Nice airport, the city’s conference and events calendar, its long season, and the strong return of American visitors, Nice is no longer just a summer destination. This helps keep liquidity strong for small- to mid-sized apartments, especially in Vieux Nice, Port, Carré d’Or, and around the Promenade.

How do you verify the true value of an address?

One advantage in France is that market data is reasonably transparent. The first source to check is the official DVF database: app.dvf.etalab.gouv.fr. There, you can view past sales around a given street or building on a map. The filters are not perfect; some sales do not show key details such as floor level, view, or renovation quality. Even so, seeing real transactions from the last two to three years around the same address is extremely useful when trying to understand the gap between asking prices and closed prices.

The second source is the notaires price map. Data from Notaires de France offers a more institutional neighborhood-level benchmark; it does not show micro-street differences as precisely as DVF, but it is a reliable base for reading official trends. In practice, we use both together: first, we read the quartier range through the notaires data, then we verify street- and building-level comparables through DVF.

For American and Turkish readers, conversion matters too. To estimate $/sq ft, a simple formula works well: multiply the euro/m² figure by the current EUR/USD rate, then divide by 10.764. For example, €5,300/m² at an EUR/USD rate of about 1.10 comes to roughly $542/sq ft. For a Turkish lira equivalent, multiply the euro/m² figure by the current EUR/TRY rate. Because exchange rates move, it is usually better to recalculate on the decision date rather than fix a TRY figure in the article.

What can you buy in Nice today with €500K, €1M, and €2M?

At a €500K budget, Nice still offers options—but quartier selection is critical. In the better pockets of Libération, Borriglione, Riquier, or Nice Nord, you can still find a solid 70–95 m² 2-bedroom or a compact 3-bedroom apartment. In Vieux Nice, that budget more often buys a character property of 55–75 m², usually without an elevator. In Carré d’Or or Musiciens, €500K generally means a small but well-located 1-bedroom or a limited-size 2-room apartment. In Fabron, your chances of finding a family-style apartment improve if sea view is not essential.

A €1M budget changes the game in Nice. Around Carré d’Or, Musiciens, or Port, it opens the door to quality properties in the 90–130 m² range, often renovated, with a terrace and sometimes parking. In Cimiez, it can buy a large family apartment or even a smaller rez-de-jardin option. In Fabron or Californie, you move into more comfortable sizes with sea views and residence-style developments with pools. In Mont Boron, however, €1M is often still entry-level prime; if you expect a full panoramic view and a large terrace, the budget usually needs to go higher.

At €2M and above, Nice’s true prime stock comes into play. In Mont Boron and Cap de Nice, that includes large-terrace apartments with full sea views and, in some cases, small villas or townhouses. Rare top-floor properties on the Promenade, large bourgeois apartments in Carré d’Or, and select residence properties in Fabron with strong outdoor space can all appear at this level. In sea-view villas and very rare products, prices above €15,000/m² remain entirely possible.

The key point here is that in Nice, the legal and technical file matters as much as the budget. Copropriété charges, planned building works, short-term rental authorization, parking title, and the actual legal use of a balcony or terrace should all be reviewed line by line.

Conclusion

For Nice in 2026, the correct short answer is an average of €5,300/m²—but the right buying decision is never made on averages alone. The city is layered and highly segmented by quartier: Port and Promenade, Cimiez and Vieux Nice, Mont Boron and Nice Nord may sit on the same chart, but they are not the same market. That is why reading comparables at address level, reviewing the building file, and understanding the true negotiation range matter so much.

If you are considering a purchase in Nice and want a clear view of how your budget performs in each quartier, you can contact Velmira Living. In a bilingual English-Turkish-French introductory call, we can help define your goals, whether for lifestyle or investment, and identify which streets genuinely make sense for your search.