France
Property for sale in Côte d'Azur
Cap Ferrat to Saint-Tropez, the classic blue coast
The Côte d'Azur is the Mediterranean's blue-chip market. Cap Ferrat, Cap d'Antibes and the hills above Cannes hold value through cycles because the supply of true sea-view estates has been fixed for a century.
Nice offers the most accessible entry point with Belle Époque apartments and a real city economy; Cannes trades on the Croisette and the events calendar; Saint-Tropez remains a seasonal market with the strongest summer rental economics on the coast.
The Côte d'Azur market today
French purchases run through a notaire, and the acquisition costs on resale property are materially higher than in Spain or Italy — factor them in from the start. Prime addresses trade thinly and off-market activity is common at the top end.
Who buys here
Long-term European and international owners, plus buyers relocating for Monaco proximity.
Homes for sale in Côte d'Azur
Buying costs and taxes in France
Budget for these on top of the asking price of any Côte d'Azur property. Rates are statutory and, in Spain, set regionally — the figures below are the ones that apply to Côte d'Azur.
What it costs to buy in France
Buyer-side costs on top of the agreed price. Rates reviewed August 2026.
| Cost | Rate | Notes |
|---|---|---|
| Frais de notaire — resale | 7–8% | Mostly droits de mutation (departmental transfer duty, around 5.8%) plus the notaire's regulated scale and disbursements. |
| Frais de notaire — new build | 2–3% | Reduced duties; VAT at 20% is already inside the developer's price. |
| Agency commission | 4–6% | Usually included in the advertised FAI price and paid by the seller. |
| Diagnostics | €300–€800 | Seller-paid survey pack: asbestos, lead, energy, termites, electrics. |
| Realistic total (resale) | 7.5–8.5% on top of the net price · new build: 2–3% | |
Annual cost of ownership
| Charge | Typical | Notes |
|---|---|---|
| Taxe foncière | Varies by commune | Owner's tax, based on the cadastral rental value; the largest recurring cost. |
| Taxe d'habitation | Second homes only | Abolished on main residences; still payable on holiday homes, with surcharges in tourist zones. |
| IFI (property wealth tax) | 0.5–1.5% | On net French property assets above €1.3m. |
Indicative figures for guidance only, not tax advice. Regional rates change — confirm with your lawyer and the official source: Service-Public.fr — frais d'acquisition.
Côte d'Azur buyer questions
- What are the buying costs on the French Riviera?
- On resale property, notaire fees and transfer duties together are a substantial addition to the purchase price; new-build carries lower duties but VAT. Ask for a full notaire estimate before committing.
- Which Riviera town is best for year-round living?
- Nice and Antibes have real year-round populations, schools and services. Saint-Tropez and parts of Cannes are far quieter out of season.