Cannes vs Antibes: Where Should You Buy Luxury Property on the French Riviera?

Many international buyers compare Cannes and Antibes before choosing where to buy a luxury home because both cities offer attractive coastal views, strong rental demand, and proximity to key destinations like Monaco and Nice Airport. The decision often depends on lifestyle preferences, long-term goals, and available property types. Cannes offers a polished atmosphere with global branding built on film festivals, designer shopping, and waterfront residences that attract investors who want a high-status address. Antibes appeals to buyers seeking a quieter coastal lifestyle with historic charm, marinas, and larger villa plots, particularly around the sought-after Cap d’Antibes. Understanding the differences between the two locations helps buyers choose an area that fits their personal use and long-term investment plans.

What Are the Main Differences Between Cannes and Antibes for Luxury Property Investors?

Cannes and Antibes attract different types of buyers due to differences in location, infrastructure, and cultural appeal. Cannes is well-known for international events, luxury hotels, and a modern waterfront lined with penthouses and designer boutiques. The city appeals to buyers who value prestige, visibility, and short-term rental demand from global travelers. Antibes, especially Cap d’Antibes, offers a more residential environment with spacious villas, beaches, and historic streets that suit families and second-home owners seeking privacy. Transport access is strong in both locations, with Cannes close to international yachting events and Antibes positioned centrally between Nice and Cannes for easy regional travel. The choice depends on whether a buyer prefers a lively city atmosphere or a calmer coastal lifestyle.

Key differences at a glance:

• Cannes: luxury branding, events, prime rentals, polished beachfront
  
• Antibes: larger homes, privacy, marina lifestyle, historic center
  
• Cannes suits investors focused on rental turnover
  
• Antibes suits long-term living and villa buyers

How Do Current Property Prices Compare in Cannes and Antibes?

Pricing depends on the neighborhood, property type, and distance to the sea. Cannes often carries higher prices near La Croisette and the Montfleury area due to limited supply and global prestige. Apartments with terraces or sea views in major festival zones achieve strong resale value because of tourism branding and international buyers. Antibes has a wider mix of pricing, ranging from luxury villas on Cap d’Antibes to more affordable apartments in residential streets near the old town. Villas tend to be more spacious in Antibes, while Cannes offers more high-rise luxury residences.

These pricing bands help investors compare cost versus long-term demand before choosing a location.

Which Districts in Cannes Lead the Market?

Premium districts in Cannes are concentrated near La Croisette, the waterfront, and hillside areas with open views. La Croisette is known for its luxury residences facing the sea, close to hotels, retail, and entertainment spaces that attract wealthy visitors during events. Californie-Pezou is popular for spacious hillside villas overlooking the bay, providing privacy while remaining near city facilities. Palm Beach attracts buyers who want beach access without the dense crowds of the main boulevard. These neighborhoods support high resale values due to international interest, limited supply, and consistent rental demand from festival and business tourism.

Which Districts in Antibes Offer Value & Prestige?

Antibes offers premium options with a different character than Cannes. Cap d’Antibes, a peninsula between Antibes and Juan-les-Pins, is known for luxury villas surrounded by pine trees, beaches, and private estates, attracting buyers wanting space and discreet living. Vieil Antibes appeals to those who want walkable streets, markets, and marina access near Port Vauban, one of Europe’s largest yacht harbors. Residential neighborhoods outside the center offer better value for buyers who want larger homes without paying peak waterfront prices. These areas give long-term potential because they mix lifestyle appeal with strong demand from international second-home owners.

What Rental Yields and Demand Patterns Exist in Each Market?

Cannes has strong seasonal rental demand due to international festivals, luxury events, and corporate travel, which pushes nightly rates higher during peak periods. Short-term rentals do well in areas close to La Croisette and convention centers, especially for properties with terraces, sea views, and modern interiors. Antibes performs well with longer stays, particularly from families, retirees, marina visitors, and digital workers who stay beyond typical tourist seasons. Properties near beaches or historic areas perform strongly in summer, while larger villas attract long-term renters looking for comfort and outdoor space.

Buyers looking for steady occupancy choose areas with tram access, marinas, business zones, and beaches.

How Does Foreign Buyer Activity Differ in Cannes vs Antibes?

Foreign buyers enter Cannes and Antibes for different reasons, which shape pricing and demand in both markets. Cannes attracts buyers from the United States, Middle East, Switzerland, and the UK who want a recognizable address near events, luxury hotels, and branded retail areas, often choosing penthouses and sea-view apartments that can double as holiday homes and seasonal rentals. Antibes attracts buyers from France, Northern Europe, Italy, and Switzerland who want larger homes, calmer surroundings, and marina access. Some buyers finance their purchase through international private banks or cross-border lenders, while others purchase in cash to speed the process. Living on the Côte d’Azur works with many foreign buyers and helps them understand regional markets, compare luxury options, and secure private listings that do not appear online, especially around Cap d’Antibes and Cannes’ waterfront.

Typical Foreign Buyer Patterns

What Are the Investment Risks and Growth Drivers for Each?

Investment performance in Cannes and Antibes depends on infrastructure, tourism strength, and market confidence. Cannes benefits from global events such as the Film Festival and luxury business conferences, which support rental rates and maintain demand for properties near La Croisette. Future development projects, marina upgrades, and transport improvements help maintain long-term value. Antibes sees growth from marina expansions, new residential roads, and rising demand from buyers seeking calm coastal living near Monaco without premium pricing. Risks in Cannes include limited supply, driving high entry prices, and the possibility of regulatory changes affecting short-term rentals. In Antibes, risks may include zoning limits, renovation needs in older homes, and slower short-term rental cycles compared to Cannes event peaks.

Growth vs Risk Overview

Which Location Aligns Best With Your Investment or Lifestyle Objective?

Choosing between Cannes and Antibes depends on whether a buyer prioritizes lifestyle benefits, rental income, or long-term stability. Investors focused on short-term gains may choose Cannes, especially if they want strong demand during large events and the ability to generate higher nightly rates. Those who want to live in the area full-time or use the property as a second home may prefer Antibes for its quieter environment, larger villa plots, and marina access. Families often choose Antibes because of its schools, green spaces, and walkable neighborhoods. Buyers focused on resale may find Cannes more liquid in the luxury segment because properties near La Croisette attract international interest.

Which Location Fits Your Goals?

How Living on the Côte d’Azur Can Help You Choose Between Cannes and Antibes

Foreign buyers often compare several neighborhoods across the Riviera before deciding where to purchase, and our role is to provide guidance based on market trends, budgets, and personal lifestyle needs. Living on the Côte d’Azur works across multiple agencies and private networks, which gives clients access to listings that are not published on standard portals. We assist with area comparisons, price evaluations, and legal steps through multilingual partners. Clients outside France rely on our support to organise viewings, negotiate with sellers, and review technical reports, especially for higher-value homes near Cap d’Antibes or Cannes waterfront. Our assistance continues after the purchase with help connecting renovation teams, rental partners, and management services.

Cannes vs Antibes: Key Questions Answered

Is Antibes cheaper than Cannes for luxury homes?

Generally, yes, especially when comparing waterfront apartments. Cannes tends to have higher prices due to events, branding, and demand from international buyers.

Which city has higher rental yields?

Cannes offers stronger short-term returns during event seasons, while Antibes provides stable long-term occupancy from families and second-home users.

Are there restrictions for foreign buyers in either location?

Foreigners can purchase property in both cities without residency, though rental rules and zoning may differ by district.

Which city has higher resale potential in the next 5 years?

Cannes tends to perform well in high-luxury segments near La Croisette, while Antibes offers value growth from lifestyle migration and marina-driven demand.