Le Palatin stands at 43 promenade des Anglais, on the corner of boulevard Gambetta, a short walk from the Negresco. Completed around 1967 to plans by Albert Cane and Michel Dikansky, it has 133 lots, including 47 flats and 74 parking spaces: more than one space per apartment, a configuration found nowhere else on the seafront.
Request a valuation at Le Palatin
Le Palatin in brief
The address
43 promenade des Anglais sits on the corner of boulevard Gambetta, facing the beach. The Negresco is about a hundred metres to the east, the Carré d’Or and rue de France begin directly behind the building, and boulevard Gambetta leads up towards the Musiciens district and the station. This is the most sought-after stretch of the avenue, the part where you live on foot.
A 1960s building on the site of a villa
The planning application was filed in late 1964 and approved in July 1965; the building, seven storeys above ground level, replaced the Villa Grinda, demolished to make way for it. The national register of co-ownerships lists 133 lots, 47 of them residential and 74 parking lots, with co-ownership regulations dated January 1967. The building also houses shops and offices.
What you are buying here
A seafront apartment next to the Negresco, with something almost no other address on the Promenade can offer: a garage. For buyers arriving from Paris or from abroad by car, it is a decisive argument, and it shows in the prices.
What sort of apartment will you find at Le Palatin?
Sales published since 2022 range from a 32 m² studio to a 120 m² four-room apartment, with a majority of two-room flats of 53 to 66 m² and three-room flats of 75 to 85 m². The building was designed for the view: the front-facing apartments enjoy a head-on outlook over the bay that 1960s plans deliberately sought.
What sets the price: the floor and the view above all — the highest sales exceed €16,000/m² while other lots in the same building trade at around €7,000/m² — then condition, which varies widely sixty years after completion, and whether a parking space is included in the sale.
The most recent published sales at Le Palatin
Here are the three most recent sales published for this address in the official property transaction database.
- March 2026 — €306,596, 32 m², 2 main rooms, no ancillary lot, i.e. €9,530/m².
- October 2025 — €906,710, 79 m², 3 main rooms, no ancillary lot, i.e. €11,411/m².
- June 2025 — €652,000, 85 m², 3 main rooms, 1 ancillary lot sold with it, i.e. €7,671/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 Palatin
Better than any other building, Le Palatin illustrates the gap between a “sea view” apartment and an apartment “on the Promenade”. Across the fourteen sales published since 2022, prices per square metre range from around €6,100 to almost €17,000: the two sales of summer 2022 at over €16,500/m² were apartments of 75 and 120 m², while the sales at around €7,000/m² were more modest two-room flats.
For a seller, this means an apartment at Le Palatin is not valued from the building’s average price but from its own exposure. For a buyer, it means a high asking price is not necessarily excessive: you have to go up and see.
Our properties for sale nearby
We sell apartments at Le Palatin 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
David Ghnassia
Property sales, Port of Nice and Mont Boron
David 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 46 82 71 75, or the agency on +33 4 89 15 85 83.
Frequently asked questions about Le Palatin
Is noise an issue at 43 promenade des Anglais?
The corner of the Promenade and boulevard Gambetta is one of the busiest junctions in Nice. Front-facing apartments on the lower floors feel it; on the upper floors, with recent windows, it is genuinely quiet. Lots at the rear of the building are calmer but without the view. We tell you before the viewing.
Is there really one parking space per apartment?
The register of co-ownerships counts 74 parking lots for 47 flats: by far the best ratio on the Promenade. Each sale, however, covers specific lots, and an apartment can be sold without its garage. We check the title and state clearly what is included in the price.
Are the service charges high?
A seafront building with lifts, an underground car park and façades exposed to sea spray has significant maintenance costs, spread here across 133 lots. We give you the last three financial years and the status of voted works before any decision.
What is my apartment at Le Palatin worth?
Comparables exist but spread across a very wide range. 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: floor, view, condition, parking.
Let’s talk about your property
A complimentary, on-site and confidential valuation, based on the sales actually recorded at Le Palatin and across the Promenade des Anglais.
Further reading
- terrazzo.immo, estate agency on the port of Nice
- Property on the Promenade des Anglais
- Property in the Carré d’Or and Les Musiciens
- Le Roy Soleil, 69 promenade des Anglais
- Le Royal Luxembourg, 7 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