Why buy an apartment in Beaulieu-sur-Mer?
Buying an apartment in Beaulieu-sur-Mer means enjoying a particularly well-balanced residential setting between the sea, shops, and easy access. The town center, port, beaches, train station, and restaurants are all within easy walking distance, a sought-after advantage for both a main residence and a second home on the French Riviera.
The market offers a wide variety of apartments, from character properties in Belle Époque buildings to high-end residences with terraces and views over the Mediterranean. Upper-floor apartments, top-floor homes, and properties close to the port, seafront, or Petite Afrique are among the most desirable.
Beaulieu-sur-Mer also enjoys a privileged location between Nice, Saint-Jean-Cap-Ferrat and Monaco. This setting, combined with limited supply in the best locations, sustainably supports demand for apartments combining views, outdoor space, parking, and high-quality residences.
The town is therefore well suited to the search for a primary residence, a second home, or a long-term investment property, with a market particularly adapted to buyers wishing to combine quality of life with everyday convenience.
Which areas should you buy in Beaulieu-sur-Mer?
Despite its small size, Beaulieu-sur-Mer has several micro-areas with distinct features. Walking lifestyle, proximity to the port, sea views, residential surroundings, or access to Saint-Jean-Cap-Ferrat: the choice of area depends above all on the lifestyle you are looking for and the characteristics of the apartment.
Town center and Boulevard Marinoni
The town center accounts for a large share of the apartments in Beaulieu-sur-Mer. Around Boulevard Marinoni, Belle Époque buildings and prestigious residences offer a daily life where shops, the market, restaurants, the station, the port, and beaches are all within walking distance. This area is particularly well suited to a main residence or an easy-to-live-in second home all year round.
The seafront and Boulevard Édouard VII
The Boulevard Édouard VII area is sought after for its immediate proximity to the Mediterranean and the marina. Apartments with a terrace, on a high floor, or with an open view over the bay are especially prized here. The quality of the residence and the availability of parking are also important criteria in this micro-market.
Petite Afrique
Around Boulevard Gordon Bennett and Petite Afrique beach, the setting becomes more residential and green. High-end apartments benefiting from proximity to the beach, good exposure, or generous outdoor spaces are particularly in demand here. A few villas occasionally complete the offer in this more discreet area.
The heights of Beaulieu-sur-Mer
The higher ground offers broader views over the Mediterranean, Cap Ferrat, and the bay of Villefranche-sur-Mer. Here you will find apartments in prestigious residences, especially sought after for their terraces, tranquility, and panoramic views. Easy access to the center and shops should nonetheless be assessed according to the exact location.
The Villa Kérylos and Saint-Jean-Cap-Ferrat area
To the east of the town, around Villa Kérylos and Promenade Maurice Rouvier, apartments enjoy a privileged setting between Beaulieu-sur-Mer and Saint-Jean-Cap-Ferrat. Their proximity to the coast, views over the bay, and walking access to the peninsula make this a particularly sought-after area for a second home or a pied-à-terre.
In Beaulieu-sur-Mer, the exact location, floor level, terrace, view, and ability to reach the center on foot can significantly affect an apartment’s value. These criteria should therefore be studied as carefully as the size or level of amenities in the residence.
What types of properties can you buy in Beaulieu-sur-Mer?
The real estate market in Beaulieu-sur-Mer is made up mainly of apartments, from character properties in Belle Époque buildings to luxury apartments with terraces and views over the Mediterranean. Top-floor homes, residences close to the port, and properties that fully embrace walking convenience make up a significant share of the high-end offer.
Prestige apartments
Apartments in Beaulieu-sur-Mer can be found both in elegant Belle Époque buildings, such as the Bristol, and in more contemporary residences. The most sought-after properties feature terraces, sea or Cap Ferrat views, parking, and, depending on the residence, amenities such as a swimming pool, concierge service, or landscaped grounds.
Penthouses and top-floor apartments
Rarer, penthouses and top-floor apartments often benefit from large terraces opening onto the bay, Cap Ferrat, or the bay of Villefranche-sur-Mer. They appeal to buyers looking for generous outdoor space and open views while retaining the comfort and convenience of a residence.
Villas and Belle Époque mansions
More discreetly, the market for villas in Beaulieu-sur-Mer remains closely linked to the town’s architectural heritage. Belle Époque mansions, often surrounded by Mediterranean gardens, stand out for their volumes, distinctive façades, and history. A few more contemporary villas occasionally complement this offer, particularly in residential areas close to the coastline and Saint-Jean-Cap-Ferrat.
Some of the most high-quality apartments, penthouses, and villas are finally offered in a discreet or off-market manner, especially when owners wish to limit their exposure on the market.
Prices and the real estate market in Beaulieu-sur-Mer
The real estate market in Beaulieu-sur-Mer is largely dominated by apartments, but it also includes a few exceptional villas and properties with very high valuations. Among the 26 properties with a listed price in our selection, the median price is €1.40 million, while the average price reaches €4.20 million.
This significant gap is largely explained by the presence of several prestigious villas and one property offered at €32.5 million, which strongly pulls the overall average upward. The median price per m², more representative of the core market, stands at €14,141/m².
| Indicator |
Observed value |
| Average price |
€4,195,577 |
| Median price |
€1,403,500 |
| Average price/sq m |
€17,580/sq m |
| Median price/sq m |
€14,141/sq m |
| Average area |
177 sq m |
| Median area |
111 sq m |
| Observed prices |
€580,000 to €32,500,000 |
A market mainly made up of apartments
Apartments in Beaulieu-sur-Mer account for more than 80% of the residential properties analyzed and therefore provide the best reference for understanding the local market. Of the 22 apartments with a listed price, the average price reaches €1.32 million, very close to the median price of €1.23 million.
The average price per sq m stands at €12,925/sq m, with a median of €13,028/sq m. Apartments benefiting from a high floor, a terrace, a view of the Mediterranean, or a location close to the port and the seafront can naturally be priced above these levels.
| Property type |
Average price |
Median price |
Average price/sq m |
Median price/sq m |
| Apartment |
€1,317,500 |
€1,230,000 |
€12,925/sq m |
€13,028/sq m |
| Villa |
€15,866,667 |
€14,900,000 |
€30,116/sq m |
€28,500/sq m |
| Property |
€32,500,000 |
— |
€68,421/sq m |
— |
A much more limited villa segment
Villas make up a much smaller market. The three properties analyzed show a median price of €14.9 million and a median price per sq m of €28,500/sq m. Given the very small size of this sample, however, these values should be considered indicators of our current selection and not general benchmarks for the overall market.
The occasional presence of properties priced above €30 million also illustrates the existence of an ultra-prime segment in Beaulieu-sur-Mer, especially for properties combining an exceptional location, large living spaces, gardens, and immediate proximity to Saint-Jean-Cap-Ferrat.
For a buyer looking for an apartment, the most representative reading of the market today is therefore around a median price of €1.23 million and about €13,000/sq m, with significant variations depending on the address, floor, view, terrace, and quality of the residence.
Beaulieu-sur-Mer: heritage, the Mediterranean, and the art of living
Since the end of the 19th century, Beaulieu-sur-Mer has held a unique place on the Riviera. Its climate, coastline, and residential elegance attracted European families, artists, and travelers very early on, leaving behind an architectural heritage that is still very much present today. Belle Époque villas, former grand hotels, and Mediterranean gardens bear witness to this period that profoundly shaped the identity of the town.
Among its emblematic landmarks, Villa Kérylos, inspired by the homes of ancient Greece, stands as one of the main testimonies to this heritage. A few steps away, the marina, tree-lined avenues with Mediterranean vegetation, and Belle Époque buildings extend this elegant atmosphere in the heart of a town that has remained on a human scale.
The Mediterranean naturally sets the pace of daily life. The Promenade Maurice Rouvier makes it possible to reach Saint-Jean-Cap-Ferrat along the bay, while Petite Afrique beach offers a particularly pleasant setting to enjoy the coastline. Sailing, swimming, and walks therefore form an important part of the local art of living.
Beaulieu-sur-Mer also stands out for a genuine village atmosphere all year round. Market, shops, cafés, restaurants, the port, and the train station are all easily accessible on foot, a particularly appreciated advantage for both permanent residents and second-home owners.
Finally, its location between Nice, Villefranche-sur-Mer, Saint-Jean-Cap-Ferrat, and Monaco makes it possible to quickly reach the main hubs of the Côte d’Azur while still enjoying a more peaceful environment. This combination of heritage, sea, mobility, and everyday life is one of Beaulieu-sur-Mer’s main distinguishing features.
Michaël Zingraf Real Estate in Beaulieu-sur-Mer
Since 1977, Michaël Zingraf Real Estate has been assisting French and international clients with the purchase and sale of prestigious properties on the Côte d’Azur. In Beaulieu-sur-Mer, our teams rely on a precise understanding of the different micro-areas and the criteria that truly determine a property’s quality: location, floor, view, terrace, quality of the residence, parking, and proximity to the port or seafront.
Exclusive affiliate of Christie’s International Real Estate for the Provence-Alpes-Côte d’Azur region, our group also benefits from an international network of buyers and sellers. This dual expertise, local and international, is a major asset in a market where some apartments, penthouses, and more discreet properties are offered off market.
Michaël Zingraf Real Estate’s expertise has also been recognized by the Luxury Lifestyle Award – Best Luxury Real Estate Agency in France in 2024 and again in 2025, rewarding the quality of its support in the high-end residential market.
Apartment with terrace and sea view, top-floor apartment near the port, penthouse, or more discreet Belle Époque villa: our advisors support you at every stage of your project and present a selection of properties for sale in Beaulieu-sur-Mer that match your criteria.
Discover the properties currently available or contact our teams to benefit from personalized support for your real estate project in Beaulieu-sur-Mer.
