The luxury real estate market on the French Riviera continues to attract a discerning international clientele seeking exceptional properties. But how has it evolved since the pandemic? What are the current trends and opportunities to seize?

To answer these questions, discover an exclusive interview with Edward de Mallet Morgan, Head of Super Prime Sales at Estate Prestige | Knight Frank. Drawing on his expertise, he shares his analysis of market dynamics, buyer preferences, and the outlook for the coming months.

Gain his expert insight into price trends, market segmentation, and the most sought-after properties.

How has the Côte d’Azur prestige real estate market performed since the pandemic?

The Côte d’Azur’s prestige real estate market has experienced notable shifts since the pandemic.
Post-pandemic, the luxury property market on the Côte d’Azur saw a big surge in demand, leading to price increases. However, over recent years, prices fell back to 2019 levels and the market softened. The only exception to this rule being some of the turn-key properties at the very top end of the market, with several notable sales taking place to American billionaires.
The supply of properties remains limited, but is gradually increasing, along with demand which had softened due to previous rising interest rates and economic uncertainties.

How is the prestige real estate market segmented?

The market for us is segmented primarily into two distinct sectors. The Prime Market, typically ranging from €2 million to €5 million, with French buyers accounting for about half of all sales. The Super Prime Market, properties exceeding €15 million are predominantly acquired by international buyers, including individuals from the Middle East, Eastern and Western Europe, UK USA and Scandinavia.

Is it a mobile market with regular new opportunities?

There are a more properties coming into the market but there is still a lot of stock that has been for sale for some time. Where sellers are discretionary and don’t need to sell, they are just waiting fo the market to improve. Everything sells at the right price, but the most liquid properties are those which are totally rennovated and turn key and competitively priced in the best areas, if not waterfront. Prices have stabalised and we are quietly confident for good sales activity this summer.

What are the most sought-after property types?

As mentioned above, most people do not want to do works to a property, but depending on the location and the area, in some cases, particularly where people are buying to live, rather than holiday homes, buyers are happy to do a project to prefect a home for the family for many years to come. Brand new or recently renovated are in the highest demand.

Buyers show varied preferences, including:

• Renovated Villas: Modern amenities and turnkey conditions are highly desirable.
• Historic Properties: Authentic Provençal farmhouses and bastides attract those seeking traditional charm.
• New Developments: Contemporary designs with sustainable features appeal to a segment of buyers.

Key factors enhancing property value include:

• Location: Proximity to the coast, vibrant towns, and amenities, flat land and a great sea view.
• Size and Privacy: Larger estates offering seclusion are in demand.
• Amenities: Features like heated pools, modern kitchens, and climate control systems add significant value.
• Views: Panoramic sea views or scenic landscapes are highly prized.

Buyer Intentions: Primary Residence, Second Home, or Investment

The Côte d’Azur attracts a diverse clientele:

• Second Homes: A significant portion of buyers seek vacation residences.
• Primary Residences: Some, particularly international families, are relocating permanently, drawn by the lifestyle and amenities and good private schools.
• Investments: The region’s enduring appeal makes it attractive for property investments, with some buyers focusing on rental income or long-term value appreciation. Cannes, given its regular festivals and events gives very high potential to maximise rental income.

Proportion of International Buyers

International buyers play a significant role in the market:

• High-End Segment: Over 60% of properties exceeding €5 million are purchased by international clients. At the extreme top end of the market, 100% of buyers are from overseas with a very large proportion of buyers from America.
• Diverse Origins: Buyers come mainly from Northern and Western Europe, the Middle East, Asia, and North America.

Market Outlook: Short, Medium, and Long Term

• Short Term: The market is stabilizing, with prices holding steady after previous increases. There are already some larger deals being agreed for properties that have otherwise been for sale for a few years.
• Medium Term: Sustained international interest and limited supply are expected to support property values.
• Long Term: Irrespective of French Politics, the Côte d’Azur is likely to remain a coveted destination, with its unique blend of culture, climate, and luxury continuing to attract discerning buyers.

In summary, the Côte d’Azur’s prestige real estate market has shown resilience and adaptability post-pandemic, with a balanced outlook supported by enduring demand and controlled supply.

Please contact Edward de Mallet Morgan for more information.

Why Americans Are Flocking to the French Riviera—And Investing in Real Estate

An interview with Edward de Mallet Morgan, Head of Super Prime Sales and Private Office for Estate Prestige Knight Frank.

The French Riviera has always been a magnet for Americans, drawn by its mix of sun-drenched beaches, rich history, and effortless glamour. From the days of F. Scott Fitzgerald, Grace Kelly and the Golden Age of Hollywood to today’s entrepreneurs, tech titans, business leaders and celebrities like George Clooney or Brad Pitt, the Côte d’Azur remains the ultimate escape. But in recent years, it’s become more than just a luxury destination—it’s a prime real estate investment opportunity.

With agents commenting that the French Riviera’s real estate market has settled at the bottom of the price curve, when combined with the strength of the U.S. dollar against the euro, buying real estate in the South of Franec and indeed in wider France has never been more appealing. As covered in various news sources, high-profile American investors have taken notice, acquiring some of the Riviera’s most prestigious estates. In 2022, Villa La Mandala in Saint-Tropez, previously owned by Bernard Tapie, was sold at auction for €81.2 million to an American investor, reported to be Tony Tamer*, co-founder of H.I.G. Capital. More recently, in late 2023, WhatsApp co-founder Jan Koum* reportedly purchased the historic Château de la Garoupe in Cap d’Antibes, formely owned by Russian businessman Boris Berezovsky*, for approximately €65 million, a property that had previously been seized by the French state. Then, in mid-2024, hedge fund billionaire Ken Griffin* made headlines by acquiring Domaine de la Capilla, a stunning waterfront estate on Tahiti Beach, Saint-Tropez, for over €90 million.

Edward de Mallet Morgan predicts that this trend will continue.

“With more American buyers looking to secure legacy properties in the Riviera’s most exclusive waterfront locations. Many of these estates, while prestigious, require significant renovations to meet modern luxury standards. However, buyers are now willing to take on the challenge if it means securing a trophy asset in an irreplaceable location and we can help by introducing reliable and experienced project managers. With limited availability along the coastline, but particularly on Cap Ferrat, Cap d’Antibes, Cannes and St Tropez, the opportunity to own a piece of Riviera history is one that investors are eager to seize, even now if it requires more than just a bit of updating.

Although our clients are from all over the world, our two top motivated buyers for the very top end of the market on the riviera today are from the US, both are looking to acquire legacy properties to use now but for future generations also to enjoy. Indeed as a wider trend, both want to buy in the South of France first, but we are also helping them investigate other locations to purchase further homes in top European locations to follow. More and more, we are being referred clients by other agents and their advisors from around the world, but particularly from the US and the UK, where they have strong relationships with their clients wanting to buy or sell and want to continue to be involved in the process overseas with a trusted and globally experienced agent.

The headline indicator for the market is that almost all €50m+ transactions on the French Riviera in the last x12 months were sold to American buyers.”

These widely reported high-profile transactions, highlight a growing trend of American investment in the region. Whether for lifestyle, legacy, or investment, Americans are securing their place in one of the world’s most sought-after locations.

For those considering a move, now may be the perfect time to explore opportunities on the French Riviera—before the secret gets out. 

*Sources: FR Wikipedia, Forbes, Nice Matin, Times Monaco, France24.

Please contact Edward de Mallet Morgan for more information.

On the occasion of MIPIM, the international real estate exhibition, Estate Prestige | Knight Frank had the pleasure of welcoming its clients and partners to an exclusive afterwork event at its Cannes agency.

In a setting that was both elegant and convivial, this event provided a unique opportunity to bring together key players in the luxury real estate sector for an evening of networking and meaningful exchanges. Engaging discussions, valuable connections, and a warm atmosphere made this gathering truly special.

Estate Prestige | Knight Frank would like to extend its heartfelt thanks to all the guests who attended. Your presence contributed to making this afterwork event a great success, further strengthening our relationships with our loyal clients and esteemed partners.

We were delighted to share this privileged moment with you and look forward to seeing you again at our future events!

The French Riviera, with its exceptional living environment, attracts many expatriate families and international investors every year. In addition to its Mediterranean climate, beautiful beaches, and dynamic economy, the region also stands out for its prestigious international schools. These institutions provide top-tier education and are a key factor for families looking to settle on the French Riviera. Here’s an overview of the most renowned schools and their connection to luxury real estate.

Mougins School: A Bilingual Education in an International Environment

Located in Mougins, a town known for its luxurious villas and private estates, Mougins School offers a British curriculum from early childhood to high school. Founded in 1964, this school welcomes students from over 40 nationalities and emphasizes personalized, multicultural teaching.

Key advantages of Mougins School:
• English-language curriculum based on the British system.
• Small class sizes for personalized support.
• Modern facilities: science labs, sports, and arts centers.
• Excellent results in Cambridge exams and A-Levels, facilitating entry into top international universities.

Mougins is a preferred destination for families seeking tranquility and security while being close to Sophia Antipolis and Cannes. Estate Prestige | Knight Frank offers a selection of exceptional properties in Mougins, ranging from stunning villas with pools to gated estates with panoramic views of the Bay of Cannes. Investing in real estate in this area allows parents to provide their children with an idyllic living environment near their school.

International School of Nice: An Innovative School for a Global Career

The International School of Nice (ISN) is a leading institution for international education on the French Riviera. Located in Nice, this private school offers an English-language program and prepares students for the International Baccalaureate (IB), recognized worldwide. With a focus on innovation and personal development, ISN attracts families from all over the world.

Key advantages of ISN:
• 100% English-language instruction.
• IB-based curriculum, opening doors to top international universities.
• Modern facilities.
• Emphasis on global citizenship and enriching extracurricular activities.

Nice and its surroundings offer a wide range of high-end residences, from luxury beachfront apartments to hillside villas with breathtaking Mediterranean views. Estate Prestige | Knight Frank provides exclusive properties in sought-after neighborhoods such as Cimiez, Mont Boron, and Saint-Jean-Cap-Ferrat, all conveniently located near ISN.

Mouratoglou International School: Academic and Athletic Excellence

Located in Biot, at the heart of Sophia Antipolis, the Mouratoglou International School is a unique institution combining academic excellence with world-class sports training. The school offers both French and international programs, with or without an athletic component. Founded by renowned tennis coach Patrick Mouratoglou, this private school prepares students for high-level academic and sports careers.

Key advantages of Mouratoglou International School:
• Bilingual curriculum and preparation for international diplomas.
• Intensive sports training with access to the world-famous Mouratoglou Tennis Academy.
• Personalized support to balance studies and high-level sports.
• State-of-the-art facilities: tennis courts, padel courts, high-tech gym, medical center, and recovery areas.

Biot and Sophia Antipolis are highly sought-after areas for their quality of life, proximity to international schools, and economic vitality. Estate Prestige | Knight Frank offers contemporary villas with pools, private estates, and luxury apartments, ideally located for families with children attending Mouratoglou International School.

Why Choose the French Riviera for Living and Studying?

Moving to the French Riviera offers numerous advantages for expatriate families and investors:
• An exceptional living environment, between the sea and mountains.
• A safe and cosmopolitan atmosphere.
• Easy access to major European cities via Nice International Airport.
• A dynamic real estate market offering high-end properties tailored to international families.

At Estate Prestige | Knight Frank, we support our clients in their real estate projects by offering luxury properties ideally located near the best international schools. Contact us to discover our exclusive listings, from Théoule-sur-Mer to Menton.

Cannes: A Dynamic and Attractive Real Estate Market

The Cannes real estate market is constantly evolving and attracts investors from all over the world. The demand for apartments remains high, ensuring good property value appreciation.

Attractive Rental Yield

Cannes is a sought-after destination for both tourists and professionals year-round. With major international events like the Cannes Film Festival, MIPIM, Cannes Lions, and others, the demand for short-term and seasonal rentals is strong. Investing in an apartment for rental purposes can therefore provide an attractive return on investment.

An Exceptional Living Environment

Cannes offers the perfect blend of dolce vita and urban vibrancy. With its Mediterranean climate, over 300 days of sunshine per year, beautiful beaches, and cosmopolitan atmosphere, Cannes provides an ideal living environment. Whether as a primary or secondary residence, owning an apartment here means enjoying a prestigious lifestyle while making a secure, high-value investment.

A Prestigious and International Destination

Cannes attracts a high-end clientele, both French and international. Buying an apartment in Cannes means investing in a prestigious address that retains and increases in value over time. Furthermore, the city’s luxury infrastructure—including five-star hotels, Michelin-starred restaurants, and high-end boutiques—enhances its appeal.

Tax and Wealth Benefits

Real estate investment in Cannes can also come with attractive tax benefits. Opting for furnished rental allows investors to benefit from the Non-Professional Furnished Rental (LMNP) status, which enables the deduction of certain expenses and property depreciation, thereby reducing taxable rental income.

Whether for rental profitability, quality of life, or international appeal, investing in an apartment in Cannes is a strategic and secure decision. The city offers numerous opportunities for investors looking for a high-end property that combines strong returns and asset appreciation.

Work with Estate Prestige | Knight Frank for Your Investment

Trust the expertise of Estate Prestige | Knight Frank real estate agents to find your perfect apartment in Cannes! Our industry specialists will guide you step by step in securing the ideal property to meet your needs.

Saint-Jean-Cap-Ferrat, the Jewel of the Mediterranean

Nestled in the heart of the French Riviera, Saint-Jean-Cap-Ferrat epitomizes luxury and serenity. This peninsula, surrounded by the crystal-clear waters of the Mediterranean, is a true haven for those who appreciate natural beauty and elegance. Located in the Alpes-Maritimes, between Nice and Monaco, the town offers an unparalleled quality of life, combining tranquility and refinement in an enchanting setting.

With its mild climate year-round, private beaches, secluded coves, and lush gardens, Saint-Jean-Cap-Ferrat attracts a discerning international clientele. Its historical heritage, highlighted by iconic villas, contributes to its unique prestige on the global stage.

Saint-Jean-Cap-Ferrat, Activities & Lifestyle

Saint-Jean-Cap-Ferrat and the surrounding French Riviera offer a multitude of world-class activities and events, such as the Monaco Grand Prix, the Cannes Film Festival, and yachting exhibitions.

An Unparalleled Luxury Offering

Five-star hotels, renowned spas, gourmet restaurants… Saint-Jean-Cap-Ferrat boasts a complete range of luxury establishments. The Grand-Hôtel du Cap-Ferrat, a Four Seasons property, symbolizes this sophistication. Visitors and residents also enjoy private water activities, luxurious yachts, and exclusive boutiques, making every stay an unforgettable experience.

Unequaled Glamour

Renowned for its understated elegance, the peninsula has charmed iconic figures such as Winston Churchill, Charlie Chaplin, and Elizabeth Taylor. This glamorous aura continues to attract personalities from around the world, from Hollywood stars to influential entrepreneurs.

The Real Estate Market in Cap Ferrat in 2024

Despite global economic fluctuations, the real estate market in Saint-Jean-Cap-Ferrat remains thriving. The demand for luxury villas and high-end properties is consistently on the rise. This stability is attributed to several factors:

• Exceptional Location: Close to Monaco and Nice International Airport, Saint-Jean-Cap-Ferrat is ideally situated.
• Exclusive Market: The limited number of properties available on the peninsula creates scarcity, supporting high prices.
• Luxury Features: High-end amenities such as infinity pools, landscaped gardens, and private sea access justify above-average price per square meter.

The market has experienced notable growth, with a 21.2% price increase over the past five years. In 2024, villas average €19,296/m², varying based on size, location, and offered amenities.

Villa Sales in Saint-Jean-Cap-Ferrat

Purchasing a villa in Saint-Jean-Cap-Ferrat is more than a real estate acquisition; it’s an investment in a unique lifestyle. The villas, often set within lush gardens, offer panoramic views of the Mediterranean Sea. Some feature high-end amenities, such as infinity pools, private gyms, and even cinemas.

Among the most sought-after areas are Pointe Saint-Hospice and Baie des Fourmis, which combine tranquility and proximity to amenities. Buyers primarily seek privacy and properties that embody the prestige of the French Riviera.

Estate Prestige | Knight Frank – Your Exclusive Partner for Purchasing Property in Saint-Jean-Cap-Ferrat

With recognized expertise in luxury real estate on the French Riviera, Estate Prestige | Knight Frank, is your ally for realizing your real estate project in Saint-Jean-Cap-Ferrat. We offer a variety of personalized services:

• Tailored Support: A team of experts to guide you through every step of your purchase.
• Exclusive Portfolio: Rare and prestigious properties to meet the most demanding expectations.
• Guaranteed Discretion: We respect our clients’ confidentiality throughout the process.

Saint-Jean-Cap-Ferrat is more than just a destination; it’s a unique opportunity to invest in an exceptional quality of life and a globally renowned real estate market. Contact us today to turn your dream into reality.

The French Riviera, with its sparkling beaches, breathtaking landscapes, and refined lifestyle, attracts investors from around the world. From Saint-Jean-Cap-Ferrat to Cannes, including Nice and Monaco, this iconic stretch of the Mediterranean coast is brimming with prestigious properties: villas with sea views, luxurious penthouses, and historic estates. But how can you accurately determine the real value of these unique real estate assets? Here is a guide to understanding the factors influencing the real estate market on the French Riviera and how to carry out a precise valuation of your property.

Real Estate Prices in the Alpes-Maritimes

The real estate market in the Alpes-Maritimes, which includes emblematic locations such as Saint-Jean-Cap-Ferrat, Mougins, and Èze, is characterized by strong demand and limited supply for prestigious properties. This tension often drives prices upwards, particularly for properties with sought-after features:

• Luxury villas with pools, private access to the sea, and large plots.
• Apartments and penthouses in high-end residences, often equipped with services such as concierge.
• Historic properties renovated with top-quality materials.

Prices can vary significantly depending on the precise location and characteristics of the property. Indicatively, here are some observed price ranges:

• In Saint-Jean-Cap-Ferrat, villas can reach prices between €10,000 and €70,000 per square meter.
• On the Promenade des Anglais in Nice, an apartment can be negotiated between €6,000 and €15,000 per square meter.

These variations highlight the importance of a tailored valuation conducted by experts with an in-depth understanding of the local market.

How to Accurately Value Your Property?

Valuing a property on the French Riviera is not a task to be taken lightly. Several factors need to be considered:

1. Location: Proximity to the sea, shops, or renowned schools is a key criterion.
2. Overall condition: Planned renovations can lower the price, while recent renovations or the use of high-end materials can increase value.
3. Amenities: An infinity pool, spa, or smart home system are factors that enhance appeal.
4. Potential: The possibility to transform or expand a property can also be valued.

A real estate valuation cannot be complete without a thorough analysis of current market trends. This is why it is essential to enlist professionals with both local and international expertise.

Estate Prestige | Knight Frank – Your Exclusive Partner for Property Valuation on the French Riviera

At Estate Prestige | Knight Frank, we understand that every property on the French Riviera is unique. Our team of experts specializing in luxury real estate provides you with advanced tools and an in-depth knowledge of the local market to deliver a precise and reliable valuation.

Why Choose Estate Prestige | Knight Frank?

Local and global expertise: Our consultants operate at the heart of the Alpes-Maritimes market while benefiting from an international perspective through the Knight Frank network.

Personalized analysis: Each property is subject to a detailed evaluation, considering its unique characteristics and surroundings.

Value-enhancement strategy: We also advise you on potential improvements to maximize your property’s value.

High-end client experience: Availability, transparency, and discretion are at the core of our approach.

How to Start Your Valuation?

To obtain a quick and reliable valuation of your property, contact Estate Prestige | Knight Frank. We conduct on-site visits to assess all aspects of your property. Whether you are planning to sell, buy, or simply evaluate your assets, we are your trusted partner.

With their breathtaking landscapes, pleasant climate, and refined lifestyle, the French Riviera and Southwest France have long been magnets for those seeking prestigious properties. At Estate Prestige – Knight Frank, we offer a diverse selection of high-end properties tailored to the most discerning tastes.

The Gems of the French Riviera

A Diversity of Exceptional Locations

The French Riviera is renowned for its picturesque towns and spectacular landscapes. Destinations like Cannes, Villefranche-sur-Mer, Cap d’Antibes, Saint-Paul-de-Vence, Castellaras, and Roquebrune-Cap-Martin each offer unique charms and distinctive advantages for those looking to invest in luxury real estate. These locations boast stunning waterfront villas, elegant apartments with panoramic views, and exclusive estates nestled in the lush countryside.

For culture and nature enthusiasts, each locality offers an unparalleled living environment. Cannes, for example, combines glamour and sophistication, while Saint-Paul-de-Vence captivates with its historical heritage and artistic atmosphere. Whatever your preference, the French Riviera has something for everyone.

Unmatched Features

Properties offered by Estate Prestige – Knight Frank stand out for their exceptional features. Residences often include spacious bedrooms and suites, living areas opening onto magnificent terraces, infinity pools, and even private spas. These luxurious amenities allow residents to fully embrace the Mediterranean climate and enjoy a lifestyle reminiscent of the finest palaces.

Additionally, some properties located in the mountains or countryside provide a serene, intimate atmosphere, perfect for recharging away from urban hustle. Whether you are seeking a modern villa with sea views or a traditional estate surrounded by greenery, every detail is meticulously designed to meet the expectations of the most demanding buyers.

Tailored Support for Your Real Estate Projects

Bespoke Advice and Management

At Estate Prestige – Knight Frank, our client support extends far beyond mere transactions. We offer personalized services, including investment advice and comprehensive property management. Our agents possess in-depth knowledge of the luxury real estate market and can guide you through every step of your project, whether you are buying or selling a residence.

With precise evaluations of property value based on local expertise and an extensive network of contacts, we ensure effective matchmaking with qualified buyers and optimize your investment from both financial and emotional perspectives.

Premium Promotion and Marketing

To attract the most demanding buyers, we utilize advanced and targeted promotional techniques. Through a strategic mix of relevant communication channels, we highlight property features to a sophisticated international audience. This process relies on modern tools and proven expertise to maximize visibility on the global market.

Our marketing efforts include professional photography, virtual tours, and a strong presence on influential digital platforms. Together, these elements showcase your property in the best light, sparking interest from potential investors at first sight.

The Elegance of Life on the French Riviera: A Privileged Perspective

Exclusive Publication

For those wishing to dive deeper into the art of living on the Riviera, the Estate Prestige Knight Frank 2024 magazine is a must-read. This publication features unique articles written by experts, highlighting luxury real estate trends and showcasing extraordinary properties available on the French Riviera.

It offers a window into a world where elegance and comfort blend harmoniously. Readers can find inspiration for their dream homes while gaining insight into the subtle charm and sophistication of this fascinating region.

A Network of Experts at Your Service

Access to such a wealth of information and resources is made possible by our extensive network of partners and luxury real estate experts. By working closely with them, we ensure that every client benefits from top-tier service and a personalized experience in finding their ideal home.

Our goal is to transform every transaction into a successful journey, marked by satisfaction and the joy of discovering the perfect residence.

Highlights of Our Offerings:

Diverse Properties: Waterfront villas, stylish apartments, exclusive estates.

Personalized Services: Investment advice, property management.

Targeted Marketing: Promoting to an international clientele.

Exclusive Magazine: Luxury trends and the art of living on the Riviera.

Whether you are new to real estate investment or a seasoned expert, the Estate Prestige – Knight Frank team is here to provide an unparalleled experience. Explore the endless possibilities offered by the French Riviera and let us guide you through this remarkable journey.

New 2024 edition of Estate Prestige Magazine

Estate Prestige Knight Frank is pleased to present the 2024 edition of its magazine.

This new issue is an invitation to discover an exceptional selection of properties for sale, combining luxury and refinement. In addition to these exceptional properties, the magazine features exclusive articles written by our partners, offering a unique insight into the art of living on the Côte d’Azur.

Whether you’re looking for your next home or simply want to soak up the elegance and charm of the Côte d’Azur, the Knight Frank 2024 Estate Prestige magazine is a must.

Don’t miss this opportunity to immerse yourself in the prestigious world of the French Riviera.

Discover our magazine