Le Roy Soleil occupies 69 promenade des Anglais, west of the Negresco, on the stretch of the avenue that runs alongside the Musiciens district. Designed in 1959 by the architect Honoré Aubert, it is one of the emblematic modern buildings of the seafront, with 115 lots, 45 of them apartments — a human-scale building, which is rare on the Promenade.
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Le Roy Soleil in brief
The address
Number 69 promenade des Anglais stands between boulevard Gambetta and boulevard Grosso, facing the beach. The Negresco and the Carré d’Or are a few minutes’ walk to the east; the shops of rue de France and the Musiciens district are just behind. It is the part of the Promenade that combines a seafront view with real neighbourhood life at the back.
A signed building, on a human scale
The national register of owners’ associations records 115 lots, 45 of them residential and 24 parking spaces, for a building of 1959-1960. The Nice tourist office lists it in its twentieth-century heritage trail: façades punctuated by load-bearing concrete posts and large glazed bays, balcony railings as the only ornament, a concrete pergola crowning the top floor. It sits within the stretch of the Promenade inscribed on the UNESCO World Heritage list in 2021.
What you are buying here
Real seafront apartments, designed for the view, in a building of 45 homes where people know their neighbours. The parking ratio — 24 spaces for 45 apartments — is one of the best on the Promenade, and an apartment sold with its garage commands a genuine premium.
What sort of apartment will you find at Le Roy Soleil?
Unlike the avenue’s large developments, Le Roy Soleil is a building of one- and two-bedroom apartments of 70 to 97 m²: of the ten sales published since 2022, only one concerns a studio. People buy here to live, or for a second home of real size, not for a 25 m² pied-à-terre.
What makes the price: how frontal the view is and the floor, above all, then the depth of the terrace, the condition — many apartments have been renovated, others are in their original configuration — and whether a parking space is included in the sale.
The most recent published sales at Le Roy Soleil
Here are the three most recent sales published for this address in the official property transaction database.
- March 2026 — €485,000, 74 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €6,543/m².
- October 2025 — €705,000, 74 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €9,550/m².
- April 2025 — €535,000, 70 m², 2 main rooms, no ancillary lot, i.e. €7,643/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 Roy Soleil
Le Roy Soleil trades at the top of the Promenade range, on a par with the avenue’s best addresses. Sales published since 2022 range from roughly €6,500 to €13,000 per square metre: the gap is almost entirely down to the floor, the view and the condition.
With fewer than ten sales in four years, supply is scarce. A well-presented apartment finds a buyer quickly; an overpriced one sits, because buyers in this segment compare with the Negresco to the east and the Californie developments to the west.
Our properties for sale nearby
We market apartments at Le Roy Soleil 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 Roy Soleil
Is noise an issue at 69 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 offer quiet rooms at the back. A high floor with recent glazing is very quiet. We say so before the viewing.
Can I buy with a garage?
Yes, and it is one of the building’s strengths: 24 parking lots for 45 apartments, a ratio that is rare on the Promenade. Not every apartment has one; when a garage is sold with the lot, it weighs noticeably on the price, as the sales above show.
Are service charges high?
A seafront building, with a lift and façades exposed to sea spray, has significant maintenance items. Here they are spread across fewer lots than in the large neighbouring developments. We give you the last three financial years and the status of voted works before any decision.
What is my apartment at Le Roy Soleil worth?
Comparables are few but very readable. We carry out a complimentary 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 complimentary, on-site and confidential valuation, based on the sales actually recorded at Le Roy Soleil 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 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