Cap de Nice is the rocky headland that closes the bay, between the port of Nice and Villefranche-sur-Mer. It is the rarest and most sought-after sector in the city: a few dozen addresses only, almost all of them turned towards the sea. Our office, terrazzo.immo, at 10 quai Papacino, works this market from the port next door.
Request a valuation on Cap de Nice
Cap de Nice in brief
Along the lower corniche
From boulevard Franck Pilatte to boulevard Maurice Maeterlinck, by way of Coco Beach and the Réserve beach.
Set apart, without being far
A few minutes from the port and the Old Town, and yet completely removed from the noise of the city.
Terraces down to the sea
The land drops into the Mediterranean: most properties are built on successive terraces.
The bay of Villefranche and Cap Ferrat
Private access to the sea or frontal views, depending on the address and the position on the slope.
What sort of property will you find on Cap de Nice?
The Cape is a market of villas and exceptional properties, completed by a very small number of high-specification developments designed around the view. You will find period houses standing above the sea, contemporary villas with infinity pools, and large terrace apartments. The criteria that make value here are always the same: the openness of the view, direct or near-direct access to the sea, the size of the grounds and the orientation. Supply is extremely constrained, and a significant share of transactions is handled confidentially.
Price levels on Cap de Nice
€20,000 per square metre, reached on exceptional sales.
Cap de Nice is the top of the Nice market. Values here have no equivalent in the city, and for most budgets the sector is quite simply out of reach.
There is no representative price per square metre on the Cape: every property is a case of its own, and a villa with sea access compares with nothing else. On this kind of property, a valuation rests on knowledge of the real transactions in the sector, not on statistical averages. That is exactly the work we do from the port.
The full district-by-district detail is on our page on property prices in Nice, calculated from the sales recorded between July 2024 and June 2026, sector by sector.
Buying a flat at Cap de Nice: prices by size
Across the 55 flat sales recorded at Cap de Nice between July 2024 and June 2026 — one of the smallest volumes in the city — a studio trades at about €313,000 for 33 sq m, a one-bedroom at about €512,000 for 60 sq m, a two-bedroom at about €906,000 for 87 sq m and a three-bedroom at about €1,405,000 for 109 sq m.
Here the price per square metre rises with size: around €8,100 to €8,300 for studios and one-bedroom flats, close to €10,100 for two-bedrooms and €11,700 for three-bedrooms. It is the larger flats that command the highest prices; on such a narrow market — seven three-bedroom sales in two years — these medians should nonetheless be read as indicative.
The most traded addresses: 23 boulevard Franck Pilatte (Le Parc Vigier), 11 boulevard Maurice Maeterlinck (Le Maeterlinck), 25 boulevard Franck Pilatte (Les Résidences du Cap de Nice) and 33 boulevard Maurice Maeterlinck (Le Cap de Nice). The district-by-district detail is on our page on property prices in Nice.
The addresses and buildings that carry weight on Cap de Nice
Boulevard Maurice Maeterlinck
The most emblematic address on the Cape. It is home to the Palais Maeterlinck, a former grand hotel converted into an exceptional residence, and now the reference point of the sector.
Boulevard Franck Pilatte
It runs along the seafront from Parc Vigier and the Château de l’Anglais, at the junction with Mont Boron.
Coco Beach and the Réserve beach
A handful of highly sought-after addresses, on a direct balcony over the Mediterranean.
The private roads down to the sea
Between the Cape and Villefranche, they hold properties that are almost never marketed publicly.
The buildings we follow in this sector
Le Palais Maeterlinck, 30 boulevard Maeterlinck
Eighteen apartments on the former villa of Maurice Maeterlinck, with a private beach, a pool and a funicular. See the Palais Maeterlinck page.
Le Cap de Nice, 31-33 boulevard Maeterlinck
89 stepped apartments with a pool, on the hinge between Mont Boron and the Cape. See the Le Cap de Nice page.
Not to be confused: Les Résidences du Cap de Nice
Despite the name, they stand at 25 boulevard Franck Pilatte, in the port quarter. See the page.
Le Maeterlinck, 11 boulevard Maurice Maeterlinck
134 lots balconied over the sea, not to be confused with Le Palais Maeterlinck at number 30. See the Le Maeterlinck page.
Our properties for sale and to let on Cap de Nice
Appartement 4 rooms · Mont Boron
EXCLUSIVITÉ - Mont Boron - 158 m² avec terrasse de 180 m² et vue mer
Vente · 158,1 m² · 3 bedrooms
1 590 000 €
Appartement 2 rooms · Mont Boron
NICE – MONT BORON – 2 PIÈCES – BALCON – VUE MER LATÉRALE – CALME – 4E ÉTAGE – CAVE – PARKING COLLECTIF
Vente · 60,6 m² · 1 bedroom
495 000 €
Appartement 3 rooms · Mont Boron
Nice – Mont Boron – Superbe 3 pièces traversant de 89 m² – Vue panoramique ville & mer – Terrasses 20 m²
Vente · 89,1 m² · 2 bedrooms
995 000 €
Appartement 3 rooms · Mont Boron
Nice Bas du Mont Boron – Vue mer panoramique – Terrasse – Parking – Piscine
Vente · 85,2 m² · 2 bedrooms
999 000 €
Appartement 3 rooms · Mont Boron
Nice Mont Boron – Un trois pièces vue panoramique mer et ville avec terrasse et garage en sus
Vente · 62,3 m² · 2 bedrooms
580 000 €
On the Cape, a large share of properties changes hands off market: a few dozen addresses, discreet owners, and sales handled without advertising. What you see online is never everything that is available.
When much of the market changes hands off-market, access matters more than search. That is the point of how we work with buyers on this stretch of coast.
You can also browse all our properties in Nice. In this sector, call us: we will tell you what is genuinely for sale.
Your contact for this area
Jocelyne Baot
Senior consultant
Jocelyne follows Cap de Nice and its international clientele: exceptional villas and properties, confidential sales, overseas buyers. For a valuation, or to hear what is available off market, call her directly. Direct line +33 7 69 42 77 52, or the agency on +33 4 89 15 85 83.
Frequently asked questions about property on Cap de Nice
Why are so few properties advertised on Cap de Nice?
Because the sector has very few addresses and owners value discretion. Many sales are handled without advertising, between qualified buyers. That is why direct contact with an agency established nearby is decisive.
How do I get a property on Cap de Nice valued?
We carry out a free and confidential valuation, on site, with an analysis of comparable transactions on the Cape and on Mont Boron. Call the agency on +33 4 89 15 85 83 or write to david@terrazzo.immo.
Can I sell on Cap de Nice without it becoming public?
Yes. It is in fact the rule in this sector. A confidential sale is organised with a restricted circle of qualified buyers, with no portal listing and no board. We discuss it with you before anything goes to market.
Are Cap de Nice and Mont Boron the same market?
They adjoin one another and share a clientele, but they are not the same properties. Mont Boron is a residential hill dominated by quality apartment buildings; the Cape is a market of villas and estates, rarer still and higher in value.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded in the Cape and Mont Boron. We tell you what your property is worth; what you do next is your decision.