The Saint-Jean-Cap-Ferrat peninsula is one of the jewels of the Côte d'Azur. Nicknamed “the billionaires' peninsula”, it is home to some of the finest houses and villas on the Riviera. Let's see how this small 2.5 km² territory reflects the reality of a prestigious market...
This commune attracts investors from all over the world not only for its idyllic coastline and azure colors, but also for its location close to the Italian border, Villefranche-sur-mer,Beaulieu-sur-mer and Nice, and just a short drive from Monaco.
The commune's housing stock remains very limited: around 600 villas and a year-round population of less than 2,000. In high season, the number of residents doubles, thanks to the town's reputation.
Outside summer, Saint-Jean-Cap-Ferrat lives at its own pace. Away from the hustle and bustle, you'll find a real village life: local shops, a market selling local produce and welcoming restaurants. It's a place where you take your time. A popular spot in south-east France, it appeals to affluent families and retirees alike, as well as to entrepreneurs looking for peace and quiet.
According to the latest INSEE data (2022), the commune has 34% primary residences and 61% secondary residences. A figure that speaks for itself. Saint-Jean-Cap-Ferrat is a very attractive second-home market for the very wealthy, who often enjoy their property during the summer months.
In 2021, the commune was ranked as the most expensive in France in terms of price per m², surpassing even Paris and Saint-Tropez.
On July 1, 2025, the average price per m² was estimated at €17,754, all property types included.
For exceptional villas with sea views or direct access to the water, prices can exceed €30,000/m².
As you can see, buying a house in Saint-Jean-Cap-Ferrat is no easy task. What's more, transactions are often carried out on a confidential basis, via specialized agencies or private networks. For those who still wish to enjoy this exceptional setting without purchasing a property, renting in Saint-Jean-Cap-Ferrat remains a popular option, although the supply of prestige rentals is also very limited.
The real estate market in Saint-Jean-Cap-Ferrat appears to have stabilized by mid-2025. However, demand from international buyers remains strong.
Unlike other geographical areas that are more sensitive to economic or political vagaries, Saint-Jean-Cap-Ferrat enjoys a unique positioning: the peninsula remains protected from market volatility thanks to its enduring appeal and ultra-selective profile.
Just like real estate in Monaco, the peninsula often remains unaffected by economic fluctuations: it enjoys an image as a safe haven, reinforced by its discretion, quality of life and rapid access to Monaco. Investors are looking above all for rare properties, with a particular focus on:
- Building plots (increasingly rare),
- Contemporary villas with top-of-the-range fittings,
- Properties with panoramic views over the Mediterranean.
Another notable development is the growing interest in properties for renovation. Faced with a scarcity of ready-to-use properties, some investors are no longer hesitating to position themselves on older villas with potential, with a view to bringing them up to date or even recreating gems. This is often accompanied by large-scale architectural projects, carried out by renowned architects and design offices specializing in prestige real estate.
Potential investors and buyers need to be aware of the costs associated with renovation and local regulations before committing to a real estate project.
The average price was €17,754/m² on July 1, 2025, for all properties combined. This fluctuates according to product type.
The real estate market mainly offers prestigious villas nestled in greenery or by the sea. Building plots are also available. Entry-level prices are around 1.5 million euros.
The most expensive property on the peninsula is Villa Les Cèdres, formerly owned by the Belgian King Leopold II. It is located in Petit Cap Ferrat. According to the latest figures, the villa is expected to sell for 200 million euros in 2019.
There are around ten agencies, most of them specializing in luxury real estate.
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