Our Luxury Properties for Sale in Cannes

Why buy property in Cannes?

Buying property in Cannes provides access to a residential market renowned for the quality of its locations, the diversity of its heritage and its international appeal. Seafront apartments, penthouses on the Croisette, sea-view villas or historic homes: each neighborhood offers a different perspective on luxury real estate.

The city enjoys an appeal that extends far beyond the summer season. The Cannes Film Festival, MIPIM, Cannes Lions, MIPCOM and ILTM attract an international clientele of executives, investors and professionals throughout the year. This steady activity sustains constant demand for the best-located properties and contributes to the depth of the Cannes market.

Close to Nice Côte d’Azur International Airport, marinas, beaches, golf courses and the Riviera’s main destinations, Cannes caters equally well to primary residences, second homes and wealth-building investments. Quality of life, accessibility and the rarity of the best locations are the main foundations of its property value.

The most sought-after neighborhoods in Cannes

Cannes offers a wide variety of micro-markets, from seafront apartments to large properties set on residential hillsides. Proximity to the Croisette, the quality of the view, the peaceful surroundings and the scarcity of land explain the differences in value between the various neighborhoods.

La Croisette, Cannes’ iconic address

Framed by the Carlton Cannes, the Hôtel Martinez, the Majestic Barrière and the Mondrian Cannes, the luxury apartments on the Croisette are among the most sought-after in the city. Properties located in front-line residences enjoy views over the Bay of Cannes, the beaches and the Lérins Islands, within immediate reach of the Palais des Festivals, luxury boutiques and Cannes’ leading addresses.

The top floors, large terraces and fully renovated apartments command the highest values. Supply remains particularly limited, especially for family-sized layouts and penthouses offering true panoramic views.

La Californie, the most prestigious residential district

Located on the hills to the east of the city center, La Californie is prized for its panoramic views, Mediterranean gardens and secure residences. The neighborhood brings together contemporary villas, Belle Époque mansions and luxury apartments overlooking the Bay of Cannes, the Lérins Islands and the Estérel massif.

The quality of the address, the orientation, the size of the plot and the absence of direct overlooking properties are the main factors influencing value. The best-located homes offer a rare balance between proximity to the center, residential tranquility and open sea views.

Super Cannes, between panoramic views and private estates

A natural extension of the Cannes hills, Super Cannes stands out for its large plots, private estates and properties offering a high degree of privacy. Contemporary villas here generally feature generous living spaces, swimming pools, landscaped gardens and views stretching from the Bay of Cannes to Cap d’Antibes.

This area is particularly well suited to buyers seeking more space, peace and security, while remaining just a few minutes from Cannes city center and the Croisette.

Palm Beach and Pointe Croisette

At the eastern end of the Croisette, Palm Beach offers a lifestyle focused on the sea, the beaches and water sports. The neighborhood is mainly home to high-end apartments, contemporary residences and a few penthouses with terraces overlooking the Lérins Islands, Cap d’Antibes or Port Canto.

Its residential atmosphere, proximity to the beaches and quick access to the city center appeal to buyers looking for an easy-to-live-in second home or a seaside apartment. The redevelopment of Pointe Croisette is also boosting the area’s appeal.

La Croix-des-Gardes, a preserved environment to the west of Cannes

La Croix-des-Gardes is appreciated for its wooded hills, natural park and open views over the Mediterranean and the Estérel massif. The neighborhood combines large villas, historic properties, secure residences and apartments with terraces in a greener setting than the areas closer to the Croisette.

The size of the plots, the quality of the panoramas and the proximity to the city center make it one of the most balanced sectors in the Cannes market. Some properties there benefit from a particularly sought-after level of privacy.

Le Suquet, the historic heart of Cannes

Set on the heights above the Old Port, Le Suquet preserves Cannes’ historical identity with its narrow old streets, townhouses, restaurants and proximity to the Forville market. Character apartments and renovated houses attract buyers seeking a lively, authentic and central address.

The neighborhood offers immediate access to the Old Port, the Midi beaches and the city center. Properties with a terrace or a bay view are rare and particularly sought after.

What real estate can you buy in Cannes?

The Cannes real estate market brings together a wide variety of properties, from seafront apartments to vast mansions set on the hills. The choice of property depends mainly on its intended use, the desired location, the quality of the view, and the level of privacy expected.

Prestigious apartments and penthouses

Prestigious apartments occupy a central place in the Cannes market. They are mainly located on the Croisette, in Palm Beach, and in the residences of La Californie. The most sought-after properties feature large terraces, views over the bay or the Lérins Islands, contemporary amenities, and services such as concierge, a swimming pool, or round-the-clock security.

Penthouses represent the rarest offering in this segment. Located on the top floors, they stand out for their outdoor spaces, volumes, and panoramic views. Some offer a private pool, a rooftop, or direct elevator access, features that are particularly highly valued on the international market.

Contemporary villas

Contemporary villas are mainly sought after in La Californie, Super Cannes, and La Croix-des-Gardes. Their architecture emphasizes openings onto the sea, reception areas, and continuity between indoor and outdoor living. Infinity pools, landscaped gardens, suites with en-suite bathrooms, wellness areas, cinema rooms, and home automation are among the most in-demand features.

Beyond the living area, their value depends on the quality of the land, the orientation, the panorama, the absence of overlooking, and the ease of access to Cannes city center. Properties combining panoramic sea views, a peaceful environment, and refined architecture remain few in number.

Belle Époque mansions and discreet properties

Cannes retains an important heritage of Belle Époque mansions, notably in La Californie and La Croix-des-Gardes. These character properties stand out for their architecture, volumes, original decorative features, and Mediterranean gardens. When carefully restored, they combine the charm of Cannes heritage with the comfort expected in a contemporary residence.

A share of Cannes villas, penthouses, and large properties is marketed off-market, without public listing. Access to these properties relies on a precise qualification of the project and on relationships established with the owners. Thanks to its long-standing presence and international network, Michaël Zingraf Real Estate supports its clients in identifying these confidential opportunities.

The luxury real estate market in Cannes

The Cannes market is characterized by a wide variety of properties and significant value differences between its various micro-areas. Data recorded by the three Michaël Zingraf Real Estate agencies in Cannes make it possible to observe both the expectations of prospective owners, the structure of the current listings, and the price levels recorded in the main neighborhoods.

The most sought-after properties and budgets in Cannes

Houses and villas account for 59% of recorded searches, compared with 39.6% for apartments. This preference contrasts with the structure of the available supply, which is made up of more than 77% apartments. Villas represent only 22.9% of the mandates analyzed, confirming their greater scarcity in the Cannes market.

Projects priced between €1M and €5M account for 85.9% of usable requests. The upper segment nevertheless retains a significant place: 14.1% of searches are for budgets above €5M, including 8.2% above €10M.

The heart of the market therefore lies between €1M and €5M, while the highest-value searches focus on particularly rare properties: sea-view villas, properties in La Californie or Super Cannes, penthouses, and frontline apartments on the Croisette.

An offer dominated by apartments

The analysis of 201 residential listings marketed by Cannes agencies represents a cumulative asking value of nearly €1.3 billion. Apartments account for 77.1% of the supply, compared with 22.9% for houses and villas.

The median price of a house or villa reaches €8.18M, compared with €2.09M for an apartment. This difference is mainly explained by size and land: the median surface area of houses reaches 433 m², compared with 106 m² for apartments. However, median prices per square meter remain close, at around €18,500 to €19,000/m².

The gap between the median price of €2.59M and the average price of €6.45M also reveals the presence of a few very high-value properties, which strongly pull the average upward. The median is therefore the most representative indicator of the core of the market.

A market concentrated in number, but dominated in value by exceptional properties

Properties listed below €5M represent 69.2% of the listings, but only 21.1% of their cumulative value. Conversely, properties offered above €10M account for only 21.4% of the supply by number, while concentrating 67.6% of the portfolio’s total value.

This distribution illustrates the particular structure of the Cannes market: a large volume of apartments priced between €1M and €5M coexists with a smaller number of villas, penthouses, and exceptional properties whose individual value can exceed several tens of millions of euros.

Significant value differences by neighborhood

In Cannes, the neighborhood and exact location remain the primary valuation criteria. Immediate proximity to the sea, the quality of the view, the floor level, terrace size, and the rarity of the address can create considerable differences between two properties of comparable size.

The Croisette stands out very clearly with a median price of €62,807/m², more than three times the median observed across the entire residential portfolio. This valuation reflects the rarity of frontline apartments, large units, top-floor homes, and direct views over the bay.

Pointe Croisette forms an intermediate market, with a median of €24,643/m², while La Californie and the Banane move around €16,500 to €18,500/m². Croix-des-Gardes and Montfleury show more accessible median levels, but the results should be interpreted with caution due to the smaller number of listings analyzed in these two neighborhoods.

Source: data from the Michaël Zingraf Real Estate CRM, consolidated from recorded requests and residential listings from the three Cannes agencies. Internal extraction 2026. Supply data correspond to asking prices and not final transaction prices. The values are indicative and may vary depending on the exact address, the property’s condition, the view, features, and the rarity of the property.

The art of living in Cannes

Cannes offers a living environment where the Mediterranean remains ever-present. A walk along the Croisette, the sandy beaches, the Old Port and Port Canto allow you to enjoy the coastline all year round, while the Lérins Islands offer, just a few minutes away by boat, a preserved setting of coves, pine forests, and historical heritage.

The city also brings together a strong concentration of iconic addresses. The palaces of the Croisette, the restaurants, the boutiques of Rue d’Antibes, the Forville market, and the shops in the city center create a lively and easily accessible everyday life. From the residential neighborhoods of La Californie, Super Cannes, or La Croix-des-Gardes, the center, beaches, and ports remain quickly accessible.

The Cannes Film Festival, MIPIM, the Cannes Lions, MIPCOM, and ILTM shape the city’s economic and cultural life. This international activity, combined with the mild climate and proximity to Nice Côte d’Azur Airport, enables Cannes to combine the energy of a global destination with the quality of life of a Mediterranean city.

Discover our selection of properties in Cannes

From Croisette apartments to villas in La Californie, Super Cannes, and La Croix-des-Gardes, our selection brings together properties representing the main types of the Cannes market: sea-view apartments, penthouses, contemporary villas, Belle Époque residences, and discreetly marketed properties.

The teams at our three Cannes agencies support you in defining your search, selecting properties, assessing their value, and throughout every stage of your purchase. Browse the properties currently presented on this page or contact our Cannes real estate agency to access a tailored selection, including certain off-market opportunities.