Best property deals in Antibes & Juan-les-Pins

Antibes — together with Juan-les-Pins and Cap d'Antibes — sits in the middle of the French Riviera both geographically and price-wise, with a benchmark of €7,000 per square metre. The listings below are priced clearly under that figure.

Antibes is the most balanced market on the French Riviera. It does not have the front-row glamour of Cannes or the institutional weight of Nice, but it has a working old town inside the Vauban ramparts, a real port (Port Vauban is the largest yacht harbour in Europe by tonnage), a proper local economy, an English-speaking expat community of 15,000+ that supports schools, shops and services year-round, and prices that have grown steadily without the speculative volatility of Saint-Tropez or Monaco. The €7,000/m² city-wide benchmark masks three distinct sub-markets: the Old Town (€8,000–€11,000/m² for renovated stock), Juan-les-Pins (€6,500–€8,500/m² depending on proximity to the Pinède), and Cap d'Antibes itself, where villa prices are quoted in millions per door rather than €/m².

Cap d'Antibes is its own universe. The peninsula has roughly 600 residential addresses, and prices for a turnkey villa with sea view start around €8M and have no upper bound — €40M+ transactions occur every year. We do not benchmark Cap d'Antibes against the city average for villas because the comparable set is too small and too bespoke; instead, the listings shown here from Cap d'Antibes are filtered against the high end of the Antibes market and only appear when the asking price is materially below comparable recent sales. This means the Cap d'Antibes results on this page are rare but, when they appear, genuinely interesting.

Juan-les-Pins, the western seafront extension of Antibes, deserves attention from value buyers. The neighbourhood lost some of its prestige between the 1960s and 2000s, which means the building stock includes a high proportion of 1960s–80s residences that look dated but offer large terraces, sea views, and €/m² figures that can sit 15–25% below comparable stock in central Antibes. The pine forest of the Pinède runs behind the beach and creates one of the most pleasant micro-climates on the coast. Many of the A+ listings on this page will be in Juan-les-Pins; this is not because the area is undesirable, but because the spread between the asking price and the per-square-metre benchmark is structurally larger there than in the Old Town.

For buyers from outside Europe, Antibes offers two practical advantages over Cannes and Nice. First, the international school infrastructure is among the best on the coast: Mougins School and the International School of Nice are both within a 30-minute commute, and Skema Business School (one of France's top-ranked grandes écoles for business) has its main campus in Sophia Antipolis, ten minutes inland. Second, the proximity to Sophia Antipolis — France's largest technology park, with 2,500 companies and 38,000 employees — creates a year-round professional rental market that Cannes simply does not have. If you intend to let the property when not using it personally, Antibes will give you 11 months of solid demand from professional tenants, versus Cannes's seasonal pattern.

Practical considerations specific to the Antibes market: the Old Town has strict planning rules (it is classified as a secteur sauvegardé), so any renovation requires Architect des Bâtiments de France approval, which can add 6–12 months to a project. Many of the apparent bargains in the Old Town are bargains precisely because they need work and the buyer has not budgeted for the regulatory delay. Outside the protected sector, planning is straightforward and most cosmetic renovations can be completed in 3–6 months. The compromis-to-acte timeline is the standard French 60–90 days; the notary will typically be in Antibes itself, and several local notaries have English-speaking clerks. Property tax (taxe foncière) on a typical 100m² apartment runs €1,500–€2,500 per year; the taxe d'habitation has been abolished for primary residences and remains only on second homes.

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