L’Isola Bella stands at 225 promenade des Anglais, in Fabron, between avenue de la Californie and the sea. A 1961 building designed by Honoré Aubert and Pierre Bernasconi, it is a co-ownership of 56 lots — one of the smallest on this stretch of the Promenade — made up of studios and two-room apartments of 87 to 91 m² overlooking the bay.
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L’Isola Bella in brief
The address
225 promenade des Anglais is in Fabron, on the western stretch of the seafront, a quarter of an hour by car from the centre and ten minutes from the airport. The beach is opposite, avenue de la Californie and its shops behind, the hills of Fabron above. This is the residential Promenade, quieter than the centre, where you live with a car.
A 1961 building by Aubert and Bernasconi
The permit was filed in May 1958 (PC no. 304/58) for SCI Mamounia, and the building delivered in 1961 to plans by Honoré Aubert and Pierre Bernasconi — the former one of the most prolific architects of post-war Nice, also behind Le Savoy-Palace at the other end of the Promenade. Seven storeys above ground level, about 26 metres high, on a 467 m² plot running through from the Promenade to 147 avenue de la Californie, for some forty apartments. The national register of co-ownerships lists 56 lots.
What you are buying here
Either a studio facing the sea, or a two-room apartment of real size — 87 to 91 m² in the published sales — with the bay under your windows. Buyers of the large lots are after a seaside second home or a renovated pied-à-terre; buyers of the studios are local and investors. In a co-ownership of this size, every sale counts.
What sort of apartment will you find at L’Isola Bella?
Sales published since 2022 split between studios of 32 to 40 m² — half the sales — and two-room apartments of 87 to 91 m², plus one three-room apartment of 109 m². Half of the large lots were sold with two or three ancillary lots — parking, cellar.
What sets the price: how directly the apartment faces the bay and the floor, the terrace, condition — the gap between an original lot and a renovated one is very marked here — and whether a parking space is part of the sale.
The most recent published sales at L’Isola Bella
Here are the three most recent sales published for this address in the official property transaction database.
- May 2025 — €829,597, 87 m², 2 main rooms, 3 ancillary lots sold with it, i.e. €9,530/m².
- March 2025 — €588,000, 91 m², 2 main rooms, no ancillary lot, i.e. €6,459/m².
- March 2025 — €160,000, 32 m², 1 main room, no ancillary lot, i.e. €4,931/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’Isola Bella
L’Isola Bella illustrates the gap between two markets within one building: across the twelve sales published since 2022, studios sold between €3,200 and €8,000/m², and the large sea-facing apartments between €5,000 and €12,500/m² — €9,300 to €9,500/m² for the 87 and 90 m² two-room apartments sold with three ancillary lots in 2024 and 2025, €12,500/m² for the 109 m² three-room apartment of November 2023. The building’s median, around €5,900/m², therefore means little: it all depends on the lot.
For a seller, a large renovated apartment with parking sits here at the level of the good addresses in the centre of the Promenade. For a buyer, the studios and the lots to renovate offer a way onto the seafront at prices no longer found east of the Negresco.
Our properties for sale nearby
We sell apartments at L’Isola Bella and across the Promenade des Anglais. 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
Jocelyne Baot
Senior consultant
Jocelyne 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 7 69 42 77 52, or the agency on +33 4 89 15 85 83.
Frequently asked questions about L’Isola Bella
Is noise an issue at 225 promenade des Anglais?
Traffic on the Promenade is present, as everywhere on the seafront, but this stretch is less busy than the centre. Upper-floor apartments with recent glazing are quiet; those facing avenue de la Californie more so. We tell you before the viewing.
Is there any parking?
Some of the lots are parking spaces and cellars: half of the large apartments sold since 2022 came with two or three ancillary lots, the studios none. Each sale covers specific lots; we check the title and state clearly what is included in the price.
Are the service charges high?
A small seafront co-ownership, with a lift and façades exposed to sea spray, spreads its charges across few lots. We give you the last three financial years and the status of voted works before any decision.
What is my apartment at L’Isola Bella worth?
Comparables exist but do not resemble one another: view, condition and ancillary lots change everything. We carry out a free and confidential valuation, on site, based on the sales actually recorded in the building and on this stretch of the Promenade.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded at L’Isola Bella and across the Promenade des Anglais · Fabron.
Further reading
- Property on the Promenade des Anglais
- Le Palais Ascot, 193 promenade des Anglais
- Le Riva Bella, 249 promenade des Anglais
- Le Savoy-Palace, 3 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