The Provence-Alpes-Côte d’Azur (PACA) region is experiencing a clear recovery in 2025 after two challenging years marked by high mortgage rates and economic uncertainty. According to the latest statistics from the Notaires de France, transaction volumes are rising, prices are edging up slightly, and buyer confidence is returning. Nationally, sales of existing homes reached a rolling 12-month total of over 916,000 by August 2025 — a solid rebound from the low of 832,000 recorded a year earlier. In the PACA region, activity grew by more than 5% in the first half of 2025, fueled by falling interest rates and renewed optimism.
But how is this recovery playing out in some of the Côte d’Azur’s most iconic towns — Cannes, Saint-Raphaël, and Sainte-Maxime? Dive into the latest trends, prices, and investment opportunities, and discover official notarial data and market analyses updated to November 2025.
General Trends in PACA: From Dip to Recovery
The PACA real estate market mirrors national trends but benefits from strong tourism, international buyers, and increasingly strict energy-performance requirements. After hitting rock bottom in 2024, the market is now firmly in recovery mode. In Q2 2025, prices for existing homes rose +0.3% year-on-year — the second consecutive quarter of growth after six quarters of declines. Apartments increased by +0.4%, houses by +0.2%, with provincial France (outside Paris) posting even stronger gains of +0.5%.
Transaction volumes are following suit: France is on track for approximately 900,000 existing-home sales by the end of 2025 — a +17% jump from 2024. In PACA, volumes already rose +4.2% in 2024 and accelerated to over +5% in early 2025, particularly along the coast.
Key drivers of the recovery:
- Mortgage rates have fallen to around 3–3.2% for 20-year loans.
- Household purchasing power improved: in Q1 2025, the average French household could afford 84 m² — 8% more than in 2024.
- Energy performance (DPE) is a major factor: in PACA, properties with an F or G energy label sell for up to 21% less than a D-rated home, pushing owners toward renovation and slowing sales of older stock.
Foreign buyers (primarily from the UK, Scandinavia, Benelux, and the US) account for 20–30% of transactions in coastal areas, attracted by lifestyle and rental yields of 4–6% gross in tourist hotspots.
Cannes: Luxury Benchmark with Stabilizing Prices
Cannes remains the undisputed capital of luxury on the French Riviera. As of November 2025:
- Average price per m² for apartments: €6,152 (range €3,847 – €9,430)
Source: Meilleurs Agents – Cannes - Median price in September 2025: €7,031/m²
Source: Notaires de France – Baromètre - Prime locations (La Croisette, Le Suquet): apartments €7,186/m², houses €8,329/m²
The market has stabilized after a 23% price surge between 2021 and 2024. Transaction volume rose +10% in Q2 2025, driven by festival-related rentals and wealthy remote workers. Luxury new-build projects regularly exceed €12,000–€15,000/m², while older 1970s apartments in La Californie trade around €5,800–€6,200/m².
Rental yields on Airbnb-compliant properties remain attractive at 4–6%, and non-resident capital-gains tax (up to 19%) is offset by strong appreciation potential. Forecast: modest +2–3% price growth in 2026, with demand shifting toward energy-efficient, turnkey residences.
Saint-Raphaël: Affordable Coastal Living with Upward Momentum
Just east of Saint-Tropez, Saint-Raphaël offers a more relaxed Riviera lifestyle at significantly lower prices.
- Average price per m² (Nov 2025): €5,125 (range €4,418 – €8,610)
Source: Meilleurs Agents – Saint-Raphaël - Apartments: €5,203/m² | Houses: €6,642/m²
- Median price in August 2025: €5,720/m²
Transactions jumped +15% year-on-year, fueled by French retirees, young families, and a growing number of Belgian and Dutch buyers seeking value for money. The prestigious Valescure golf district pushes house prices toward €7,000–€8,000/m², while central apartments with sea views start around €5,000/m².
The town benefits from excellent train connections to Nice and Cannes, numerous sandy beaches, and lower notary fees than in neighboring Saint-Tropez. Energy renovation grants (MaPrimeRénov’) are actively used here, helping older villas regain competitiveness. Outlook: continued +1–2% annual growth through 2026.
Sainte-Maxime: The Gateway to Saint-Tropez with Balanced Growth
Located across the bay from Saint-Tropez, Sainte-Maxime combines proximity to the jet-set with a more authentic Provençal atmosphere.
- Average price per m² (Nov 2025): €5,659 (range €3,037 – €9,462)
Source: Meilleurs Agents – Sainte-Maxime - Apartments: €5,576/m² | Houses: €7,530/m²
- August 2025 median: €5,634/m² (apartments)
Sales volume rose +12% in 2025, driven by buyers priced out of Saint-Tropez yet wanting the same gulf views and marina lifestyle. Waterfront residences in Les Sablons and La Nartelle regularly exceed €9,000/m², while the historic center and golf-domain properties offer better value around €5,000–€6,000/m².
Seasonal rental yields are among the highest on the coast (up to 5.5% gross), and new infrastructure (cycle paths, port upgrades) supports long-term appreciation.
Conclusion: A Market in Full Recovery — Now Is the Moment
The real estate market in Southern France is firmly back on an upward trajectory in 2025 towards 2026. PACA leads the national recovery with higher transaction volumes, stabilizing-to-rising prices, and a clear shift toward energy-efficient properties. Cannes remains the luxury benchmark, Saint-Raphaël offers the best value on the coast, and Sainte-Maxime strikes an ideal balance between prestige and affordability.
For buyers and investors: interest rates are low, purchasing power is improving, and price growth is expected to accelerate to 2–4% in 2026. Whether you dream of a pied-à-terre on La Croisette or a family villa with Gulf of Saint-Tropez views, the French Riviera in late 2025 presents one of the most favorable buying windows in years.
For the most precise local data, consult the official notarial databases:
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