How much per square metre in Nice in 2026? Prices, neighbourhood by neighbourhood

What is the price per m² in Nice in 2026?

Since I began publishing the Gazette, this is the question that comes up most often, at table as in readers' letters. It requires two answers, and they must be held together. The first: across all apartment sales, the median in Nice stands at €4,855/m² in 2025, 2.2% higher than in 2024 (7,262 sales, DVF deeds). The second: in the nine neighbourhoods we measure on a few reference streets, it runs from €5,473/m² in Gambetta and Les Fleurs to €8,371/m² at the Port. These are the latest deeds published: those for 2026 are not out yet.

The gap between these two readings is not an anomaly. The city-wide median aggregates everything, from ground-floor flats overlooking courtyards to nineteen-sixties buildings far from the coast. The neighbourhood grid, on the other hand, describes streets where demand is concentrated. Houses, finally, are few in a city where 93% of the housing stock consists of flats (INSEE, 2023 census): 210 sold on their own in 2025, at a median of €583,750 (DVF).

Which neighbourhood in Nice is the most expensive?

On the 2025 deeds, it is the Port. DVF knows nothing about neighbourhoods: each one is measured here on a few reference streets, listed on its page, and only sales of a single apartment count. Here are the 2025 median prices per square metre (DVF):

1. Port and Île de Beauté, €8,371/m²

2. Promenade des Anglais, €7,692/m²

3. Carré d'Or, €6,732/m²

4. Mont-Boron, €6,021/m²

5. Musiciens, €5,951/m²

6. Vieux-Nice, €5,944/m²

7. Cimiez, €5,625/m²

8. Fabron, €5,624/m²

9. Gambetta and Les Fleurs, €5,473/m²

From one end of this grid to the other, the difference reaches 53%. The two neighbourhoods set on the water, the Port and the Promenade des Anglais, hold the top; the Carré d'Or, a few streets away, sells 12% below the Promenade. Two figures call for caution. Mont-Boron rests on 60 widely spread sales, half of them between €5,015 and €8,115/m², and its houses are not part of the calculation. Vieux-Nice counts only 30 sales.

What drives up the price of a flat in Nice?

The Maison Masséna study (H1 2026) does not simply record prices: it breaks down, using econometric methods, what produces them. Surface area first, almost proportionally: each 10% increment of additional floor space adds 9.9% to the price, so a square metre in a large flat is worth roughly the same as one in a small flat. Quality of construction and fittings next: classified as 'exceptional' in the study's terms, it can add up to 44%.

Then come the attributes of daily life: dual-aspect natural light adds 9%; each 10 m² of balcony, terrace or garden, 2%; each letter gained on the EPC, 1.5%. A house sells at approximately 5% above a comparable flat. Nothing exotic in this list: the Nice market values light, space and the condition of the property, in that order.

The sea view, what is it really worth?

This is the figure I find most useful in the entire study: a sea view, or a view rated at the top of its scale, adds 14% to the price (H1 2026, Maison Masséna study). Applied to the median sale on the Promenade des Anglais in 2025, €402,500 for 58 m² (DVF), this premium represents around €49,000: without the view, the same flat would have sold for about €353,000. This is considerable, and it is less than one might think: the view is expensive, but it does not double a price.

The other figure worth noting concerns parking: a parking space represents approximately €38,000 of a property's price (H1 2026, Maison Masséna study). In a dense city, where nearly two thirds of main residences were built between 1946 and 1990 (63%, INSEE, 2023 census), the parking space is almost an additional room.

Is the Nice market still rising?

Yes, and more in volume than in price. In 2025, 7,262 apartments sold on their own in Nice, against 6,309 in 2024: 15% more. The median gained only 2.2%, from €4,750 to €4,855/m² (DVF deeds). A market that is selling again without pushing its prices.

On the rental side, the Observatoire des loyers des Alpes-Maritimes recorded in 2023 a median rent of €13.6/m² for existing tenancies and €15.1/m² for new tenancies. The energy performance of the housing stock will weigh on what follows: in the OIH distribution (Q1 2025), 9% of dwellings are rated A or B, 38% C, 31% D, 14% E, 5% F and 3% G. Classes F and G, targeted by restrictions on letting, represent 8% of the stock.

What does the Nice housing stock look like?

Nice has around 241,000 dwellings, of which 93% are flats (INSEE, 2023 census). A third of main residences was built between 1946 and 1970, and nearly 30% between 1971 and 1990, the era of large buildings and coastal apartment blocks. The Maison Masséna study places 14% of the stock in class E, F or G; the OIH market distribution (Q1 2025) arrives at 22% for these three classes. The two sources do not measure quite the same scope, but they tell the same story: a real portion of the stock will need to be renovated within the decade.

Two final figures describe the nature of this market: nearly 50% of Nice households are tenants, and 37% have occupied their dwelling for less than five years (Maison Masséna / INSEE). Nice is a city in motion, people arrive, they rent, then they buy. It is this movement, more than speculation, that fuels the prices in the neighbourhoods I have just described.

What size of home does your budget buy in Nice?

The price per square metre says nothing about what you actually buy. Half of the apartments sold on their own in Nice in 2025 measure less than 53 m², and the middle third of sales sits between 42 and 64 m² (DVF deeds).

Two practical consequences. A buyer looking for 90 m² is not shopping in the middle of the market: they are already in the largest ten per cent, whose threshold stands at 88 m². At the other end, a studio under 24 m² also belongs to a ten per cent, this time at the bottom.

For houses the scale changes. The 210 sold on their own in 2025 measure 96.5 m² at the median, and half of them fall between 73 and 127 m². One in ten exceeds 182 m²; three in ten are under 80 m² and compete directly with two or three-bedroom apartments.

Crossed with the price grid, this gives concrete orders of magnitude. In 2025 the median sale was €402,500 for 58 m² on the Promenade des Anglais, and €371,000 for 72 m² in Cimiez (DVF deeds). Cimiez costs less per square metre, but you buy larger there.

Is the asking price the price paid?

Not always, and the gap can be measured. According to the Maison Masséna study (H1 2026), on large apartments in Mont-Boron, properties are listed at a median 12,800 € per m² and sell at 10,400, a difference of 23 %. On four-room flats at the Port, by contrast, asking and paid prices meet to the cent.

That gap is not uniform: it depends on the district and the property type. We have detailed it segment by segment in a dedicated article, including the three cases where demand runs above supply.