In 2025, several indicators confirmed the strong appeal of the French Riviera region, particularly Cannes. According to a study, the average price per square meter for a luxury property in Cannes ranges between €10,000 and €25,000, with ultra-prime properties exceeding €30,000/m². The Provence-Alpes-Côte d’Azur region recorded an approximate +4% increase in property prices in 2024. Moreover, the number of new developments declined by about 10% in 2024, reflecting a tightening of supply. In Cannes itself, the luxury segment saw an increase of at least +3% in 2024.
These data points illustrate a combination of strong reputation, limited supply, and sustained demand — a configuration that is particularly favorable for the experienced investor.
Several major trends continue to shape interest in Cannes in 2025:
According to Investropa, European, Middle Eastern, and North American buyers continue to favor the Riviera for their second homes or exclusive properties. One study suggests that international investors could represent up to 30% of the regional market. Additionally, Cannes’ unique topography, protected zones, and proximity to the sea make exceptional properties scarce — a factor that helps stabilize prices.
Remote work and the growing desire for well-being have also transformed buying behavior: people no longer purchase only a “second home,” but rather a place to live more frequently, rent out seasonally, or share between personal and family use. The fact that Cannes remains active year-round thanks to its Film Festival, numerous conventions, and luxury tourism scene is also a major advantage for investors seeking to generate strong seasonal rental income.
When investing in Cannes, it’s useful to segment properties into categories:
Ultra-luxury seafront apartments/penthouses: located on La Croisette, Palm Beach, or La Californie — these command premium prices, typically around €15,000–€30,000/m². Luxury villas with sea views, pools, and landscaped gardens: a more niche but dynamic market — prices average €10,000–€25,000/m², depending on the plot, location, and architectural quality. High-end apartments slightly below “ultra-prime”: a more accessible entry point without sacrificing location or comfort.
As for rental returns, the luxury property segment on the Côte d’Azur generally offers gross yields between 4% and 6% for well-located assets in 2025. Of course, net yield depends on the purchase price, occupancy rate, management fees, taxes, and personal use of the property.
As with any high-end investment, several precautions should be taken:
High entry cost: The barrier to entry is already significant; investors must have a clear vision of their goals (personal use, rental income, or resale).
Lower liquidity: The ultra-luxury market is less active than the mass market; planning for a 5–10-year investment horizon is wise.
Regulation and taxation: In France, transaction costs, property taxes, and energy efficiency standards (RT2020/RE2025) must all be carefully considered.
Macroeconomic and credit environment: Although interest rates have fallen to around 3% in France in 2025, the broader European context remains uncertain (inflation, debt, and geopolitical risks).
Rental profitability: Dependent on tourism and seasonal rental regulations; some municipalities have begun tightening restrictions on short-term rentals.
To mitigate these risks, investors should prioritize prime locations, focus on flawless quality (view, materials, architecture), ensure professional property management, and plan for a long-term investment horizon.
In 2026, investing in Cannes continues to appear as a strategic choice: supply remains limited, international demand is stable, and the market’s focus on quality is irreversible. Prices are expected to continue rising moderately, making purchasing now more “secure” than during a speculative boom cycle.
Moreover, luxury real estate plays an important role in portfolio diversification and serves as a “safe asset” for international investors. Analysts specializing in the Côte d’Azur view this combination of factors as highly favorable for the residential market. As such, investors gain access not only to a prestige asset but also to personal enjoyment and long-term value preservation.
Investing in Cannes in 2026 means choosing far more than just four walls: it’s about embracing a lifestyle of exceptional quality, international prestige, and long-term financial performance.
While returns may not match those of more “opportunistic” markets, the city’s rarity, global reputation, and potential for personal enjoyment make it a particularly sound investment. For the attentive, structured, and patient investor, Cannes remains a safe and timeless value.
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