Eden Beach, at 122 boulevard Carnot, occupies the stretch of the Basse Corniche that looks directly down on the sea, between Mont Boron and Cap de Nice. On the evidence of the published sales, it is one of the most expensive addresses per square metre in the area — ahead of several far better-known developments.
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Eden Beach in brief
The address
The upper part of boulevard Carnot marks the tipping point from Mont Boron towards Cap de Nice. You look down on the sea with nothing in front of you, the coves and the Coco Beach shore are below, and the port of Nice is about ten minutes away by car. This is a residential holiday quarter, with no shops at the foot of the building.
A mid-sized owners’ association
The national register of owners’ associations records 103 lots and places the construction between 1949 and 1974. The scheme is therefore large enough to offer a choice, small enough for every sale to count.
What you are buying here
A frontal sea view and a commanding position, in an area where supply is narrow. The price levels observed place Eden Beach at the top of the Mont Boron market, level with the best ridge addresses.
What sort of apartment will you find at Eden Beach?
The lots are mostly two-, three- and four-bedroom apartments of around 100 m² and more, almost all with outdoor space and sold with one or more ancillary lots — the sales published below bear that out.
What makes the value: how frontal the view is above all, then the floor, the area of outdoor space and parking. At these price levels, the quality of the renovation becomes a second-order criterion against position.
The most recent published sales at Eden Beach
Here are the three most recent sales published for this address in the official property transaction database.
- December 2025 — €1,290,000, 98 m², 3 main rooms, 2 ancillary lots sold with it, i.e. €13,158/m².
- December 2025 — €1,283,519, 95 m², 3 main rooms, 2 ancillary lots sold with it, i.e. €13,509/m².
- November 2025 — €1,898,110, 137 m², 5 main rooms, 2 ancillary lots sold with it, i.e. €13,881/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 Eden Beach
Eden Beach is among the best-valued addresses on Mont Boron per square metre, at a level comparable to the great ridge developments. Turnover is low and properties go quickly: this is a market where anticipating beats searching.
Our properties for sale nearby
We market apartments at Eden Beach and across Mont Boron. 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
Matthieu Artus
Senior consultant
Matthieu covers Mont Boron and the Basse Corniche. For a confidential valuation, or to be told when a lot comes to market at the top of the boulevard, Direct line +33 6 52 09 49 76, or the agency on +33 4 89 15 85 83.
Frequently asked questions about Eden Beach
Why are prices so high here?
Because the position looks down on the sea with nothing in front of it, and because supply is narrow. On this kind of address it is the scarcity of the frontal view, not the floor area, that sets the price.
Is there direct access to the sea?
The Coco Beach stretch offers rocky access points and beaches below. The arrangements specific to this development are set by the co-ownership rules, which we provide — we do not state them on the managing agent’s behalf.
Is it suitable as a main home?
That depends on how you organise your life. The setting is exceptional, but there are no shops within walking distance and a car is essential. It is a trade-off to make consciously.
What is my apartment at Eden Beach worth?
On an address recording a handful of sales a year, no district average means anything. We carry out a free and confidential valuation, on site, lot by lot.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded at Eden Beach and across Mont Boron.
Further reading
- Property on Mont Boron
- Property on Cap de Nice
- Le Baccarat, 75 bd Carnot
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo