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 the resale market as a whole, the median price for flats in Nice stands at €4,750/m² (Q1 2025, OIH), up 1.4% year on year. The second: in the ten most closely observed neighbourhoods in the city, median sale prices recorded in the first half of 2026 range from €6,270/m² in Gairaut to €9,350/m² at Mont-Boron (H1 2026, Maison Masséna market study, based on OIH and Notaires des Alpes-Maritimes data).

The gap between these two readings is not an anomaly. The city-wide median aggregates everything: ground-floor flats overlooking courtyards, small properties requiring renovation in the western neighbourhoods, nineteen-sixties buildings far from the coast. The neighbourhood grid, on the other hand, describes the areas where demand is concentrated. As for period houses, a rare commodity in a city where 93% of the housing stock consists of flats (Maison Masséna / INSEE), their median price reaches €532,300 (Q1 2025, OIH).

Which neighbourhood in Nice is the most expensive?

Mont-Boron dominates the grid, by some distance. Here are the median sale prices per square metre recorded in the first half of 2026 (Maison Masséna study, based on OIH and Notaires des Alpes-Maritimes data):

1. Mont-Boron, €9,350/m²

2. Centre-ville, €8,890/m²

3. Carré d'Or, €7,980/m²

4. Promenade des Anglais, €7,920/m²

5. Vieux-Nice, €7,150/m²

6. Jean Médecin, €7,050/m²

7. Le Port, €6,950/m²

8. Thiers, €6,550/m²

9. Cimiez, €6,390/m²

10. Gairaut, €6,270/m²

From one end of this grid to the other, the difference reaches 49%. It can be read on a map: the Mont-Boron hill and the Centre-ville look out closely over the sea; Cimiez and Gairaut, more residential, are further away. Between the two, the Carré d'Or and the Promenade des Anglais stand within a few dozen euros of one another, two ways of living on the seafront, at almost the same price.

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, but not in a linear fashion: each 10% increment of additional floor space adds 9.9% to the price, larger flats are worth more per square metre than smaller ones. 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 classified as 'exceptional' in the study's terms, adds 14% to the price (H1 2026, Maison Masséna study). On a 60 m² flat at the median price for the Promenade des Anglais (€7,920/m², H1 2026), the view thus accounts for approximately €66,000. 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 a third of the housing stock dates from the post-war period (34% built between 1946 and 1990, Maison Masséna / INSEE), the parking space is almost an additional room.

Is the Nice market still rising?

Yes, but gently. Period flats have increased by 1.4% year on year in Q1 2025 (OIH), whilst volumes have fallen slightly: approximately 18,670 flat sales over the year, down 3% (Q1 2025, OIH). A market that maintains its prices whilst selling slightly less, the opposite of a surge.

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 267,000 dwellings, of which 93% are flats (Maison Masséna / INSEE). A third of the stock, 34%, was built between 1946 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. The median apartment sold in Nice measures 60 m² in the first half of 2026, and the core of the market, meaning the middle third of sales, sits between 50 and 70 m² (Maison Masséna study).

Two practical consequences. A buyer looking for 90 m² is not shopping in the middle of the market, but at the top: the threshold for the largest ten per cent stands at 100 m². At the other end, a studio under 30 m² also belongs to a ten per cent, this time at the bottom.

For houses the scale changes entirely: median at 160 m², core of the market up to 250 m², and the largest ten per cent exceed 325 m². A few town houses under 80 m² compete directly with two or three-bedroom apartments.

Crossed with the price grid, this gives a useful order of magnitude: a median apartment on the Promenade des Anglais, 60 m² at 7,920 € per m², approaches 475,000 €. The same in Mont-Boron exceeds 560,000 €.

Is the asking price the price paid?

Not always, and the gap can be measured. 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.