Le Palais Ascot stands at 193 promenade des Anglais, on the corner of avenue de Fabron, on the western stretch of the seafront. An early-1960s building designed by Georges-Xavier Marguerita, it is a co-ownership of 118 lots, with shops at street level, where you buy the Promenade at prices noticeably more accessible than in the centre.
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Le Palais Ascot in brief
The address
193 promenade des Anglais lies on the western Promenade, where avenue de Fabron comes down to the sea. You are a long way from the Negresco and place Masséna — a quarter of an hour by car or bus along the seafront — but facing the same bay, with the beach below, the airport ten minutes away and the hills of Fabron behind. This is the Promenade chosen by those who want the sea under their windows and a car that is easy to park.
A 1963 building by Marguerita
The building permit was issued in 1960 (PC no. 344/60) and the building delivered around 1963, to plans by Georges-Xavier Marguerita, a Nice architect behind many post-war residences. Seven storeys above ground level, a height of about 26 metres, a 680 m² plot open onto the Promenade, avenue de Fabron and avenue de la Californie, shops at street level. The national register of co-ownerships lists 118 lots for a building of the 1961–1974 period.
What you are buying here
A 1960s apartment facing the sea, from a studio to a three-room flat, often sold with a cellar or a parking space. Buyers are mixed: a seaside second home, a rental investment close to the airport, a first purchase on the Promenade. It is one of the seafront addresses where supply turns over regularly.
What sort of apartment will you find at Le Palais Ascot?
Sales published since 2022 range from a 27 m² studio to an 79 m² three-room apartment, split roughly evenly between studios, two-room and three-room flats. Eight sales out of eleven include an ancillary lot — cellar or parking — and two include two.
What sets the price: the sea view, head-on or sideways, the floor, the terrace or balcony, condition and, in a co-ownership of this size, whether a parking space is part of the sale.
The most recent published sales at Le Palais Ascot
Here are the three most recent sales published for this address in the official property transaction database.
- April 2026 — €298,905, 50 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €5,978/m².
- December 2024 — €340,000, 27 m², 1 main room, 1 ancillary lot sold with it, i.e. €12,593/m².
- January 2024 — €268,856, 53 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €5,073/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 Le Palais Ascot
Le Palais Ascot trades within a wide range: across the eleven sales published since 2022, prices per square metre run from around €3,300 to €12,600, with a median around €6,000/m². The extremes come from atypical lots: a 27 m² studio sold for €340,000 in December 2024 at one end, two 2022 sales below €4,000/m² at the other. Apartments of 50 to 80 m² sold between €4,800 and €7,500/m².
For a seller, the view and the terrace account for most of the price gap here. For a buyer, it is one of the most reasonable ways to buy facing the sea on the Promenade, provided you accept being on the western side of the city.
Our properties for sale nearby
We sell apartments at Le Palais Ascot 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
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 Le Palais Ascot
Is noise an issue at 193 promenade des Anglais?
Yes, as everywhere on the seafront: traffic on the Promenade, and here the junction with avenue de Fabron. Upper-floor apartments with recent glazing are quiet. The airport is close but the approach paths run over the sea; we discuss it before the viewing.
Is there any parking?
Some of the lots are parking spaces and cellars: nine published sales out of ten 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 118 lots with lifts, shops and façades exposed to sea spray has real charges, spread across a large number of lots. We give you the last three financial years and the status of voted works before any decision.
What is my apartment at Le Palais Ascot worth?
Comparables are numerous but scattered: everything depends on the view and the condition. We carry out a free and confidential valuation, on site, based on the sales actually recorded in the building and in the neighbouring residences of the western Promenade.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded at Le Palais Ascot and across the Promenade des Anglais · Fabron.
Further reading
- Property on the Promenade des Anglais
- L’Isola Bella, 225 promenade des Anglais
- Le Riva Bella, 249 promenade des Anglais
- Le Palais des Arts, 144 rue de France
- Fine residences in Nice — published sales by building
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo