Cannes is the best place to invest in a seasonal rental property during the summer season and the many festivals. Demand for short-term accommodation remains high in Cannes, providing landlords with a substantial income stream. An 8% return on an apartment in Cannes is the rule rather than the exception.
Cannes, the glittering jewel of the French Riviera, has long been synonymous with luxury and escalating property values. For years, the city’s real estate market rode a wave of post-pandemic demand, low interest rates, and international allure, pushing prices upward by over 22% in the past five years.
Real Estate Prices in Cannes are Stabilizing
But as of early November 2025, the tide appears to be turning—or at least pausing. According to the latest SeLoger barometer, purchase prices in Cannes are stabilizing, offering a breath of fresh air to prospective buyers in a market strained by rising rates and economic headwinds.
This slowdown contrasts sharply with national trends, where property prices have climbed 9% year-over-year across France. In Cannes, the stabilization signals a potential recalibration: sellers are adjusting expectations, demand is softening, and buyers—buoyed by a slight recovery in purchasing power—may soon find more negotiating room. It’s a reminiscent echo of October 2021, when low rates post-COVID sparked a buying frenzy. Today, with transactions volumes holding steady but not surging, the market feels measured, almost mature.
Citywide Snapshot: Apartments Hold Steady, Houses Edge Up
At the aggregate level, Cannes’ real estate shows subtle shifts. The average price for apartments stands firm at €6,152 per square meter in a general area, unchanged from the previous month—a rare plateau in a sector that’s seen relentless growth. This marks the first sustained stability in years, suggesting that the feverish appreciation of the early 2020s may have run its course for urban dwellings.
Houses, however, tell a slightly different story. Their average price has ticked up 1.5% to €7,664 per square meter, driven by premium properties boasting sea views or expansive grounds. These outliers continue to command premiums, but the overall pace is restrained, reflecting a broader caution among investors wary of geopolitical uncertainties and inflation.
Neighborhood Nuances
- Boulevard Carnot: For those eyeing value without sacrificing proximity to the action, this artery clocks in at €6,152 per square meter for apartments—a figure that mirrors the citywide average and has held steady. Houses here are rarer but priced at €7,664 per square meter, up that modest 1.5%, appealing to families wanting urban convenience with a touch of space.
- Palm Beach / Pointe Croisette: The eastern promontory, beloved for its quieter beaches and Art Deco vibes, sees apartments at €7,892 per square meter. Stability is the watchword; no monthly change, though the area’s scarcity of new builds keeps it resilient. Houses command €8,200–€9,000 per square meter in pockets with direct sea access, reflecting sustained demand from seasonal residents.
- Prado-République: A stone’s throw from the train station and Palais des Festivals, this practical yet central zone offers apartments at €5,480 per square meter—among the more accessible entry points for Cannes proper. Prices are flat, making it a magnet for first-time buyers or investors betting on rental yields from conference traffic.
- Californie-Pezou: Perched on the hills with panoramic views, this upscale residential enclave averages €8,310 per square meter for apartments. The slight premium over city norms reflects gated communities and larger units. Houses, often villas with pools, hover around €9,500–€11,000 per square meter, with the 1.5% uptick concentrated in renovated properties.
Honorable Mention: Le Suquet
Though not detailed in the latest SeLoger slice, Cannes’ historic hilltop quarter traditionally lags the glamour zones at €5,000–€6,000 per square meter for apartments. Its narrow streets and village charm continue to draw renovators, with prices stable amid low inventory.
These are the average prices per square meter of a home, regardless of the view or location. If you’re looking for the very best, such as ultra-luxurious finishes, a luxurious entrance, a quiet street, sea views, parking space, or a garage, prices will be higher. The more exclusive a villa or apartment, the higher the price.
What’s Driving the Pause?
Several forces converge to explain this equilibrium:
- Interest Rate Reality: ECB rates, while off their 2023 peaks, remain elevated enough to crimp borrowing. A 30-year mortgage at 3.8–4.2% (vs. sub-1% in 2021) has cooled speculative flips.
- Inventory Creep: More sellers are listing—some cashing out gains, others relocating post-remote work boom—giving buyers leverage. Days on market have stretched from 60 to 85 on average.
- Buyer Demographics Shift: Domestic French purchasers (often from Paris or Lyon) now dominate over pre-2022’s heavy Russian/UK contingent, prioritizing livability over trophy status.
- Rental Yield Squeeze: With short-term lets capped in parts of Cannes, investors eye 3–4% gross yields—solid but not the 6%+ of yesteryear—tempering price aggression.
Outlook: Soft Landing or Springboard?
Analysts forecast continued stabilization through Q1 2026, barring major rate cuts. If the ECB trims to 2.5% by summer, pent-up demand from approved-but-waiting buyers could nudge prices up 2–4%. Conversely, any eurozone slowdown might extend the plateau, particularly in mid-tier segments.
For now, Cannes offers a rare window: a luxury market that’s neither crashing nor careening upward. Savvy buyers—whether for pieds-à-terre or primary residences—can negotiate 3–7% off asking in most quartiers outside La Croisette. Sellers, meanwhile, retain strong fundamentals: global brand, limited land, and a lifestyle that endures beyond economic cycles.
In the words of a local agent quoted in the SeLoger report: “Cannes n’est plus en surchauffe, mais elle reste Cannes.” Translation: the party’s not over—it’s just moved from the dance floor to the terrace, with a sea view intact.
Source: SeLoger Barometer, November 1, 2025, via Cannes-Actus
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