Cannes apartments · January 2026
CANNES PROPERTY PRICES · 2026 EDITION
Cannes property prices: understanding price per m² and true value
- DVF sale period
- 2021–2025 · summary published in January 2026
- Editorial edition
- 2026 reference figures · sources from different dates
These figures are not a live market reading. Portal estimates retain their own dates; prices have not been recalculated here from primary datasets.
Dated references to understand an area, explain price differences and see why a precise address needs a personal assessment.
6 DOCUMENTED NEIGHBOURHOODSSOURCES AND PERIODS SHOWNADDRESS-SPECIFIC ASSESSMENT
HOW TO READ THESE FIGURES
An area reference, not an automatic price for your home
- Main data
- DVF / DGFiP property transactions aggregated by municipality and IRIS statistical area.
- Period
- Sales from 2021–2025; summary updated in January 2026.
- A clearly stated exception
- Palm Beach uses an estimated median for the Croisette–Palm Beach area as at 1 July 2026.
- An essential limitation
- Floor, view, condition, terrace, parking, service charges and the residence itself require address-specific analysis.
APARTMENT PRICE REFERENCES
Cannes' average conceals several different markets
The middle half of observations lies between €4,314 and €7,789/m². Coastal addresses, sea views and certain residences may be well above this range; a property needing renovation or with less convenient access may fall below it.
A reference range, not the minimum and maximum
The neighbourhood alone never fully explains value
PERSONALISED VALUATION
Move from the average price to your address
Start with the address and key features. I then compare your property with relevant sales and genuinely active demand.
- Understanding the street and residence
- Comparables suited to the property type
- Differences explained, without false precision
PRICES BY NEIGHBOURHOOD
Six references to understand price differences in Cannes
The map helps locate the areas. Its key gives each figure's method, coverage and limitations.
- 01Cannes Banane€7,114/m²
Central location and walkable living
The address, proximity to La Croisette, street quietness and residence quality create significant differences.
average reference from aggregated DVF sales · Sales in 2021–2025 · published January 2026 · The Centre area is used as a proxy for La Banane in this guide. Source: Immover · DVF / Notaires de France. The exact sample size is not stated in the archived source. These are DVF transaction figures aggregated and published by Immover, not calculations made by Oleg. A historical reference for the date shown, not updated to September 2026 market conditions.See the neighbourhood - 02La Croisette€12,093/m²
Address, seafront position and actual view
Position along the boulevard, floor, orientation and the long-term view matter more than a general average.
average reference from aggregated DVF data · Sales in 2021–2025 · published January 2026 · La Croisette apartments. Source: Immover · DVF, cross-checked against Le Figaro Immobilier. The exact sample size is not stated in the archived source. These are DVF transaction figures aggregated and published by Immover, not calculations made by Oleg. A historical reference for the date shown, not updated to September 2026 market conditions.See the neighbourhood - 03Palm Beach€10,645/m²
Coastal setting and everyday comfort
Which way the property faces, distance to beaches, outdoor space, parking and residence quality distinguish individual homes.
estimated median · 1 July 2026 · Croisette–Palm Beach area, wider than Palm Beach alone. Source: Le Figaro Immobilier / Yanport. The exact sample size is not stated in the archived source. This indicator was estimated or modelled by the external source; this website does not have the detailed methodology or sample needed to reproduce it. A historical reference for the date shown, not updated to September 2026 market conditions.See the neighbourhood - 04Californie7 521 €/m²
View, park and residence
The depth of the view, the standard of the shared building, amenities and service charges can substantially change value.
DVF average aggregated by Immover · Sales in 2021–2025 · published January 2026 · Californie statistical area. Source: Immover · aggregated DVF data. Exact sample size not published; indicative volume approx. 344 a year. External aggregation of DVF sales; no extraction or segmentation by Oleg is claimed. Historical reference, not updated to September 2026 market conditions.See the neighbourhood - 05Croix-des-Gardes4 718 €/m²
Parkland, villas and accessibility
Property type, slope, access, view, grounds and distance to the centre require a very local assessment.
DVF average aggregated by Immover · Sales in 2021–2025 · published January 2026 · Croix-des-Gardes statistical area. Source: Immover · aggregated DVF data. Exact sample size not published; indicative volume approx. 138 a year. External aggregation of DVF sales; no extraction or segmentation by Oleg is claimed. Historical reference, not updated to September 2026 market conditions.See the neighbourhood - 06Montfleury6 648 €/m²
Peace and quiet near the centre
Walking routes to the centre, setback from the road, light, floor and parking explain much of the variation.
DVF average aggregated by Immover · Sales in 2021–2025 · published January 2026 · Montfleury statistical area. Source: Immover · aggregated DVF data. Exact sample size not published; indicative volume not published. External aggregation of DVF sales; no extraction or segmentation by Oleg is claimed. Historical reference, not updated to September 2026 market conditions.See the neighbourhood
* Palm Beach: an estimated median for a wider area, not an average of DVF sales within the neighbourhood alone.
See the neighbourhoodsWHAT CREATES VALUE
Eight factors to consider together
Two homes of the same size in the same neighbourhood can attract very different demand. These four groups guide the assessment.
Address & residence
- Precise location
- The street, pavement, noise, actual distances to daily needs and position within the neighbourhood all matter.
- Building quality
- Architecture, upkeep, shared areas, amenities and service charges define the standard of a residence.
Floor & view
- Light and lift access
- Orientation, overlooking neighbours, floor and ease of access influence comfort and the number of potential buyers.
- Depth and long-term outlook
- An open view has different value depending on its angle, depth and the risk of future changes.
Outdoor space & condition
- Practical use before size
- A genuinely usable terrace may matter more than a few extra square metres.
- Renovation and fit with the market
- The cost, time and suitability of renovation for the expected property standard influence the decision.
Parking & demand
- Local scarcity
- A parking space's value depends on how scarce it is locally, its access and its usefulness in the area.
- Ease of resale
- A property that is easy to understand, finance and compare attracts broader demand when positioned correctly.
MAKING THE RIGHT COMPARISON
The right comparable matches the property and the decision you need to make
A completed sale in another residence, on another floor or without the same view may inform the market picture without determining your price.
What to compareAddress, type, condition, floor, outdoor space, parking, residence and sale date.
What to explainWhy each difference does—or does not—justify a price adjustment.
What to decideA defensible price range and a position consistent with your timetable.
EXPLORE FURTHER
Explore the decision that matters to you
OLEG’S PERSPECTIVE
An average becomes useful when you understand why a property differs from it
I start with documented market evidence, then focus on the address, residence and the seller's practical decisions.
Discover my backgroundSOURCES YOU CAN CHECK
Every figure retains its source and date
Data is reviewed for each new edition. Any change in source or geographical coverage must remain visible.
01
DGFiP · Property transaction values (DVF)
02Public database of completed property sales.
Updated 7 April 2026Immover · Cannes prices per m²
03DVF aggregation by municipality and IRIS area: prices, property types, trends and indicative volumes.
Data consulted for January 2026INSEE · IRIS documentation
04Definitions of the statistical areas used for comparisons within municipalities.
2026 geographical boundariesLe Figaro Immobilier / Yanport
Palm Beach reference only: estimated median for the Croisette–Palm Beach area.
1 July 2026QUESTIONS ABOUT PRICES
What to know before comparing
What is the average price per square metre in Cannes?+
The published reference for apartments is €6,846/m² in January 2026. The middle half of observations lies between €4,314 and €7,789/m², with significant differences by area and property.
Why are La Croisette and Palm Beach presented differently?+
La Croisette uses an average from aggregated DVF sales. Palm Beach uses an estimated median for the wider Croisette–Palm Beach area, so the two indicators are not strictly comparable.
Is a neighbourhood average enough to set a price?+
No. It provides context. Address, residence, floor, view, condition, outdoor space, parking, service charges and active demand can substantially change value.
What asking price should I use when selling?+
The launch price should bring together comparable sales, current competition, demand and your timetable. It does not follow mechanically from an average price per square metre.
How often are these references reviewed?+
The page is intended for quarterly review, only after checking sources, periods and geographical coverage. The date shown is always that of the edition actually verified.
YOUR PROPERTY, YOUR ADDRESS
Get a valuation with an explanation, not just a number
I help you understand a defensible price range, what drives value and the position best suited to your plans.