Le Palais d’Orient stands at 83-85 promenade des Anglais, west of the Negresco, on the stretch of the avenue bordering the Baumettes district. Built in 1962 to plans by Georges and Michel Dikansky, it is one of the large upmarket seafront buildings of the 1960s: 200 lots, including 63 flats and 29 parking spaces.
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Le Palais d’Orient in brief
The address
83 promenade des Anglais lies west of boulevard Gambetta, a few numbers along from Le Roy Soleil, facing the beach. The shops of rue de France are directly behind, the Negresco and the Carré d’Or ten minutes’ walk to the east. This is the residential Promenade: the view and the sea, with real neighbourhood life in the streets behind.
An upmarket 1960s building
The building permit was issued in October 1960 and the building, seven storeys above ground level, was completed in 1962; a second phase, “L’Orient France”, was built behind it on rue de France in 1962-1963. The national register of co-ownerships lists 200 lots, 63 of them residential and 29 parking lots, with co-ownership regulations dated August 1963.
What you are buying here
Apartments designed for the view, in a building that has kept its original standing. Le Palais d’Orient attracts second-home buyers and international purchasers who want the Promenade without the bustle of place Masséna; the large apartments, rare on the avenue, find takers.
What sort of apartment will you find at Le Palais d’Orient?
Sales published since 2022 range from a 27 m² studio to a 216 m² five-room apartment: the building has a few very large apartments, but its core is made up of two- and three-room flats of 58 to 81 m², most often sold with a cellar or a garage.
What sets the price: how directly the apartment faces the sea and the floor, the size of the terrace, condition — many lots are still in their original layout, others have been entirely redone — and parking, with only 29 spaces for 63 flats.
The most recent published sales at Le Palais d’Orient
Here are the three most recent sales published for this address in the official property transaction database.
- February 2026 — €380,000, 58 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €6,552/m².
- December 2025 — €680,000, 84 m², 5 main rooms, 2 ancillary lots sold with it, i.e. €8,144/m².
- June 2025 — €351,374, 63 m², 3 main rooms, 1 ancillary lot sold with it, i.e. €5,559/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 d’Orient
Le Palais d’Orient trades across a wider range than its neighbour Le Roy Soleil: across the eleven sales published since 2022, prices per square metre run from around €4,600 to over €15,000, with a median around €8,100/m². In our experience of the avenue, the condition of the property and its position in the building explain most of that gap.
For a seller, condition weighs here as much as the view: an apartment in its original state and the same apartment renovated do not sell to the same buyer, nor at the same price. It is an address where preparing the sale — sometimes with a few targeted works — changes the outcome.
Our properties for sale nearby
We sell apartments at Le Palais d’Orient 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 Le Palais d’Orient
Is noise an issue at 83 promenade des Anglais?
Yes, as everywhere on the seafront. Traffic on the Promenade is felt differently depending on the floor and the quality of the windows; dual-aspect apartments have quiet rooms at the rear. An upper floor with recent glazing is very quiet. We tell you before the viewing.
Can I buy with a garage?
Sometimes. The co-ownership has 29 parking lots for 63 flats: fewer than one apartment in two has one. When a garage is sold with the lot, it weighs noticeably on the price, as the sales above show. We check the title before any offer.
Are the service charges high?
A 200-lot seafront co-ownership with lifts and façades exposed to sea spray has real maintenance costs. We give you the last three financial years and the status of voted works before any decision.
What is my apartment at Le Palais d’Orient worth?
Comparables are fairly numerous but widely dispersed. We carry out a complimentary and confidential valuation, on site, based on the sales actually recorded in the building and on what sets your lot apart.
Let’s talk about your property
A complimentary, on-site and confidential valuation, based on the sales actually recorded at Le Palais d’Orient and across the Promenade des Anglais.
Further reading
- terrazzo.immo, estate agency on the port of Nice
- Property on the Promenade des Anglais
- Le Roy Soleil, 69 promenade des Anglais
- Le Palatin, 43 promenade des Anglais
- Property in the Carré d’Or and Les Musiciens
- Fine residences in Nice — published sales by building
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo