Destinations / France / Nice
Nice, France
Data grade A: DVF open transaction data Updated Oct 2026
The Riviera’s capital: Belle Epoque seafront, a real city behind it, and Europe’s sunniest big-city winters.
On this page: What it buys · Where to look · All-in costs · Visas · Properties
Photo: Wikimedia Commons
about 5,000 euros/m2 (approx)
asking price level
3 to 4% approx
gross rental yield
about 340,000
population
about 2,700 h sunshine/year
climate
Nice airport (NCE), 2nd busiest in France
getting there
Nice is the Riviera with city substance: the Promenade des Anglais, a walkable old town, a tram network and an airport seven minutes from the beach. Prices are serious but still half of Paris, and the rental market runs twelve months on a mix of winter residents, students and summer demand.
What your money buys here
Typical buys at each band, drawn from current local asking prices. Use the price per square metre in the bar above as your anchor: multiply it by the size you need and you will spot an overpriced listing in seconds. Figures are approximate, lean to the cautious side, and get refreshed as our data passes land.
$200k
A studio or small 1-bed in the center or Liberation
$350k
A 2-bed in a Belle Epoque building away from the front line
$500k
A 2-3 bed with balcony near the Promenade or the port
Cagnes-sur-Mer, Menton and Vence: Menton is the Riviera at a genuine discount, Vence the artists' hill town. Going one town over usually buys a size or quality upgrade on the same budget, and these smaller markets are where patient buyers find the mispriced gems. Fewer listings means more waiting, so set the alert and be ready to travel when the right one appears.
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Where to look
1. Vieux Nice and the port: character, restaurants, short-let demand
2. Liberation and the center: market-street daily life
3. Cimiez: the grand, quiet hill above it all
All-in cost at $350k
Property price: $350,000
Notaire fees and taxes (resale): about 7 to 8% all together
Agent fee: usually included in the advertised price
Rule of thumb: budget 8 to 9% on top
New builds carry lower notaire fees (2 to 3%) plus VAT in the price. Figures approximate.
Visas and residency (most passports)
Digital nomad visa: No dedicated one. Remote workers use the long-stay visitor route without local employment.
Long-stay visitor (VLS-TS): Yes, with sufficient passive income and insurance; no French employment.
Buy-to-reside: No. Buying grants no status.
90-day rule: Without a visa, 90 days in any 180 in Schengen.
Healthcare and insurance
PUMA public coverage after three months of stable residence; top-up mutuelle insurance typically 100 to 250 euros/month for a family. Excellent hospitals across the south.
Schools and family
Free public schooling for residents. International and bilingual schools in Nice, Montpellier and Aix, typically 5,000 to 15,000 euros/year.
Serious about Nice?
Talk it through with a relocation and buying advisor. Visas, timing and the buying process, in one call.
Sources: DVF (official sale records), notaires de France barometers, SeLoger reports, France-Visas pages. Figures marked approx are indicative and verified in our monthly data pass. Guidance, not legal or financial advice.