What does a square metre cost in Nice? The honest answer is not a single figure but a range per district, with wide gaps inside any one building. This page is built on the 34,792 flat sales recorded in Nice between 2022 and 2025 in the French land registry’s public sales database, district by district, with the method stated in full.
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What this page measures, and what it does not
The figures below come from Demandes de valeurs foncières, the database published by the French tax administration from notarial deeds, with a lag of several months. They are the price stated in the deed, excluding notary fees and transfer duties. We keep flat sales only, we discard transactions whose price per square metre is clearly outside the market — split ownership, sales between relatives, surface errors — and we define each district by an explicit list of streets rather than by an approximate administrative boundary.
We publish a central range, covering half the sales, rather than an average. In a market where two flats of identical size in the same building can trade at twice the price of one another depending on floor and view, an average to the nearest euro means nothing. These figures give an order of magnitude. They are not a valuation.
Prices by district in Nice, 2024 and 2025
The port of Nice
The Lympia basin recorded 110 flat sales in 2024 and 2025. Half of them traded between €5,600 and €9,900 per square metre, with a median of €7,300 and a median size of 49 sq m. The top tenth starts at €14,700. The gap comes first from which way the flat faces: one looking over the basin or the sea has nothing in common with the same floor plate facing the courtyard two buildings away. Our page on property at the port of Nice.
The Old Town
The smallest flats in the city are sold here — a median of 40 sq m — in the most uneven building stock. Across 163 sales in 2024 and 2025 the central range runs from €4,400 to €7,700 per square metre, median €5,900, with the top of the market — seafront addresses and renovated top floors — starting around €12,800. A lift, daylight and the condition of the building explain most of the spread. Our page on the Old Town.
The Carré d’Or and Les Musiciens
This is the deepest segment of the Nice market: 651 sales in two years, close to one transaction in five across our area. Half traded between €5,600 and €8,600, median €6,900, median size 55 sq m. Nineteenth-century bourgeois blocks stand next to far more ordinary post-war buildings, and price follows that difference more than it follows the street. Our page on the Carré d’Or.
The Promenade des Anglais
On the avenue itself, 220 sales in 2024 and 2025, a central range of €6,000 to €9,300 and a median of €7,700, for 58 median square metres. Above €11,600 you are in front-facing flats on high floors. Two things drive everything else: facing the bay, and the floor — and a parking space, rare on the Promenade, is paid for. Our page on the Promenade des Anglais.
Mont Boron
The hill shows the widest range in the city together with Cap de Nice: €4,700 to €8,700 for the middle half of its 261 sales, median €6,200, and a top tenth starting at €13,600. The reason is simple: Mont Boron mixes 1960s and 1970s blocks with no view and seafront addresses on the Basse Corniche. Our page on Mont Boron.
Cap de Nice
The most expensive part of our area, and the narrowest: only 67 sales in two years. Middle half between €7,400 and €12,100, median €9,200, median size 63 sq m, top of market from €16,200. At these volumes a handful of sales moves the statistic: this is where reasoning from individual comparables matters most. Our page on Cap de Nice.
Cimiez
Cimiez sells the largest flats in Nice: a median of 67 sq m, against 40 in the Old Town. The price per square metre is gentler — central range €3,800 to €6,400, median €5,300 across 309 sales — but the entry ticket for a family flat in a fine building remains high. Our page on Cimiez.
Riquier
The most affordable district in our area, and one of the busiest: 445 sales in two years. The middle half sits between €4,200 and €6,300, median €5,200, median size 45 sq m. Recent buildings stand clearly apart from the older stock, and rental demand is strong. Our page on Riquier.
Masséna and Wilson
The pedestrian heart of the city: 257 sales, a central range of €4,800 to €8,600, median €6,300, 56 median square metres. Here the building matters more than the address: between an old block with no lift and a refurbished one on the same street, the price gap often exceeds the gap between districts. Our page on Masséna and Wilson.
Why the median is not the price of your flat
One figure comes up in every valuation conversation: the average price per square metre in the district. Treat it with care. A district median adds together the ground floor on the courtyard and the top floor with a terrace, the flat untouched since 1970 and the one just out of an architect’s hands, the 24 sq m studio and the 160 sq m five-room apartment.
In the buildings we follow address by address, the gap between the lowest and the highest sale within a single co-ownership frequently exceeds a factor of two. That is not a flaw in the data: it is the market. Floor, aspect, view, condition, quality of renovation, outdoor space, parking, how well the building is run and the level of service charges explain that gap far better than the address does.
This is why a serious valuation never comes from multiplying a surface by an average price. Our building profiles set out, co-ownership by co-ownership, the sales actually recorded and what explains the differences between them.
What we see on the ground
The ranges above describe all sales. On the properties we market — high floor, open view, good condition or recent renovation — the levels we see are higher: in the order of €8,000 to €12,000 per sq m at the port of Nice and on the Promenade des Anglais, €9,000 to €15,000 at Cap de Nice with exceptional sales beyond that, €8,000 to €10,000 in the Carré d’Or, €7,000 to €12,000 on Mont Boron, €6,000 to €8,000 in Cimiez and €4,000 to €7,000 in Riquier.
The gap with the statistical median is not a contradiction: it measures what quality is worth within a single district. Selling times across our portfolio run between 90 and 100 days, from a few days to more than three months: a property priced correctly moves quickly.
Frequently asked questions about property prices in Nice
Where do these figures come from?
From Demandes de valeurs foncières, the public database of sales registered before a notary. We process it ourselves, without going through an aggregator, and we exclude outliers.
Do these prices include agency fees?
It depends on the sale: the published figure is the price stated in the deed. Where fees are payable by the buyer they are added to that price; where they are payable by the seller they are included in it. The database does not distinguish between the two.
Why is my flat worth more, or less, than the range for my district?
Because a district range ignores floor, aspect, view, outdoor space, condition, the co-ownership, service charges and parking. That is precisely what a valuation on site measures.
How often is this page updated?
With every new release of the database, twice a year. The figures shown here cover sales recorded up to 2025.
Let us talk about your property
Our office is at 10 quai Papacino, on the port of Nice, and we follow these markets building by building. To find out what your flat is actually worth, ask us for a valuation or call +33 4 89 15 85 83.