Two 70 m² apartments in the same building are not worth the same price. One is on the second floor facing the courtyard, the other on the fifth with a view over the bay and a 12 m² terrace. The gap between them routinely exceeds 25%. No online tool can see it.
That is the point of a valuation carried out by a professional who knows the street, the building and the buyers looking in that particular area. We value property from the Port of Nice to Mont Boron, from Cap de Nice to the Old Town, from Riquier to the Carré d’Or, as well as in Cannes and along the coast from Cannes to Menton.
Why the average price per square metre tells you nothing
The average price of an apartment in Nice sits at around €4,900 to €5,200 per m² in autumn 2026, depending on whether you look at completed transactions or market estimates. That average says almost nothing about your property: from one area to the next, the gap runs from one to four.
Micro-location
Which side of the street, the real walking distance to the port or the tramway, how quiet it is, the view from the window rather than from the map.
Floor, aspect, natural light
A top-floor dual-aspect apartment facing south has nothing in common with a north-facing ground floor of the same size.
View and terraces
Sea, city, greenery, overlooking neighbours; balcony, loggia, terrace, garden, and how usable they actually are given the orientation.
Quality of the renovation
A well-executed renovation cannot be captured by a price per square metre. A dated one is paid for just as surely.
Standing and co-ownership
Lift, concierge, upkeep of the common areas, service charges, works voted or upcoming, financial health of the syndicate.
Scarcity and liquidity
How many comparable properties are on the market today, how many buyers are looking for them, and how quickly they sell.
To these must be added the energy rating, whose weight on both price and the number of interested buyers has increased sharply, the ancillary spaces — a parking space trades at between €35,000 and €60,000 in some parts of Nice — and the property’s potential: division, extension, creating outdoor space, subject to the co-ownership rules and the local planning code.
Price benchmarks by area
These ranges place a property; they do not value it. Within the same district, the floor, the view, the condition and the co-ownership move the price by more than 30%.
- Cap de Nice: €9,000 – 12,000/m² in the mainstream market; on the most sought-after addresses, €12,000 – 15,000/m², up to €20,000/m² on exceptional sales.
- Promenade des Anglais: €8,000 – 10,000/m² in the mainstream market; on the most sought-after addresses, €10,000 – 12,000/m².
- Port of Nice, Lympia: €8,000 – 10,000/m² in the mainstream market; on the most sought-after addresses, €10,000 – 12,000/m².
- Carré d’Or: €8,000 – 9,000/m² in the mainstream market; on the most sought-after addresses, €9,000 – 10,000/m².
- Mont Boron: €7,000 – 9,500/m² in the mainstream market; on the most sought-after addresses, €9,500 – 12,000/m².
- Cimiez: €6,000 – 7,000/m² in the mainstream market; on the most sought-after addresses, €7,000 – 8,000/m².
- Old Town: €5,000 – 7,000/m² in the mainstream market; on the most sought-after addresses, €7,000 – 9,500/m².
- Riquier: €4,000 – 5,500/m² in the mainstream market; on the most sought-after addresses, €5,500 – 7,000/m².
Ranges observed by terrazzo.immo across the properties we market. Last updated: September 2026.
For the full picture, we publish the detail district by district: property prices in Nice per square metre, calculated from the sales actually recorded since 2022.
The asking price decides the selling time
This is what most sellers discover too late. Across our portfolio, a property takes an average of 90 to 100 days to find a buyer. But that average covers two very different realities.
Properties priced correctly from day one sell within the first days of marketing, sometimes before the scheduled viewings are finished. Those that start above the market pull the average up: few viewings, successive reductions, and a signal to buyers that waiting will pay.
A property that has been listed for three months is no longer judged on its qualities but on how long it has been exposed. A sound valuation is therefore not an exercise in caution: it decides whether you sell in a week or in six months, and often at what final price.
How a valuation works
You describe the property
Address, type, floor area, floor, outdoor space, condition, and your timescale. Five minutes by form or by telephone.
We prepare the analysis
Completed sales in the area, competing properties currently on the market, observed selling times, and the co-ownership documents where you have them.
We visit and we put it in writing
A range, the reasoning behind it, what pushes it up or down, and the marketing strategy that matches your timescale.
Online estimate, opinion of value, formal appraisal
An online estimate multiplies your floor area by a statistical average. Useful to get your bearings, never to set an asking price: it sees neither the floor, nor the view, nor the condition, nor the charges.
An opinion of value is the written estimate of a transaction professional, based on comparable completed sales and on knowledge of the local market. That is what we provide, free of charge.
A formal appraisal is a regulated exercise carried out by a certified expert, usually paid for, intended for legal or tax purposes: inheritance, divorce, tax audit, contribution to a company. If your situation calls for one, we say so and point you in the right direction.
Frequently asked questions
Is the valuation genuinely free?
Yes, and with no obligation to sign a mandate. It is how we begin a relationship, not a loss leader.
How long does a valuation take?
Allow thirty to sixty minutes for the visit, depending on the property, and the written opinion of value within forty-eight hours.
What documents should I prepare?
They are not essential for the visit, but they sharpen the valuation considerably: title deed, latest property tax notice, service charge statements, minutes of the last three general meetings, and the energy performance certificate if one exists. If you do not have them, we tell you how to obtain them.
Is it worth pricing high to test the market?
No. A property listed above the market generates few viewings, then successive reductions that tell buyers to wait. It sells later, and often for less, than one priced correctly from day one.
Do you also value property for letting?
Yes. Rental value answers to different criteria: furnished or unfurnished, length of lease, pressure on the local market, recoverable charges, any rent controls.
Do you work outside Nice?
Yes, in Cannes and along the coast from Cannes to Menton: Villefranche-sur-Mer, Beaulieu-sur-Mer, Saint-Jean-Cap-Ferrat, Cap-d’Ail.
Before going to market, check which documents you will have to provide: the list depends on the age of the property, its installations and its address.
Let’s talk about your property
A free valuation, with no obligation. We tell you what your property is worth; you decide what happens next. Read about our sole agency mandate or see our fees.
The valuation provided constitutes an opinion of value and not a formal appraisal within the meaning of French regulations. It is provided free of charge and carries no obligation to grant a mandate.