Les Résidences de l’Abbaye de Roseland stand at 44 boulevard Napoléon III, on the Fabron hill in western Nice. Six buildings of eight to eleven storeys, built from 1972 to plans by Honoré Toscan in the park of a listed historic house, make it one of the largest co-ownerships in the city — and, with 94 sales recorded since 2022, the second most traded address in Nice after Le Palais des Arts. You buy a family apartment with parking, in a park, at readable prices.
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L’Abbaye de Roseland in brief
The address
Boulevard Napoléon III climbs from the Promenade des Anglais towards the Corniche Fleurie, in Fabron, between the Carras district and the hills of western Nice. At number 44 you are about ten minutes’ walk from the sea and the Promenade, a few minutes by car from the airport and the motorway, in a residential area of large co-ownerships with parks. This is the Nice of families and working people who want space, quiet and a parking space without giving up proximity to the centre.
Six 1970s buildings around a historic house
The estate, formerly owned by the Lascaris-Vintimille family, was named “abbaye de Roseland” in the 1920s by the antiques dealer Édouard Larcade, who rebuilt a cloister there from elements of abbeys in south-west France; the house and its cloister are listed historic monuments, and the City of Nice sold them to the Alpes-Maritimes Department in 2024 to house a Climate Institute. The park was subdivided in 1968: six slab blocks of eight to eleven storeys — Carina, Lara, Tamango, Kalinka, Baccara and Bettina — were built from 1972 to plans by Honoré Toscan for SCI Abbaye de Roseland, the Tamango rising to eleven storeys and some thirty metres. The national register of co-ownerships lists a main syndicate of 1,698 lots, including 657 flats and 538 parking spaces, plus secondary syndicates per building — for instance 289 lots at Le Carina, 488 at Le Tamango, 270 at Le Kalinka, 254 at Le Lara, with co-ownership regulations dated 1972 to 1975.
What you are buying here
A 1970s apartment with regular layouts, from a studio to a five-room flat, most often a three-room apartment of 79 to 84 m² or a two-room apartment of 59 to 66 m², with terrace, cellar and parking: 103 of the 107 sales recorded since 2022 include at least one ancillary lot, 86 include two or more. Buyers are families looking for a main home and rental investors — the address lets easily — with, on the upper floors, four- and five-room apartments of 92 to 119 m² looking out to sea.
What sort of apartment will you find at L’Abbaye de Roseland?
Sales recorded from January 2022 to June 2026 range from a 24 m² studio to a 158 m² six-room apartment: 13 studios, 28 two-room, 39 three-room, 17 four-room, 9 five-room apartments and 1 six-room apartment. Sizes are very consistent within each type — two-room flats are 59 to 66 m², three-room flats 79 to 84 m², four-room flats 92 to 108 m² — which makes comparisons reliable.
What sets the price: the floor and the view — sea, park or hillside, in ten-storey buildings —, the building and its aspect, the terrace, condition — the gap between an apartment in its original state and a renovated one is marked —, and the number of parking spaces included in the sale.
The most recent published sales at L’Abbaye de Roseland
Here are the three most recent sales published for this address in the official property transaction database.
- May 2026 — €490,000, 82 m², 3 main rooms, 2 ancillary lots sold with it, i.e. €5,976/m².
- April 2026 — €427,500, 61 m², 2 main rooms, 2 ancillary lots sold with it, i.e. €6,994/m².
- April 2026 — €150,000, 24 m², 1 main room, 1 ancillary lot sold with it, i.e. €6,160/m².
These figures come from the French public property transaction database (Demandes de valeurs foncières, published by the tax authority), which is fed by notarial deeds and released several months in arrears. The amount shown is the price stated in the deed, before notary fees and transfer duties: depending on whether the agency’s commission was payable by the seller or the buyer, it may or may not be included.
They tell you nothing about the floor, the aspect, the view, the condition of the property or the quality of any renovation. The price also covers the whole transaction: where a garage, a cellar or a maid’s room was sold with the apartment, the price per square metre shown is mechanically inflated — which is why we state the number of ancillary lots. We exclude transactions whose price per square metre falls plainly outside the market (dismemberment of ownership, sales between related parties).
Two apartments of identical size in the same building can change hands at very different prices. These sales give an order of magnitude; they are not a valuation. To find out what a specific property is worth, ask us for a valuation.
What sets the price of an apartment at L’Abbaye de Roseland
L’Abbaye de Roseland trades within a wide but readable range: across the 107 sales recorded from January 2022 to June 2026, prices per square metre run from around €3,700 to €9,700, with a median around €6,200/m²; the 51 sales from July 2024 to June 2026 mostly sit between €5,000 and €8,500/m², median €6,520/m². Three-room apartments of 79 to 84 m² sold between €320,000 and €750,000, two-room apartments between €220,000 and €480,000, four-room apartments between €465,000 and €1,043,000 — the highest sale per square metre, in December 2024, was a 108 m² four-room apartment at €9,700/m².
For a seller, the volume of sales is an asset: buyers know what an apartment at L’Abbaye de Roseland is worth, and a well-presented property sells quickly. For a buyer, it is one of the addresses in Nice where you can still buy a large apartment with parking in a park at a reasonable price — condition and view then make all the difference.
Our properties for sale nearby
We sell apartments at L’Abbaye de Roseland and across Fabron and the western Promenade. Properties at this address are not always advertised: some sales are handled confidentially.
You can also browse all our properties in Nice.
Your contact for this address
Déborah Hassan-Ghnassia
Senior consultant, terrazzo.immo
Déborah covers the seafront, from the Belle Époque buildings to the great post-war developments. For a valuation or a view on a building, direct line +33 6 24 54 46 53, or the agency on +33 4 89 15 85 83.
Frequently asked questions about L’Abbaye de Roseland
Which building should I choose at L’Abbaye de Roseland?
The six buildings differ in height and aspect: the Tamango is the tallest, and the upper floors of the south-facing buildings see the sea. Each building has its own secondary syndicate, hence its own charges and works. We tell you, before the viewing, what sets apart the building and floor of the lot you are looking at.
Is there any parking?
Yes, it is one of the address’s assets: the main syndicate has 538 parking lots for 657 flats, and 103 of the 107 recorded sales include at least one ancillary lot. Each sale, however, covers specific lots; we check the title and state clearly what is included in the price.
Are the service charges high?
A co-ownership of almost 1,700 lots with a park, lifts, car parks and secondary syndicates has real charges, split between the main syndicate and each building according to the regulations. We give you the last three financial years and the status of voted works, for the building and for the whole, before any decision.
What is my apartment at L’Abbaye de Roseland worth?
Comparables are very numerous and consistent in size, but floor, view, building and condition make differences of one to two. We carry out a free and confidential valuation, on site, based on the sales actually recorded in your building and on what sets your lot apart.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded at L’Abbaye de Roseland and across Fabron, west Nice.
Further reading
- Property on the Promenade des Anglais
- Le Palais Ascot, 193 promenade des Anglais
- L’Isola Bella, 225 promenade des Anglais
- Le Riva Bella, 249 promenade des Anglais
- Fine residences in Nice — published sales by building
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo