Buying an Apartment in Nice: a Guide for International Buyers (2026)

Real sale prices, the right neighbourhood and what to check before you sign

Nice is the Riviera’s largest city: an international airport on its western edge with direct flights across Europe, and homes ranging from studios in the old town to penthouses with sea views. Here we cover what an apartment really costs, which neighbourhood suits which needs, and what to check before you sign.

How much does an apartment in Nice cost?

We went through every apartment sale in Nice recorded by the French authorities in 2024 and 2025 – just over 13,000 transactions. The median price was around €4,800 per m². A quarter of apartments sold for less than €3,800 per m², and a quarter for more than €6,000.

Location shows clearly in the price:

These are medians for whole areas. Sea view, terrace, lift, floor and renovation needs move the price a lot: a one-bedroom in the Carré d’Or often costs €300,000–400,000. Guide prices district by district are in our article Apartment prices in Nice.

Which neighbourhood suits you?

• Close to everything – Carré d’Or and Musiciens. Belle Époque buildings within walking distance of the beach, the Promenade des Anglais and Place Masséna. Always ask about the lift and parking – neither is a given.
• Charm and life – the old town (Vieux-Nice). Markets, restaurants and narrow lanes. Often stairs with no lift, and livelier evenings.
• On the rise – the port and Riquier. Renovated quays, new restaurants and tram line 2 straight to the airport.
• Calm and green – Cimiez. A residential hill with parks and Belle Époque palaces. More space for your money.
• Sea views – Mont Boron and Fabron. The hillsides east and west of the city, with many modern residences with pools. You will usually need a car.

Five things to check before you buy

1. The co-ownership (copropriété). In France you own your apartment outright – there is no leasehold – together with a share of the building’s common parts. Ask for the minutes of the last three general meetings: they show the works already voted or planned, such as the façade, roof or lift, that you may have to contribute to.
2. The service charges (charges). They vary a lot from building to building. A lift, a concierge, a pool and gardens all cost money. Ask for the building’s budget and last year’s charges.
3. The living area (loi Carrez). The seller must state the exact living area. If the real area is more than 5% smaller, you can claim a price reduction within one year of the purchase.
4. The energy rating (DPE). Homes are rated from A to G. Under current rules, G-rated homes can no longer be let as a main residence, and the bar rises to F in 2028 and E in 2034. Important if you plan to rent out.
5. Renting out. Short-term lets, for example on Airbnb, must be registered with the city, and the building’s rules may restrict them. Check before you count on rental income.

The purchase step by step

1. Written offer. Once the seller accepts, the property comes off the market.
2. The preliminary contract (compromis de vente). Signed a few weeks later, usually at the notary’s office. You pay a 5–10% deposit, and conditions – for example on your mortgage – protect you.
3. Ten-day cooling-off period. After signing, you can withdraw at no cost and without giving a reason.
4. Financing. A French mortgage normally takes 6–8 weeks.
5. The final deed (acte authentique). Signed at the notary’s office three to four months after the preliminary contract. You pay the balance and receive the keys.

We explain each step in detail in Buying property in France: the process step by step.

What does the purchase cost on top of the price?

• Notary fees: around 7–8% of the price for an existing home, 2–3% for a new build. Most of it is tax.
• Agency fees: always stated in the listing and normally included in the price.
• Mortgage: French banks lend to buyers who live abroad, usually up to 70–80% of the price. Expect to take out loan insurance.
• Running costs: property tax (taxe foncière), second-home tax (taxe d’habitation), service charges and home insurance.
• Wealth tax (IFI): only applies if your property in France is worth more than €1.3 million net.

How rental income and a future sale are taxed in France and in your home country depends on your situation. Speak to a tax adviser before you buy.

Our team in Nice

Our office is at 4 place Wilson, in the heart of Nice. Our Nice team speaks English, French, German, Swedish, Norwegian, Danish and Finnish. We show you apartments, gather the building’s documents and stay with you all the way to the notary.

See all apartments for sale in Nice or call us on +33 (0)4 93 39 00 00.

Prices: every apartment sale in Nice in 2024–2025 from the French state’s DVF register (data.gouv.fr). Medians – individual homes can differ widely.