ON THE COAST

Nice

The largest city on the Côte d'Azur, Nice is cosmopolitan yet relaxed, with excellent healthcare, international schools, vibrant markets, and a lively cultural scene. Neighborhoods vary from buzzing city life in the center to leafy, calm hills like Cimiez or Mont Boron. Beautiful bourgeois architecture.

• Pros: City amenities, beaches, excellent transport, you can live without a car
• Cons: Crowded during tourist season
• Real Estate: Moderate to high prices; expect €5,000–€10,000/m² depending on the area

Antibes

A charming coastal town combining old-world France with a lively marina and beach lifestyle. Antibes also hosts a large English-speaking community and offers excellent dining and shopping options.

• Pros: Walkable, authentic, international community
• Cons: Rising property prices, summer crowds
• Real Estate: Mid to high; €6,000–€9,000/m² in town, higher in Cap d'Antibes

Cannes

Known worldwide for its Film Festival, Cannes mixes luxury shopping, sandy beaches, and high-end apartments along the Croisette. Inland neighborhoods like Le Cannet offer quieter, more affordable options.

• Pros: Glamorous, vibrant, excellent infrastructure
• Cons: Expensive and tourist-heavy in high season
• Real Estate: High; €7,000–€15,000/m² near the center, more affordable inland

THE BEAUTIFUL VILLAGES

Mougins

A prestigious, hilltop village just 15 minutes from Cannes, known for art, gastronomy, and a high standard of living. Popular with families and professionals due to proximity to Sophia Antipolis and top international schools.

• Pros: Elegant, peaceful, between sea and countryside
• Cons: Car needed for daily life
• Real Estate: High; €6,000–€10,000/m², especially for villas

Valbonne

A lively medieval village that stays active year-round thanks to nearby Sophia Antipolis. Valbonne blends Provençal charm with a strong international community.

• Pros: Authentic village life, excellent schools, vibrant all year
• Cons: High demand for housing
• Real Estate: High; €5,500–€9,000/m² for village homes and surrounding villas

Opio

A peaceful, green village surrounded by olive groves and golf courses. Opio is ideal for those who want a more rural feel but still need to be close to Valbonne and Sophia Antipolis.

• Pros: Spacious properties, quiet setting
• Cons: Car is necessary, few shops
• Real Estate: Moderate to high; €5,000–€8,000/m²

Biot

A small, artistic village famous for its glassmakers. Biot offers a quieter lifestyle close to the coast and quick access to Antibes and Nice.

• Pros: Creative atmosphere, proximity to beaches
• Cons: Limited nightlife and shops
• Real Estate: Moderate; €4,500–€7,500/m²

St Paul-de-Vence

One of the most picturesque and famous villages in France, with cobblestone streets, art galleries, and stunning views. Highly sought after by art lovers and second-home buyers.

• Pros: Exceptional beauty, rich culture
• Cons: Very touristy and expensive
• Real Estate: Very high; €8,000–€15,000/m²

Cabris

A lovely perched village above Grasse offering stunning views of the sea and mountains. It’s peaceful, exclusive, and very Provençal in style.

• Pros: Beautiful setting, quiet lifestyle
• Cons: Few shops, a car is essential
• Real Estate: Moderate to high; €5,000–€8,000/m²

Le Rouret

A green, residential village located between Roquefort and Opio. It's peaceful, family-friendly, and close to Sophia Antipolis. Close to Valbonne with restaurants and market, close to golf court.

• Pros: Spacious homes, tranquil environment
• Cons: Very little "village life," mostly residential

Real Estate: Moderate; €4,500–€7,000/m²

Roquefort-les-Pins

Mostly residential and quiet, Roquefort-les-Pins offers larger plots, villas with pools, and proximity to Valbonne and Nice.

• Pros: Privacy, green spaces
• Cons: No historic village center, a car is needed
• Real Estate: Moderate to high; €5,000–€7,500/m²

Châteauneuf-Grasse

A mix of traditional Provençal charm and modern villas, Châteauneuf is ideally located between Grasse and Valbonne, offering countryside living close to major hubs.

• Pros: Authentic charm, stunning countryside views
• Cons: Very quiet, you need a car
• Real Estate: Moderate to high;  €4,500–€7,500/m²
  

GOOD VALUE FOR MONEY

Grasse

Known worldwide as the perfume capital, Grasse is a larger town with a beautiful historic center, affordable property, and a cooler climate compared to the coast. Beautiful panoramic views from many neighbourhoods.

• Pros: Affordable, cultural heritage
• Cons: Traffic congestion in the centre, more rough "the Brooklyn of the Côte d'Azur"
• Real Estate: Low to moderate; €2,500–€5,000/m²

Grasse Magagnosc

Magagnosc is a small, peaceful area near Grasse, known for its lovely views over the Mediterranean. Great value for those seeking calm close to town. Farmers market and shops close by.

• Pros: Affordable, beautiful views
• Cons: You need a car
• Real Estate: Low to moderate; €3,500–€5,500/m²
  

Bar-sur-Loup

Bar-sur-loup is a hidden gem with authentic village charm and panoramic views over the Loup valley. Quieter and more affordable than its more famous neighbors like Tourettes-sur-loup.

• Pros: Authenticity, stunning scenery
• Cons: Limited amenities, you need a car
• Real Estate: Moderate; €4,000–€6,000/m²

St Vallier-de-Thiey

Located higher up in the foothills, this village offers cooler summers, a slower pace of life, and very reasonable property prices.

• Pros: Affordable, close to nature
• Cons: Farther from the coast (45 minutes)
• Real Estate: Low to moderate; €2,500–€4,000/m²

Mouans-Sartoux

A lively village with excellent local facilities, a cinema, organic markets, and good train connections. Popular with families and younger residents.

• Pros: Good infrastructure, practical location, close to Cannes
• Cons: Less scenic than older hilltop villages, no views
• Real Estate: Moderate; €4,500–€6,500/m²