La Résidence du Palais occupies 29 rue de France, in the heart of the Carré d’Or, one street back from the Promenade des Anglais. Completed in the early 2000s, it is one of the very few recent buildings in the district: 337 lots, of which 109 apartments and 105 parking spaces — almost one space per home, which exists nowhere else in the Carré d’Or.
Request a valuation at La Résidence du Palais
La Résidence du Palais in brief
The address
Rue de France is the commercial backbone of the Carré d’Or, running parallel to the Promenade. At number 29 you are three minutes from the sea, five from place Masséna, in the middle of the district’s shops, restaurants and markets. It is the Nice that buyers want when they intend to do everything on foot without giving up the car.
A recent building, with parking
The national register of owners’ associations records 337 lots, 109 of them residential and 105 parking spaces, for a building of the 2001-2010 period; the co-ownership rules date from October 2001. In a district of nineteenth-century bourgeois buildings and 1960s blocks, it stands apart: lifts, recent standards, terraces, and underground parking.
What you are buying here
The comfort of the new at the address of the old. La Résidence du Palais attracts buyers who want the Carré d’Or without the works, the charges of an old building or the hunt for a garage. Main home, pied-à-terre or long-term investment: demand is broad and supply renews itself regularly, with 22 sales published since 2022.
What sort of apartment will you find at La Résidence du Palais?
The building is dominated by one-bedroom apartments of 42 to 56 m², with studios of 25 to 27 m² and two-bedroom apartments of 62 to 82 m². Almost every published sale concerns an apartment sold with one or two ancillary lots — parking, cellar — which shows in the prices per square metre.
What makes the price: the floor and the aspect — on the street or on the inside of the block —, the terrace, whether parking is included in the sale or not, and the condition: twenty years after completion, refreshed apartments stand clearly apart from lots left as delivered.
The most recent published sales at La Résidence du Palais
Here are the three most recent sales published for this address in the official property transaction database.
- November 2025 — €382,000, 45 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €8,517/m².
- February 2025 — €750,000, 82 m², 3 main rooms, 1 ancillary lot sold with it, i.e. €9,186/m².
- May 2024 — €570,000, 62 m², 3 main rooms, 1 ancillary lot sold with it, i.e. €9,194/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 La Résidence du Palais
La Résidence du Palais trades in a tight band, mostly between €8,000 and €10,500 per square metre on sales published since 2022. It is the sign of a readable market: the apartments are similar enough for comparables to speak, and the near-systematic presence of parking evens out prices.
For a seller, the challenge is not to argue the district’s price level, which is established; it is to make the case for what sets the lot apart — terrace, floor, aspect, condition — in a building where the buyer has recent points of comparison.
Our properties for sale nearby
We market apartments at La Résidence du Palais and across the Carré d’Or. 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
David Ghnassia
Director, terrazzo.immo
The Carré d’Or and Les Musiciens are areas I handle personally: bourgeois buildings, large family apartments, and considerable differences in value from one floor to the next. Call me on my direct line +33 6 46 82 71 75, or the agency on +33 4 89 15 85 83.
Frequently asked questions about La Résidence du Palais
Is noise an issue at 29 rue de France?
Rue de France is a shopping street, lively by day and in the evening. Street-facing apartments on low floors feel it; those looking onto the inside of the block or on high floors are quiet, and the building’s recent windows insulate well. We say so before the viewing.
Is parking included?
Often, not always. The building has 105 parking lots for 109 apartments, but every sale concerns specific lots. We systematically check what the title includes — parking, cellar — and state it clearly in the listing and in the offer.
Are service charges high?
A recent building with lifts, underground parking and maintained common areas has higher charges than a small old building, but it does not have its works: no heavy façade repainting or upgrading to standards to plan for in the short term. We give you the last three financial years before any decision.
What is my apartment at La Résidence du Palais worth?
It is one of the addresses in Nice where comparables are most reliable. We carry out a complimentary and confidential valuation, on site, based on the sales actually recorded in the building.
Let’s talk about your property
A complimentary, on-site and confidential valuation, based on the sales actually recorded at La Résidence du Palais and across the Carré d’Or.
Further reading
- terrazzo.immo, estate agency on the port of Nice
- Property in the Carré d’Or and Les Musiciens
- Property on the Promenade des Anglais
- Property at place Masséna and Wilson
- Fine residences in Nice — published sales by building
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo