Guide to Alpes-Maritimes & Property in Department 06

Found in the southeast corner of France, Alpes-Maritimes (number 06) is a popular department within the PACA region in the heart of the French Riviera. Visitors and locals are treated to a plethora of sights, leisure activities, culture and traditions. Surrounded by the Var, Alpes-de-Haute-Provence, Italy, Monaco and the Mediterranean Sea. The Côte d’Azur - best known as the Riviera - is famous for its warm climate, and the Alpes-Maritimes benefits from over 300 days of sunshine per year. Due to the complex terrain, you may also experience the odd thunderstorm that illuminates the skies of some of the more exposed areas. This climate adds to the charm that the department offers to those who visit and live here.

Embrace Rich Past and Culture

The history of the Alpes-Maritimes offers an important architectural and cultural heritage to discover. The Mediterranean Sea and beaches provide relaxation and water sports, or you can head to the mountains for peaceful walks and active pursuits. Inland, the countryside and mountains display picturesque views and hide idyllic villages. The striking scenery doesn’t end there; the Mercantour National Park covers much of the northern part of the Alpes-Maritimes. For a truly authentic experience of this Provencal department, we invite you to the preserved and traditional city of Nice.

Experience the Vibrancy of Nice

As you pass through the dramatic scenery surrounding the hilltop villages, you’ll reach the department’s coastal resort and capital, Nice. As well as being one of the largest cities in France, the popular destination attracts a variety of visitors from around the world, offering something for everyone, including private beaches and a global reputation for its lively atmosphere.

The Bay of Angels Awaits

If you choose to fly into Nice airport, your eyes will be immediately excited by the sight of the famous and beautiful curve of the Bay of Angels, and this is just the beginning! The traditional city has interesting museums, landmarks, shops and seaside restaurants. Generally, the French Riviera is the perfect place to retire and relax, and Nice is no different; as the second most popular French city after Paris, you’ll never be bored.

Explore Around Nice

Along the French Riviera, Nice’s neighbours include Cannes, Antibes, Juan-les-Pins and Menton, whose locals, lifestyle and climate make for a unique place to live. As you can tell, this corner of France is best known for its coastal resorts; however, if you spend more time here, you will quickly see that there’s more to the Alpes-Maritimes than the Riviera.  Notable towns and villages include Grasse, Coaraze, and Gourdon, many of which offer stunning views across the valleys and olive groves, as well as looking out across the Mediterranean.

Key Information about Alpes-Maritimes (06)

• Main City/Prefecture: Nice
• Nearest Airport: Nice Côte d'Azur International Airport (in Nice)
• Population: Around 1.1 million (as of the latest census)
• Area: 4,299 sq. kilometres and 1,660 sq. miles
• Landmark: Promenade des Anglais, the famous boulevard along the Mediterranean in Nice.  
• Number of Tourists/Year: Approx. 11 million, drawn by the Riviera, luxury resorts and events like the Cannes Film Festival.

Find Your Dream Home in Alpes-Maritimes

With so many properties for sale throughout the Alpes Maritimes department, you are spoilt for choice when it comes to choosing a home here.  We have mentioned the most popular resorts that have made the Riviera so famous, but it is also worth noting that, although Monaco is not strictly part of France, the fascinating city remains a local highlight for both residents and potential paying guests.

Property Types in Alpes-Maritimes

In Alpes-Maritimes, you can find a variety of properties, including traditional Provençal houses, modern villas (often with pools and gardens), seafront apartments in cities like Nice and Cannes, character homes in the countryside, and more affordable options in specific communes.

Property Types by Geographic Zone

Coastal areas like Nice, Cannes, and Antibes are highly sought after, known for luxury seafront apartments and premium villas, many with sweeping sea views. Inland, away from the coast (Hinterland), you’ll find more traditional homes, such as Provençal mas (stone farmhouses) or charming properties, which tend to be more affordable than coastal alternatives.

Most Common Types of Properties

• Villas: Often luxurious with outdoor spaces such as pools and gardens, these are common along the Côte d’Azur.
• Contemporary/Modern Houses: Featuring sleek, custom-designed properties, these homes are built throughout the department.
• Traditional/Provençal Houses: Constructed with local materials like stone and terracotta tiles, they blend seamlessly into the Mediterranean landscape.
• Townhouses/Village houses: Very rare on the market, these are typically found in city centres and are often smaller, sometimes terraced, with less emphasis on outdoor space.
• Apartments: From luxury seafront residences with terraces and sea views to city-centre studios in Nice or Cannes, these properties offer low-maintenance living.

Property Prices by Location

The cost of buildable land varies significantly based on its proximity to the sea, which directly impacts the total price of new homes. Coastal cities, such as Cannes and Antibes, tend to be very expensive, whereas inland regions offer more affordable options.

Average Property Prices in Alpes-Maritimes (06) in 2025

• Houses: the average price per sq. metre: €5,363 (source: Le Figaro - October 2025)
• Apartments: average price per sq. metre: €5,789 (source: Le Figaro - October 2025)
• Price trends: -1% over the last 12 months, +25% over the last 5 years (Le Figaro).

2025 House Prices in the Main Towns of Alpes-Maritimes 

• Average House Price near Nice: €5,580 per sq. metre
• Average House Price near Cannes: €4,121 per sq. metre
• Average House Price near Antibes: €6,102 per sq. metre
• Average House Price near Grasse: €4,295 per sq. metre
• Average House Price near Le Cannet: €5,564 per sq. metre

(source: Le Figaro - October 2025)

Why Buy a Property in the Alpes-Maritimes?

• Prestige and Luxury: The Alpes-Maritimes region, home to glamorous coastal cities such as Nice, Cannes, and Monaco, features luxury villas, seafront apartments, and exclusive estates that attract international buyers seeking prestige and high-end living.
• Strong Rental Income Potential: With over 12 million tourists each year, properties in Cannes, Antibes, and Nice achieve high seasonal rental yields (6–12% annually), particularly for beachfront apartments and villas with pools.
• Unmatched Accessibility: Nice Côte d’Azur Airport (the third busiest in France), TGV connections to Paris (5.5 hours), and its proximity to Monaco and Italy make it ideal for global travellers, commuters, and second-home owners.
• Mediterranean Climate: With over 300 days of sunshine annually, mild winters, and hot summers (ranging from 28–32°C), it’s ideal for outdoor activities, yachting, and coastal leisure.
• Diverse Lifestyle: From glamorous beach clubs in Saint-Tropez to quaint Provençal villages in the countryside, the region combines cosmopolitan vibrancy with rustic appeal, providing fine dining, cultural festivals, and outdoor retreats.

If you are looking for a property in Alpes-Maritimes, please get in touch to discuss your search criteria.