Le Royal Luxembourg occupies 7 promenade des Anglais, at the eastern end of the seafront, a step from the Albert Ier gardens and the Carré d’Or. With 443 lots it is one of the largest developments on the Promenade — and the most traded address on the avenue, which makes it a market reference point.
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Le Royal Luxembourg in brief
The address
Number 7 promenade des Anglais sits on the most central stretch of the seafront: the Albert Ier gardens, place Masséna and the Old Town are reachable on foot, and the tramway is immediately nearby. It is the part of the Promenade where you can most easily do without a car.
A very large owners’ association
The national register of owners’ associations records 443 lots for a building constructed between 1949 and 1974. It is one of the great post-war seafront blocks, designed for the view, with efficient floorplans and running balconies.
What you are buying here
An address on the Promenade and a city-centre position, in a building where supply is permanent. That is the profile sought for a pied-à-terre and a second home, with resale liquidity above the Nice average.
What sort of apartment will you find at Le Royal Luxembourg?
Supply is dominated by studios and small apartments: the sales published below concern areas of 21 to 37 m², all sold with an ancillary lot. Larger apartments exist too, and are rarer.
What makes the price: how frontal the view is — facing the sea or at an angle is not the same property —, the floor, the depth of the balcony, the quality of the acoustic insulation and parking.
The most recent published sales at Le Royal Luxembourg
Here are the three most recent sales published for this address in the official property transaction database.
- February 2026 — €300,000, 37 m², 1 main room, 1 ancillary lot sold with it, i.e. €8,157/m².
- February 2025 — €250,000, 21 m², 1 main room, 1 ancillary lot sold with it, i.e. €12,077/m².
- December 2024 — €379,300, 37 m², 1 main room, 1 ancillary lot sold with it, i.e. €10,369/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 Royal Luxembourg
Le Royal Luxembourg trades at the top of the Promenade range, which its central position justifies. Recent sales sit in a tight band — a sign of a liquid market, and a real advantage when it comes to selling at the right price.
Our properties for sale nearby
We market apartments at Le Royal Luxembourg 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, call him directly. Direct line +33 6 46 82 71 75, or the agency on +33 4 89 15 85 83.
Frequently asked questions about Le Royal Luxembourg
Is noise an issue at 7 promenade des Anglais?
Yes, as everywhere on the seafront. Traffic and the summer bustle are felt differently depending on the floor, the aspect and the quality of the windows. A well-insulated apartment on a high floor is very quiet; a low floor with original windows is not. We say so before the viewing.
Are service charges high?
In a seafront development of 443 lots, caretaking, lifts and the repainting of façades exposed to sea spray are significant items. They are, however, spread across a very large number of lots. We give you the last three financial years before any decision.
Is it a good buy-to-let investment?
Rental demand is constant and re-letting quick, but the gross yield stays modest against the purchase price. The interest of the area lies above all in the stability of value and in resale liquidity. Every project deserves to be costed individually.
What is my apartment at Le Royal Luxembourg worth?
In a building this active, comparables exist. We carry out a free and confidential valuation, on site, based on the sales actually recorded in the development.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded at Le Royal Luxembourg and across the Promenade des Anglais.
Further reading
- Property on the Promenade des Anglais
- Property in the Carré d’Or and Les Musiciens
- Property at place Masséna and Wilson
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo