Sale · Apartment
6-room apartment, Promenade des Anglais
Promenade des Anglais, Nice
€2,980,000
Including 5% / €141,905 in buyer's fees
Interested in this property?
I would like to visit174.83 m²
Floor area
6
Rooms
3
Bedrooms
Terrace · Garage · Parking space
The description
In a building with caretaker on the Promenade des Anglais, this 175 sq m apartment under Loi Carrez occupies the sixth floor and offers panoramic sea views. Two terraces totalling 32.90 sq m extend the living spaces and open onto the Méditerranée. The aspect and elevated floor ensure constant light. The apartment comprises reception rooms with generous proportions, facing the sea, and a configuration allowing several possible arrangements. The distribution of volumes and orientation favour both entertaining and daily living. Two cellars complete the property, offering additional storage. A garage and a parking space are available separately, an asset in this section of the Promenade des Anglais where parking is limited. The building, situated facing the Baie des Anges, benefits from a caretaker and the standing of an established residence. The address places within immediate proximity of the shops, transport and services of central Nice.
What we love
- Sea view
- Near the sea
- Terrace
- Dual aspect
- Bright
- Lift
- Concierge
- Air conditioning
The features
- Terrace
- Garage
- Parking space
- Cellar
- Sea view
- Secure access
Alert
Be told about properties like this one.
We write as soon as a similar property arrives, often before it reaches the portals. One e-mail, nothing more.
By creating the alert, you agree to receive by e-mail the new properties matching this search. Every message carries a link to stop it.
Film
The video loads on demand, no third-party tracker.
Technical sheet and regulatory information
Consumption: class D, 134 kWh/m²/yr. · Emissions (GHG): class D, 41 kg CO₂/m²/yr.
Consumption
Emissions (GHG)
- Fees
- Fees payable by the buyer: 5% incl. VAT of the net seller price, i.e. €141,905. Full schedule on the Fees page.
- Co-ownership
- Co-ownership of 200 lots. Estimated current charges: about 7975 € per year. No proceedings under way pursuant to article L.721-2 of the CCH.
- Property tax
- About 5817 € per year.
- Consumption
- Estimated annual energy costs: between 2994 and 4050 € per year (energy, reference year 2023). Indicative estimate.
- References
- Listing reference: 2464.
- Risk statement
- Information on the risks to which this property is exposed is available on the Géorisques website: www.georisques.gouv.fr
Questions people ask about this property
- What is life like in Promenade des Anglais?
- The Promenade des Anglais is not somewhere you visit; it is somewhere you walk. Seven kilometres of curve along the Baie des Anges, a light that shifts by the hour, and the Niçois morning ritual, joggers, cyclists, strollers, each at their own pace beside the water.
- Where do you shop and go to market?
- Over seven kilometres, day-to-day shopping happens in the parallel streets rather than on the seafront, rue de France for one. At the eastern end, the cours Saleya holds its fruit and vegetable market every morning except Monday, which is antiques day. To the west, towards the airport, the Saint-Augustin district has its own market on avenue Martin-Luther-King.
- How do you get around from here?
- The sea is a one-minute walk away. Nice-Ville station is a 16-minute walk away. Tram line 2 does not run on the Promenade itself: it follows it a few streets back, beneath boulevard Victor-Hugo, then along rue de France and avenue de la Californie. From east to west, the stations closest to the seafront are Alsace-Lorraine, Centre Universitaire Méditerranéen, Magnan, Lenval Hôpital, Fabron, Sainte-Hélène, Carras and Ferber, then Cassin / Kirchner and Parc Phœnix; none sits on the Promenade, and the walk to the stop varies from one building to the next. At the far eastern end, near the jardin Albert-Ier, line 1 at Masséna or Opéra-Vieille Ville is often more convenient. Line 2 runs to airport Terminals 1 and 2, and bus 12+ follows the Promenade to the Aéroport / Promenade stop, 150 metres from Terminal 1.
- Which schools are nearby?
- Along such a length, the school depends on the stretch. To the east, the closest are the Baumettes schools on rue Dante; towards Magnan, the Bonheur nursery school and the Saint-Pierre-d'Arène primary school on rue Louis-de-Coppet, with the Alphonse-Daudet state secondary school at 176 rue de France. Further west, near the Sainte-Hélène stop, the Sainte-Hélène school combines nursery and primary on avenue Val-Marie. The safest approach is to start from the exact address of the property.
- What can I read about this neighbourhood?
- La Gazette de la Promenade has several articles on it, including “Buying seafront property in Nice: the Promenade des Anglais guide” and “British buyer: what you need to know to purchase on the Promenade des Anglais”.
- What does this property include beyond its rooms?
- Terrace, sea view, garage, parking space, cellar and secure access.
- How large is this property?
- Apartment of 174.83 sq m, 6 rooms including 3 bedrooms.
- What is the price of this property?
- €2,980,000, agency fees included. The fees, 5% including VAT of the price before fees, are paid by the buyer.
- What is the energy performance of this property?
- Class D on the energy performance certificate, that is 134 kWh per sq m per year. Class D for greenhouse gas emissions.
- Is the property part of a co-ownership?
- Yes, a co-ownership of 200 lots. Running charges amount to €7,975 per year. No proceedings are under way against the owners' association.
- How can I visit this property?
- Write to us using the form on this page or on WhatsApp, quoting reference 2464.
Buying from abroad
We reply on WhatsApp the same day, in English, French, Italian and Turkish. We can also show you the property on a live video call, at a time that suits you.
- Estimated notary fees
- about €196,325, or 6.9% of the price excluding agency fees. How the figure is calculated, in La Gazette
- Indicative price in other currencies
- ≈ US$3,340,000 · ≈ £2,530,000, at the ECB rate of 9 October
- Nice Côte d'Azur airport
- 6 km as the crow flies
Meet this property
Arrange a visit.
A visit takes a little preparing: tell us when you are in Nice, we organise the rest.
Financing
Simulate your financing
Estimated monthly payment
13,826 €
Indicative estimate, excluding borrower's insurance and arrangement fees. Not a loan offer.
Discuss it with an adviserSeen in La Gazette
Practical
Facade renovation on the seafront: what Nice requires, what the co-ownership decides
The City of Nice asks for a prior declaration for every facade renovation, even a simple repaint, and most of the city falls under the opinion of the Architecte des Bâtiments de France. The ten-year injunction in the code only applies in towns placed on an administrative list. In between, the salt air sets the real timetable, and the financing needs preparing earlier than most people think.
By Garen Ajderhanyan · 9 min read
Practical
Entrusting your Nice apartment to a manager: what the mandate covers
A management mandate is written, numbered, entered in a register, and it states exactly what your manager may do in your name. What management covers day to day, how to check a professional is in order, what it costs, and how to leave a current mandate: fifteen days is enough, after three months.
By Garen Ajderhanyan · 8 min read
Practical
Notaire fees in Nice: how much, who pays, and why the Alpes-Maritimes cost less
About 7.2 % of the price for an older property, of which less than 15 % goes to the notaire. The figures worked through on a 475,000 € apartment, and a point nobody makes: the Alpes-Maritimes did not vote the transfer duty increase.
By Garen Ajderhanyan · 7 min read
International
Turkish owners in Nice: visas, stays, and life on the ground
Buying is the easy part. What takes method, as a Turkish national, is coming home: a Schengen visa remains compulsory, the ninety-day rule applies, and owning a flat exempts you from nothing.
By Garen Ajderhanyan · 8 min read
Buying on the Riviera
American buyers on the French Riviera: what no one tells you before you sign
No title insurance, no escrow, no buyer's agent: buying property in the South of France looks nothing like an American purchase. And your passport adds three obligations no other foreign buyer carries.
By Garen Ajderhanyan · 9 min read
Riviera property market
How much is a sea view worth in Nice? What actually determines the price
A sea view adds approximately 14% to the price of a flat in Nice, according to the Maison Masséna study. However, the condition of the property can account for up to 40%. A breakdown, with supporting figures, of what one actually pays for a property facing the sea.
By Garen Ajderhanyan · 7 min read
Riviera property market
Buying seafront property in Nice: the Promenade des Anglais guide
Prices, neighbourhoods, value criteria and pitfalls to avoid when buying a seafront flat on the Promenade des Anglais, by a family who has lived there since 1999.
By Garen Ajderhanyan · 8 min read
The art of living
The light of Nice: what painters came here to find
Matisse, Dufy, Chagall, Klein: why did so many painters settle facing the Baie des Anges? A walk through the light of Nice, seen from 107 Promenade des Anglais.
By Garen Ajderhanyan · 7 min read
Stories of the Promenade
How a dirt path became the Promenade des Anglais
Born in the early nineteenth century as a path funded by the English colony, the Promenade des Anglais was widened, extended and planted with palms until it became the avenue that lines the Baie des Anges. The story of a piece of city that never betrayed its original purpose.
By Garen Ajderhanyan · 7 min read
Architecture & Heritage
Mascarons, caryatids, continuous balconies: how to read the ornamentation of a Belle Époque façade in Nice?
Sculpted faces, consoles, cornices, ironwork: the ornamentation of Nice's 1900s buildings follows a precise grammar. A short lexicon for looking up and reading the city differently.
By Garen Ajderhanyan · 7 min read
Riviera property market
A pied-à-terre in Nice: which area for which use?
Sea view, quiet, walkable or letting between stays: six Nice areas compared by use, with median prices for the first half of 2026.
By Garen Ajderhanyan · 7 min read
Stories of the Promenade
Why did the Negresco become the landmark of the Promenade des Anglais?
Opened in 1913, topped with a pink dome and listed as a historic monument, the Negresco tells the story of when Nice built hotels for its winter visitors. An account from 107 Promenade des Anglais.
By Garen Ajderhanyan · 6 min read
Practical
How to read the EPC of a Belle Époque building in Nice?
The EPC classifies a dwelling from A to G and now affects both its value and its availability for letting. What the rating truly measures in an older building, what it overlooks, and what can be done with it.
By Garen Ajderhanyan · 7 min read
Stories of the Promenade
The winter visitors: how winter made Nice and the Promenade des Anglais
Before becoming a summer town, Nice was a winter town. An account of the English and Russian winter visitors who gave the Promenade des Anglais its name, its hotels and its horizon, seen from 107.
By Garen Ajderhanyan · 8 min read
Architecture & Heritage
What is the étage noble, and why does it hold its value?
High ceilings, a continuous balcony, light: the principal floor of Belle Époque buildings has lost none of its logic. Definition, history and how to read a façade, from the Carré d'Or to the Promenade des Anglais.
By Garen Ajderhanyan · 6 min read
Riviera property market
How to sell a flat in Nice at the right price
Median price, neighbourhood variations, what determines a property's value, mandate, documents: the method for selling a flat in Nice, with sourced figures.
By Garen Ajderhanyan · 9 min read
Riviera property market
How much per square metre in Nice in 2026? Prices, neighbourhood by neighbourhood
From €6,270/m² in Gairaut to €9,350/m² at Mont-Boron: median sale prices recorded in the first half of 2026, what explains them, and what the resale market says. Each figure is dated and sourced.
By Garen Ajderhanyan · 9 min read
The art of living
Where to live in Nice according to your project?
Pied-à-terre facing the sea, family relocation, retirement, rental investment: Nice is not chosen on a price map but on use. Garen Ajderhanyan reviews the city, district by district, project by project.
By Garen Ajderhanyan · 6 min read
The art of living
Sea view, front de mer, second line: what really changes in Nice
In Nice, 'sea view' covers very different realities. Direct front de mer, side view, second line, top floor: what each configuration gives, and what it asks in return.
By Garen Ajderhanyan · 7 min read
Architecture & Heritage
Belle Époque, Art Deco, modern: how to recognise the architectural styles of the Promenade des Anglais?
1900 rotunda, 1930 ironwork or 1960 loggia: a guide to reading the façades of the Promenade des Anglais, for the curious walker as much as for the buyer.
By Garen Ajderhanyan · 7 min read
Practical
Co-ownership on the Riviera: charges, managing agent, what to examine before purchasing
Purchasing a flat on the Côte d'Azur almost always means purchasing within a co-ownership. Minutes of meetings, regulations, statement of condition, works fund: what I read myself before recommending a purchase.
By Garen Ajderhanyan · 7 min read
International
Buying in Nice when you are not resident: the process, not the clichés
No nationality requirement, a clearly marked path, offer, preliminary contract, notaire, and three subjects to prepare seriously: financing, the movement of funds and taxation. The process of a purchase in Nice for a non-resident buyer, without the clichés.
By Garen Ajderhanyan · 7 min read
Architecture & Heritage
The 12 emblematic Belle Époque residences of the Promenade
Twelve addresses between the port and the airport, surveyed one by one: the façades that still stand, and those that have been allowed to disappear.
By Garen Ajderhanyan · 6 min read
Stories of the Promenade
Since 2005: twenty years publishing La Gazette
On 6 May 2005, my father printed the first issue. Twenty years later, I hold the layout. What La Gazette has learnt from the Promenade, and the reverse.
By Garen Ajderhanyan · 6 min read
International
Turkish buyers on the Côte d'Azur: what to prepare before purchasing
A Turkish citizen purchases in France without nationality conditions. The process is clearly defined, but three matters must be prepared from Turkey: the transfer of funds, taxation and residence, which does not follow from the purchase. My observations, from the Promenade des Anglais.
By Garen Ajderhanyan · 6 min read
International
British buyer: what you need to know to purchase on the Promenade des Anglais
It was the English who laid out the Promenade in the nineteenth century. Two centuries later, a British purchaser still buys freely in Nice. Brexit has changed nothing regarding ownership, but it has changed the duration of stays. The position, from 107.
By Garen Ajderhanyan · 6 min read