The Promenade des Anglais is the seafront of Nice: seven kilometres of waterfront, from the airport to the Castle hill. It is the city’s most recognisable address, and one of the few where you buy a view before you buy square metres. Our agency, terrazzo.immo, follows sales along it from the port of Nice.
Have my property on the Promenade valued
The Promenade des Anglais in brief
One address, several markets
You are not talking about the same property depending on whether you are to the west, near the airport and the Phoenix park, in the middle, facing the Palais de la Méditerranée and the Negresco, or to the east, close to the Albert Ier gardens. Values, buyers and liquidity change from one kilometre to the next.
From the Belle Époque to the 1960s seafront
The building stock mixes the palaces and mansion blocks of the late nineteenth century, with their ordered façades and generous ceiling heights, and the developments of the 1950s to 1970s, designed for the view, with running balconies and floorplans that are often more efficient.
Buyers who come from far away
The Promenade attracts second-home buyers, French and international, and a significant share of purchasers who are buying a panorama first. That bears on how a property has to be presented and marketed.
What sort of property will you find on the Promenade des Anglais?
Supply is split between large mansion apartments in the older buildings, mid-sized apartments with a balcony in the post-war developments, and a few penthouses and top floors that make up the top of the market. Studios and one-bedroom flats exist too, often set back a street, on avenue des Fleurs or rue de France, at appreciably lower levels.
Five criteria account for most of the price gap: how frontal the view is — facing the sea or at an angle is not the same property —, the floor, the depth of the balcony or terrace, the quality of the acoustic insulation and whether there is parking, scarce and expensive on this seafront.
Price levels on the Promenade des Anglais
€8,000 to €12,000 per square metre, depending on the view, the floor and the building.
The range is wide because it covers very different situations. An apartment on a high floor, frontal view, with a real terrace and a parking space, sits at the top of the range and trades quickly. A property of the same size on the first floor, side view, with no outdoor space, is negotiated well below. On this avenue more than anywhere else, a valuation based on an average district price means nothing.
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 on the Promenade des Anglais: prices by size
Across the 236 flat sales recorded on the Promenade des Anglais between July 2024 and June 2026, a studio trades at about €208,000 for 30 sq m, a one-bedroom at about €455,000 for 58 sq m and a two-bedroom at about €605,000 for 84 sq m. Three-bedrooms — thirteen sales in two years — are around €790,000.
On the Promenade, the median price per square metre is €7,800, against €4,900 in Riquier: roughly 60% more. It barely moves with size — between €7,700 and €8,300 from studio to three-bedroom — because what decides here is not floor area but facing the bay, and the floor you are on.
The most traded addresses: number 77, 83 (Le Palais d’Orient), 43 (Le Palatin), 54 (Le Palais Mercedes) and 105. The district-by-district detail is on our page on property prices in Nice.
The addresses that carry weight
The historic heart of the Promenade
The stretch around the Palais de la Méditerranée and the Negresco holds the most recognisable façades and the most sought-after mansion blocks.
Towards the Albert Ier gardens
At the eastern end, the Promenade meets the Carré d’Or and the Old Town: you gain walking access to the city centre, in fine older buildings.
Westwards, towards the Phoenix park
The western stretch offers larger floor areas for the same budget, developments with a park and a pool, and easier parking. The trade-off is the distance to the centre.
Le Royal Luxembourg, 7 promenade des Anglais
443 lots at the eastern end of the seafront, a step from the Albert Ier gardens: the most traded address on the avenue. See the Le Royal Luxembourg page.
Le Roy Soleil, 69 promenade des Anglais
A 1959 building by Honoré Aubert, west of the Negresco: 115 lots, 45 flats and one of the best parking ratios on the avenue. See the Le Roy Soleil page.
Le Palatin, 43 promenade des Anglais
A 1967 building on the corner of boulevard Gambetta, next to the Negresco: 133 lots, 47 flats and 74 parking spaces, more than one space per apartment. See the Le Palatin page.
Le Palais d’Orient, 83 promenade des Anglais
A 1962 building by Georges and Michel Dikansky, west of boulevard Gambetta: 200 lots, 63 flats, 29 parking spaces. See the Le Palais d’Orient page.
Le Palais des Arts, 144 rue de France
A 2001 residence in Les Baumettes, one street back from the Promenade: 720 lots, 241 flats and 284 parking spaces, the most traded address in Nice. See the Le Palais des Arts page.
Le Savoy-Palace, 3 promenade des Anglais
A 1951 building by Honoré Aubert on the site of the first casino in Nice, facing the Albert I gardens: 84 lots, 36 flats, one of the most expensive addresses on the avenue. See the Le Savoy-Palace page.
Le Palais Mercedes, 54 promenade des Anglais
A 1951 building by Georges and Michel Dikansky on the site of Emil Jellinek’s villa, just west of boulevard Gambetta: 55 lots, two- and three-room apartments of 65 to 99 sq m facing the bay. See the Le Palais Mercedes page.
Le Palais Ascot, 193 promenade des Anglais
A 1963 building by Georges-Xavier Marguerita where avenue de Fabron meets the seafront: 118 lots, shops at street level, the western Promenade at more accessible prices. See the Le Palais Ascot page.
L’Isola Bella, 225 promenade des Anglais
A 1961 building by Honoré Aubert and Pierre Bernasconi, in Fabron: 56 lots, studios and two-room apartments of 87 to 91 sq m on the bay. See the L’Isola Bella page.
Le Riva Bella, 249 promenade des Anglais
A 1960s co-ownership of 107 lots in Fabron, towards the western end of the Promenade: three-room apartments of 83 to 86 sq m facing the sea, with regular sales. See the Le Riva Bella page.
L’Abbaye de Roseland, 44 boulevard Napoléon III
Six 1970s buildings by Honoré Toscan in the park of a historic house, in Fabron, set back from the western Promenade: almost 1,700 lots, the second most traded address in Nice. See the page on L’Abbaye de Roseland.
Our properties for sale and to let on the Promenade des Anglais
Garage / Parking · Baumettes
Nice - Baumettes - Garage
Vente · 13,5 m²
44 000 €
Appartement 1 room · Centre ville
Nice Centre-Ville – Estienne d'Orves | Studio meublé touristique – 18,76 m² – Prêt à exploiter
Vente · 18,8 m²
180 000 €
Appartement 1 room · Centre ville
Nice Centre-Ville – Estienne d'Orves | Loft mezzanine meublé touristique – 16,59 m² Carrez / 21,58 m² utiles – Prêt à exploiter
Vente · 22 m²
189 000 €
We market apartments on the seafront and in the streets that border it, from the western Promenade to the Albert Ier gardens. Properties with a frontal view and outdoor space are scarce: they often go before they are advertised.
On the Promenade, two flats in the same building are rarely worth the same: the floor, the aspect and the depth of the view open the gap. Our page on how we work with buyers is built for those trade-offs.
You can also browse all our properties in Nice.
Your contact for this area
Déborah Hassan-Ghnassia
Founder of terrazzo.immo
Déborah follows the seafront: the Belle Époque buildings as much as the 1960s developments, and the interplay of view and floor that accounts for the whole price gap on this avenue. For a valuation or a view on a building, Direct line +33 6 24 54 46 53, or the agency on +33 4 89 15 85 83.
Frequently asked questions about property on the Promenade des Anglais
Is noise a real issue on the Promenade?
Yes, and it deserves a close look. Traffic, the tramway on certain stretches 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 second floor with original windows is not. We say so before the viewing, not after.
Do people buy on the Promenade to live in or to invest?
Both, but rarely for unfurnished rental yield, which stays modest against the price. The Promenade is bought for a second home, for the value of the address, and for resale liquidity above the Nice average.
What is my apartment on the Promenade des Anglais worth?
It depends first on the view and the floor, then on the outdoor space and the condition. We carry out a free and confidential valuation, on site, based on the transactions actually recorded in neighbouring buildings.
Are service charges high on this seafront?
Often higher than elsewhere: caretaking, lifts, repainting of façades exposed to sea spray. It is an item to examine before the offer, on the same footing as the price. We give you the co-ownership documents before any decision.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded in along the seafront. We tell you what your property is worth; what you do next is your decision.