Les Résidences du Cap de Nice, at 25 boulevard Franck Pilatte, form one of the most accomplished seafront developments in the Coco Beach stretch: two buildings, La Perle and Le Corail, designed by René Livieri and built from 1963. Despite the name, they are not on Cap de Nice but in the port quarter, just beyond the Parc Vigier.
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Les Résidences du Cap de Nice in brief
The address
Number 25 boulevard Franck Pilatte sits on the rock, facing the sea, between the Parc Vigier and the beaches at Coco Beach. The port is about ten minutes on foot, the Old Town a quarter of an hour. You have the direct relationship with the sea that most buildings in Nice lack.
La Perle and Le Corail
The two buildings are the work of the architect René Livieri, whose site works began in 1963. The scheme comprises 74 residential lots — a modest owners’ association, unlike the large developments nearby. The scheme is protected under the Nice local plan (notable building no. 452), which governs alterations to the elevations and offers a guarantee that the building will hold its architectural line over time.
What you are buying here
A frontal view and access to the sea, in a building of human scale and architectural discipline. That is the profile sought by an international second-home clientele, which explains price levels per square metre among the highest in the port quarter.
What sort of apartment will you find at Les Résidences du Cap de Nice?
The lots are mostly one- and two-bedroom apartments of 70 to 100 m², with larger apartments on the upper floors. Almost all have outdoor space — a balcony, a loggia or a terrace.
Here the price gap turns less on floor area than on how frontal the view is, the floor, the depth of the terrace and the quality of the renovation. Protection under the local plan restricts external alterations: that has to be taken into account before imagining any works.
The most recent published sales at Les Résidences du Cap de Nice
Here are the three most recent sales published for this address in the official property transaction database.
- June 2026 — €1,587,130, 90 m², 1 main room, 2 ancillary lots sold with it, i.e. €17,719/m².
- May 2025 — €1,060,000, 92 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €11,539/m².
- September 2024 — €960,000, 73 m², 2 main rooms, 1 ancillary lot sold with it, i.e. €13,151/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 Les Résidences du Cap de Nice
Number 25 boulevard Franck Pilatte trades above the averages for the port quarter, with marked peaks for renovated front-facing lots. The small number of apartments and the rarity of sales keep that tension in place.
Our properties for sale nearby
We market apartments at Les Résidences du Cap de Nice and across the port of Nice. 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 follows the boulevard Franck Pilatte seafront and its international clientele. For a valuation, to be told when a lot comes up, or to prepare a purchase from abroad, 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 Les Résidences du Cap de Nice
Is this really on Cap de Nice?
No, and the confusion is common. The building carries the name but stands on boulevard Franck Pilatte, in the port quarter, about a kilometre from Cap de Nice proper. Another development, this one genuinely on the corniche, is called Le Cap de Nice, at 31-33 boulevard Maurice Maeterlinck.
What does protection under the local plan mean in practice?
Listing the scheme as a notable building governs work on the elevations and the massing. In practice: internal alterations remain free, external changes require a specific consent. It is a constraint, and it is also what protects the value of the building.
Is there direct access to the sea?
The Coco Beach stretch offers rocky access points and beaches a few minutes away. The arrangements specific to this development must be checked against the co-ownership rules, which we provide — we do not state them on the managing agent’s behalf.
What is my apartment at 25 boulevard Franck Pilatte worth?
In a development of 74 lots, every sale counts and comparables are few. We carry out a free and confidential valuation, on site, taking the scarcity of supply into account.
Let’s talk about your property
A free, on-site and confidential valuation, based on the sales actually recorded at Les Résidences du Cap de Nice and across the port of Nice.
Further reading
- Property on the port of Nice
- Le Parc Vigier, 23 bd Franck Pilatte
- Le Cap de Nice, 31-33 bd Maeterlinck
- Property valuation in Nice: what really sets the price
- Selling your property with terrazzo.immo