Buying New-Build Property on the Côte d’Azur

TL;DR:

A sought-after property market: The French Riviera attracts local and international buyers, but the availability of desirable new-build homes remains limited in many locations.

Cash does not guarantee a discount: Developers may have little incentive to negotiate when a project is popular and apartments are selling well.

Buying early can offer more choice: Reserving an apartment at launch may give you a better selection of floors, orientations, terraces and views, but it does not guarantee a lower price.

Prices depend on the location: A sea-view apartment in Cannes or Beaulieu-sur-Mer cannot be compared directly with a property in a less central location.

Construction delays are possible: Administrative procedures, site conditions, contractor availability and other issues can affect delivery dates.

Off-plan purchases follow specific French rules: A VEFA contract governs many purchases of homes that have not yet been completed and includes particular payment and buyer-protection provisions.

New-build acquisition costs may be lower: Acquisition costs are generally around 2–3% for a qualifying new-build purchase, compared with approximately 7–8% for an existing property, although the precise amount depends on the transaction.

Market growth is never guaranteed: Scarce supply may support prices, but buyers should not assume that every new development will increase in value.

2025 market figures: The CCI Nice Côte d’Azur reported 2,908 new homes marketed, 3,127 new-home sales and an average sales price of €6,987 per square metre.

Due diligence is essential: Review the developer, planning status, contract, payment schedule, delivery provisions, guarantees and total ownership costs before committing.

This article was originally published in the Dutch print magazine Maison en France in June 2019. Written by real estate advisor Ab Kuijer, it explores the realities of buying new-build property on the French Riviera. This expanded edition preserves the original examples and insights while adding more recent market information, practical advice and official resources for international buyers.

Buying a new-build property on the Côte d’Azur can be an exciting way to own a home in one of France’s most desirable regions. From contemporary apartments in Nice and Cannes to sea-view residences in Antibes, Beaulieu-sur-Mer and the hills above the Mediterranean, new developments offer opportunities for buyers looking for a holiday home, a permanent residence or a long-term property investment.

However, buying a newly constructed property is not always as simple as choosing an apartment from a brochure. Prices can change as a development progresses, discounts are not guaranteed, and construction delays can affect delivery dates. Buyers also need to understand the French off-plan purchase process, the developer’s obligations, payment milestones and the legal protections available to them.

In his original article, Ab Kuijer shared an observation that many buyers will recognise: paying cash does not automatically mean securing a better deal. In a competitive property market, the most attractive apartments may sell at the advertised price, sometimes with very little room for negotiation.

So, how does the new-build property market on the French Riviera work? When should you buy, what should you negotiate, and how can you protect yourself when purchasing a property that has not yet been completed?

This guide examines the opportunities and challenges of buying new-build property on the Côte d’Azur, combining Ab Kuijer’s original experience with more recent regional market data and practical guidance for buyers.

1. Understanding the New-Build Property Market on the Côte d’Azur

The Côte d’Azur, also known as the French Riviera, is an established international property destination. Its Mediterranean climate, coastal scenery, restaurants, cultural attractions and transport connections attract buyers looking for a second home, a retirement property or a residence close to the sea.

The region is not one single property market. Prices, buyer demand and available developments differ considerably between coastal towns, established city centres and inland residential areas.

In Nice, buyers may find contemporary apartments in established urban neighbourhoods or new developments on the outskirts of the city. Cannes offers apartments close to beaches, shops and the Croisette, while Antibes combines an attractive historic centre with residential neighbourhoods and access to the sea. Further along the coast, Beaulieu-sur-Mer and Villefranche-sur-Mer appeal to buyers who prioritise coastal scenery and proximity to Monaco and Nice.

Inland locations can offer a different balance of space, privacy and price. Towns such as Valbonne and Mougins attract buyers seeking residential environments, gardens and access to the wider Côte d’Azur.

For buyers comparing new developments, the most important factors usually include:

The town, neighbourhood and immediate surroundings.
Distance from the sea, beaches, shops, restaurants and public transport.
Access to Nice Côte d’Azur Airport, railway stations and major roads.
The size, layout and orientation of the apartment or house.
The quality of outdoor space, including balconies, terraces and gardens.
Sea views, privacy, natural light and potential overlooking issues.
Parking, storage, lifts, accessibility and shared facilities.
The developer’s reputation and the quality of the construction specification.
The anticipated delivery date and the development’s current construction stage.
The overall purchase price and ongoing ownership costs.

Two apartments in the same town can have very different values depending on their location within the development. A high-floor apartment with an open sea view, for example, may attract a different price from a ground-floor unit facing a neighbouring building.

This is why buyers should compare individual properties rather than relying solely on average prices for a town or region.

2. Why Buying New-Build Property Is Not Always a Bargain

“Ab, I want you to make a great deal for me, because I pay cash.”

This is the kind of request that Ab Kuijer, a real estate advisor working with buyers on the Côte d’Azur, has heard many times.

Some buyers assume that having the funds available immediately gives them a strong negotiating advantage. In certain property transactions, financial certainty can indeed make an offer more attractive. However, the situation can be different when buying directly from a property developer.

Developers generally establish their prices based on land acquisition costs, construction expenses, financing, taxes, the expected selling price and the commercial objectives of the project. They also consider the number of apartments available and the level of demand.

When a development is selling well, the developer may have little reason to offer substantial discounts. The most attractive apartments can be reserved quickly, and other buyers may be prepared to pay the advertised price.

In this situation, paying cash does not automatically entitle the buyer to a reduction. Even when a property costs close to €2 million, the developer may prefer to maintain the asking price rather than negotiate.

Why developers may refuse to negotiate

Several factors influence a developer’s willingness to negotiate:

Strong demand: If buyers are reserving apartments quickly, there may be little commercial incentive to reduce prices.
Limited remaining inventory: The developer may retain only the most desirable units or may be selling the last apartments in the development.
Construction and financing costs: Developers need to maintain a financial balance between expected revenue and project expenditure.
Pricing strategy: Prices may be set according to the floor, view, orientation and type of apartment.
Sales stage: A developer launching a project may have a different strategy from one completing its final sales.
Competition: Where several similar developments are available, there may be more scope to compare offers.

Can cash buyers still have an advantage?

Cash buyers may offer greater certainty because their purchase is not dependent on obtaining a mortgage. Depending on the circumstances, this may simplify the financing process or make an offer more attractive.

However, buyers should not assume that cash payment will automatically lead to a lower purchase price. A developer may consider the strength of demand more important than the buyer’s method of financing.

Rather than focusing exclusively on a discount, ask what the developer is prepared to include in the offer. Potential items to clarify may include a parking space, storage room, upgraded finishes, kitchen options or other features.

Any proposed incentive should be evaluated against the full price and specification. An apparent saving is not necessarily attractive if the property has a poor outlook, limited natural light or an unsuitable layout.

The importance of comparing the complete offer

When comparing two new-build apartments, look beyond the headline price. Consider the total cost of acquiring and owning each property.

One apartment may be more expensive because it includes a parking space and a larger terrace. Another may appear cheaper but require additional expenditure on parking, storage or optional finishes.

Ask the developer for a written breakdown of what is included in the sale price. Confirm the precise specification in the contractual documentation rather than relying solely on a sales brochure or verbal promise.

3. A Real-Life Example from Cannes Palm Beach

In his original June 2019 article for Maison en France, Ab Kuijer described a two-bedroom apartment in Cannes Palm Beach advertised at €368,000. The apartment had a garden, but its outlook was a wall.

The parking space, which was valued at €35,000 at the time, was offered as an additional benefit.

The example illustrates a common challenge in new-build property: the advertised price alone does not tell you whether a home represents good value.

A buyer should consider the complete property, including the garden, outlook, orientation, natural light, privacy, parking arrangements and relationship with neighbouring buildings.

A garden may be an attractive feature, but its value depends on how it can be used and whether it offers privacy and pleasant surroundings. Similarly, an included parking space may be useful in a busy coastal town, but buyers should establish whether it is included in the legal sale documentation and understand its precise dimensions and location.

When assessing a new development, ask yourself:

Does the apartment receive sufficient natural light?
Is the garden or terrace private and usable?
Will neighbouring buildings affect the outlook?
Is parking included, and is the space suitable for your vehicle?
Are the interior finishes and appliances included in the advertised price?
Does the price compare favourably with similar properties in the area?
Would the property appeal to future buyers if you decided to sell?

Historical example: The €368,000 price and €35,000 parking valuation relate to the original 2019 article. They are not current quotations, and the example should not be interpreted as an indication that the property or offer remains available.

4. Buying Early in a Development: Does Timing Matter?

When a new-build development first launches, buyers may have a wider choice of apartments. Depending on the project, the available selection can include different floors, orientations, terrace sizes and outlooks.

As sales progress, the most desirable units may be reserved first. Remaining apartments may have different characteristics, and the developer may adjust prices according to demand and availability.

Ab Kuijer’s original article described a waterfront development in Théoule-sur-Mer that attracted considerable interest. In the example he discussed, prices were increased after several months because demand was strong and available properties were limited.

This illustrates how a development’s pricing strategy can evolve over time. However, it does not mean that every new-build project will increase its prices after launch.

Advantages of reserving early

More choice: You may be able to select a preferred floor, orientation or apartment layout.
Access to premium units: Apartments with the most desirable views or outdoor spaces can be reserved early.
Time to plan: An early reservation can give you time to arrange financing, furniture and other practical matters.
Potential customisation: Some developers allow buyers to select finishes or materials before construction reaches a specified stage.
Clearer comparison: At launch, buyers can compare the original pricing of different units, although the final choice still depends on availability and contract terms.

What are the risks of buying at launch?

Buying early also means that the development may be less advanced. You may have to rely on plans, computer-generated images, a show apartment or the developer’s description rather than a completed home.

The surrounding area may also change before delivery. Construction on neighbouring land, road improvements or new buildings could affect the eventual environment.

Before reserving a property, ask which elements are confirmed, which remain subject to change and what documents govern the final specification.

Do not assume that an early reservation guarantees a lower price or that later buyers will pay more. Price changes depend on the developer’s strategy and market conditions.

Can you make a profit by reselling before completion?

Some buyers consider purchasing an off-plan property and selling their contractual position before the home is delivered. Depending on the legal structure of the transaction and the contract, a resale or transfer may be possible.

However, this strategy involves uncertainty. The contract may impose conditions, the developer may need to be involved, and the resale may involve additional legal, financial and tax considerations.

There is also no guarantee that a buyer will be willing to pay more for the property before completion. Changes in mortgage costs, supply, demand or wider economic conditions can affect resale prospects.

Any strategy based on future price appreciation should therefore be assessed carefully, with professional advice where appropriate. Buyers should not rely on speculative gains to make an otherwise unaffordable purchase appear viable.

5. The 2026 Market Context: New-Build Property Prices and Supply

The original article was published in June 2019, so its comments about demand, pricing and the availability of land should be understood in their historical context. To assess the market today, buyers need to consider more recent figures.

The CCI Nice Côte d’Azur, through its Observatoire Immobilier d’Habitat, published its 2025 housing-market review in March 2026. The figures show a new-build market affected by limited supply, fewer planning authorisations and continued pressure on prices.

Official new-build market figures for 2025

2,908 new homes marketed.
3,127 new-home sales.
€6,987 per square metre. This was the reported average sales price for new-build homes in the regional observatory’s 2025 figures.

According to the CCI’s historical series, the average price per square metre for new-build collective housing in the private market increased from €5,353 in 2015 to €6,987 in 2025. The 2025 figure was approximately 5% higher than the €6,636 reported for 2024.

These figures offer a useful overview of the regional market, but they are not a valuation of any specific property. Prices can vary significantly between locations, property types, sizes, views and specifications.

For the latest published market indicators, consult the CCI Nice Côte d’Azur property sector overview and its 2025 housing-market review.

Why the number of new homes matters

Property prices are influenced by the balance between available homes and the number of buyers looking for them.

The CCI’s 2025 review highlighted a structural shortage of housing in the Alpes-Maritimes. It also reported that the number of housing authorisations issued in 2025 had fallen to fewer than 3,400, compared with an annual average of approximately 7,000 before the COVID-19 pandemic.

Planning authorisations are not the same as completed homes or properties available to buy. They indicate the potential pipeline of future construction, while actual delivery depends on subsequent stages of the development process.

A reduction in authorisations can affect the number of homes that may become available in future years. Combined with limited suitable land and strong demand in certain locations, this can contribute to a constrained market.

Nevertheless, limited supply does not guarantee that every property will appreciate in value. Buyers must still assess the individual development, purchase price, quality, location and likely future demand.

Why regional averages can be misleading

The average regional price per square metre combines properties with different characteristics. A small apartment in a city centre, a sea-view residence with a large terrace and a ground-floor property in a less central location may have very different prices per square metre.

For a more meaningful comparison, focus on properties with similar characteristics:

The same town or a comparable neighbourhood.
A similar distance from the coast and local amenities.
Comparable interior surface areas and numbers of bedrooms.
Similar views, outdoor spaces and orientations.
Equivalent parking and storage arrangements.
A comparable level of finish and construction quality.
A similar stage of construction or completion.

When available, ask for the developer’s current price list and compare it with recent transactions or other relevant market evidence. An asking price is not necessarily the same as the final price achieved in a completed sale.

6. Historical Sales Figures from the Original 2019 Article

The original Maison en France article also referred to the number of properties sold in 2018, compared with 2017. The figures cited were:

Existing properties: 13,279 sales, an increase of 5% compared with 2017.
New-build homes: 4,882 sales, an increase of 7% compared with 2017.

The original article attributed these figures to cote-azur.cci.fr.

These statistics are included to preserve the context of Ab Kuijer’s original article. They describe the historical period covered by the 2019 publication and should not be used as current sales figures.

For a contemporary market assessment, consult the CCI Nice Côte d’Azur and its housing observatory, which publish more recent indicators covering new-build sales, prices and the wider residential market.

7. Why Land Availability Influences New-Build Prices

One of the characteristics of the Côte d’Azur is that suitable development land can be difficult to find in established coastal locations.

The region combines a built-up coastline, hills, protected landscapes, existing residential neighbourhoods and areas subject to planning constraints. This limits the number of sites suitable for certain types of residential development.

Developers must also consider the costs and practicalities of preparing a site, obtaining the necessary permissions, designing the project and coordinating construction.

When a well-located site becomes available, the eventual development may attract buyers who value its proximity to the sea, views, transport links or local amenities.

However, the scarcity of land is only one part of the pricing equation. Construction costs, financing, local planning policy, developer competition and buyer demand also influence prices.

Does limited supply mean prices will always rise?

No. Restricted supply can support prices in some circumstances, but it does not eliminate market risk.

Buyers may face higher financing costs, changes in personal circumstances or reduced demand from future purchasers. A development may also struggle to achieve its anticipated price if the layout, location or specification does not meet buyers’ expectations.

The strongest approach is to purchase a property that meets your needs and is reasonably priced relative to comparable alternatives, rather than relying exclusively on the assumption that limited supply will create future capital gains.

8. The VEFA Process: Buying a Property Before It Is Completed

In France, a property that has not yet been built or is still under construction is commonly purchased through a Vente en l’État Futur d’Achèvement, usually abbreviated to VEFA. This is often referred to as buying off-plan.

Under a VEFA transaction, the buyer enters into a contract for a property to be constructed or completed by the developer. The purchase is subject to specific legal rules covering the contract, payment schedule, delivery obligations and applicable protections.

Because the property may not be finished when the buyer commits, understanding the documentation is particularly important.

Step 1: Review the project and the available documentation

Before reserving an apartment, ask for the information needed to understand the property and the development. This can include the floor plan, surface area, orientation, specification, location within the building, outdoor space, parking arrangements and anticipated delivery date.

You should also clarify the project’s planning status and ask what information is available about the construction programme and any known risks that could materially affect the purchase.

Step 2: Sign a reservation contract where applicable

A reservation contract may be used to reserve a particular property before the final sale. It should identify the property and set out the relevant price and conditions.

Do not sign a reservation agreement without understanding the deposit arrangements, any applicable withdrawal rights, the deadlines and the conditions that apply if financing is required.

The amount and treatment of any reservation deposit depend on the applicable rules and contract. Ask the notaire to explain the precise arrangements rather than assuming that all developments use identical terms.

Step 3: Review the final sale contract

The final VEFA deed contains important information about the property, the sale price, the payment schedule and the developer’s obligations.

Compare the legal documents with the marketing materials and reservation documentation. Check that the apartment, surface area, terrace or garden, parking space, storage and promised finishes are described accurately.

Clarify any discrepancy before signing. The final contractual documents are particularly important because a brochure or computer-generated image may not capture every technical detail.

Step 4: Pay according to the construction milestones

Payments for a VEFA property are made progressively according to the stage of construction and the applicable contractual and legal rules.

French rules set maximum cumulative payment percentages for specified stages. Under the standard VEFA framework, these include up to 35% when the foundations are completed, up to 70% when the building is watertight and up to 95% when the building is completed, subject to the applicable conditions. The remaining balance is generally payable at delivery, with specific provisions applying where reservations are made concerning defects or conformity.

The precise payment schedule should be checked against your contract and the current official guidance. A developer’s payment request should correspond to the relevant stage of work.

Step 5: Inspect the property at delivery

At delivery, compare the completed property with the contract, plans and descriptive specification. Check the rooms, finishes, equipment, doors, windows, plumbing, electrical fittings, terrace, garden and parking arrangements.

If something is missing, defective or inconsistent with the contract, document it and ask how it should be recorded formally. The delivery process is an important stage in protecting your rights.

For detailed information, consult the French government’s official guide to buying a property through a VEFA contract.

9. Construction Delays: What Can Go Wrong?

One of the main concerns when buying off-plan is the possibility that the property will not be delivered on the expected date.

In his original article, Ab Kuijer explained that a development can encounter complications before construction even begins. Local objections, consultations, administrative procedures and disagreements may delay the start of work.

A project may be marketed before the site is ready for construction. Buyers should therefore distinguish between the launch of a development, the reservation of apartments, the commencement of construction and the actual delivery of the completed homes.

Common causes of delays

Planning and administrative procedures: The project may require additional steps before work can proceed.
Neighbour objections or disputes: Challenges involving nearby residents or other parties can complicate a project.
Site preparation: Ground conditions, excavation or unexpected technical issues can affect the schedule.
Contractor availability: Construction depends on the coordination of different trades and companies.
Materials and logistics: Delays in the supply of materials can disrupt the work programme.
Design changes: Certain changes may require additional coordination or approvals.
Weather and site conditions: Some construction activities can be affected by unsuitable conditions.
Financial or organisational difficulties: Problems involving the developer or contractors may affect progress.

What should buyers do if a project is delayed?

Start by reviewing the contract and the delivery provisions. Ask the developer for a written explanation of the delay, the revised programme and any measures being taken to complete the project.

If the delay is significant, seek advice from the notaire or a lawyer familiar with French property law. Your options depend on the contract, the cause of the delay and the applicable legal provisions.

Do not assume that every delay automatically entitles you to compensation or cancellation. Equally, do not assume that the developer can extend the delivery date without consequence. The contractual circumstances matter.

If you are selling another home, arranging a relocation or planning to move into the property by a particular date, allow for uncertainty and avoid making irreversible arrangements based solely on an estimated completion date.

10. What Guarantees Apply to New-Build Property in France?

French law provides specific protections for buyers of new-build homes. The precise guarantees depend on the nature of the transaction, the construction work and the circumstances.

The financial completion or repayment guarantee

A VEFA sale must include the applicable financial guarantee arrangements. Depending on the structure, the protection may take the form of a completion guarantee or a repayment guarantee under the relevant legal framework.

A completion guarantee is designed to provide funding for completion in the circumstances covered by the guarantee. A repayment guarantee is designed to protect payments if the sale is cancelled because the property is not completed, subject to the applicable conditions.

Ask the notaire to confirm which guarantee applies to your transaction and what it covers.

The completion guarantee and delivery date are not the same thing

A guarantee intended to protect completion should not be confused with an assurance that the original delivery date can never change. Buyers still need to understand the contractual deadline and the provisions that apply if the project is delayed.

Construction warranties after delivery

New homes may also benefit from construction warranties after completion. Depending on the issue and applicable legal conditions, these can include:

The one-year completion warranty: The garantie de parfait achèvement generally covers defects reported under the applicable legal conditions during the year following formal acceptance of the works.
The two-year equipment warranty: The garantie biennale can cover certain equipment elements that can be separated from the building structure, subject to the law.
The ten-year construction warranty: The garantie décennale may cover qualifying defects affecting the building’s solidity or making it unsuitable for its intended purpose.

These warranties have specific scopes, conditions and procedures. Not every defect is covered by every warranty, and the relevant dates and reporting requirements matter.

Read the official guidance on French construction warranties and property law, and ask the notaire or a qualified professional to explain the protections applicable to your property.

11. New-Build Versus Existing Property: Which Is Better?

Buying a new-build property is not automatically better than purchasing an existing home. The right choice depends on your budget, preferred location, intended use and willingness to manage maintenance or renovation.

Potential advantages of new-build property

Contemporary layouts: New homes often feature open-plan living areas and modern room configurations.
Current building standards: New developments must comply with the applicable rules for their construction.
Modern equipment: Heating, ventilation, insulation and other systems are designed according to the project’s specification and applicable regulations.
Personalisation options: Some developers offer a choice of finishes if the construction stage allows it.
Less immediate renovation: A new home may require fewer initial repairs than an older property, although quality and maintenance still matter.
Parking and shared amenities: Depending on the development, features may include underground parking, lifts, landscaped gardens or a swimming pool.
Construction warranties: Applicable legal protections can cover certain defects or construction issues.

Potential disadvantages of new-build property

Limited ability to inspect the finished home: Buyers may commit based on plans and specifications.
Possible delays: The actual delivery date may differ from the initial estimate.
Less architectural character: Some buyers prefer the proportions, materials and individuality of older properties.
Restricted choice after launch: Desirable units may be reserved early.
Additional costs: Parking, upgrades, storage or other options may not be included.
Service charges: Shared facilities and building management can create ongoing costs.
Uncertain future value: A new property is not guaranteed to appreciate or outperform an existing home.

When might an existing property be the better choice?

An existing property may be attractive if you want to inspect the actual home, understand its immediate surroundings and move in without waiting for construction to finish.

Older properties can also offer established locations, mature gardens, distinctive architecture or proximity to historic town centres. However, buyers may need to budget for renovation, energy improvements, maintenance or updates to electrical and plumbing systems.

When comparing the two options, calculate the purchase price, acquisition costs, expected renovation expenditure, ongoing charges and the time required before the property can be used.

12. Understanding the Total Cost of Buying New-Build Property

The advertised purchase price is only one part of the financial commitment. Buyers should estimate the complete acquisition and ownership costs before reserving a property.

Acquisition costs and notaire fees

Acquisition costs for a qualifying new-build property are generally lower than for an existing property. As a broad guide, they are often around 2–3% of the purchase price for new-build transactions, compared with approximately 7–8% for existing homes.

These are indicative ranges, not guaranteed totals. The exact amount depends on the transaction, applicable taxes and the legal and administrative costs involved.

New-build transactions may be subject to VAT under the applicable rules. Ask the notaire for a detailed calculation based on the specific property and purchase contract.

Other costs to budget for

Parking or storage: Confirm whether these are included or charged separately.
Optional upgrades: Kitchens, flooring, materials and other finishes may involve additional costs.
Mortgage costs: If borrowing, consider interest, arrangement fees, insurance and any applicable guarantee costs.
Furnishing: A newly delivered property may require furniture, appliances, lighting and window coverings.
Service charges: Shared facilities, lifts, gardens, cleaning and building management may create recurring expenses.
Insurance: Buildings, contents and liability cover may be required or advisable.
Local property taxes: Check the applicable tax position for the property and your circumstances.
Utilities and maintenance: Budget for electricity, water, internet, servicing and ongoing upkeep.
Property management: If you live abroad or use the property seasonally, management and maintenance services may be useful.

For official information on property purchases and related costs, begin with the French government’s public service website and ask the notaire handling your transaction for a personalised estimate.

13. Can You Rent Out a New-Build Property on the Côte d’Azur?

Some buyers purchase a new-build apartment as a second home and hope to generate rental income when they are not using it. In a region that attracts visitors throughout the year, this may be worth considering, but rental income should never be assumed without checking the local conditions.

Potential rental demand depends on the location, access to transport, the property’s size, outdoor space, parking, views and the type of visitor or tenant you want to attract.

Before purchasing for rental purposes, consider:

Whether the property is suitable for seasonal, medium-term or long-term letting.
Whether the building’s rules or the purchase documents restrict particular uses.
Whether local rules require registration, authorisation or other formalities for furnished tourist accommodation.
Whether the expected income justifies the purchase price and ongoing costs.
Who will manage check-ins, cleaning, maintenance and guest communication.
How vacancy periods, repairs, service charges, insurance and taxes affect net income.
Whether mortgage terms and insurance arrangements permit the intended rental activity.

Short-term furnished rentals can be subject to specific national and local rules, which may change. Check the current requirements with the relevant town hall and consult the official French public service website before relying on a rental strategy.

For an investment decision, calculate potential net income after costs rather than focusing on the gross rental amount. A property with a high nightly rate may still deliver a modest return if the purchase price, management expenses and periods without bookings are substantial.

14. Choosing the Right Location on the Côte d’Azur

The best location depends on how you intend to use the property. A buyer looking for a permanent home may prioritise everyday convenience, while a second-home owner may place more importance on the sea, restaurants and airport access.

Nice

Nice offers city living, beaches, restaurants, cultural attractions and transport connections. Buyers can compare central apartments, established residential areas and newer developments on the edges of the city. The specific neighbourhood, building and outlook have a major influence on value.

Cannes

Cannes attracts buyers looking for a coastal lifestyle, an established international profile and proximity to beaches, restaurants and events. The Palm Beach area, the Croisette and residential neighbourhoods further inland each offer different property characteristics and price levels.

Antibes

Antibes combines a historic centre, a marina, beaches and residential areas. Buyers may find a range of property types, but the appeal of individual developments depends on their location, access to amenities and distance from the coast.

Beaulieu-sur-Mer and Villefranche-sur-Mer

These coastal locations appeal to buyers who value Mediterranean scenery and access to Nice and Monaco. Availability, views and proximity to the waterfront can have a substantial influence on prices.

Mougins and Valbonne

Inland locations such as Mougins and Valbonne can appeal to buyers seeking residential surroundings, outdoor space and access to the wider region. These areas may offer a different lifestyle from a central coastal apartment.

Before choosing a location, visit at different times of day if possible. Consider traffic, parking, public transport, noise, sunlight, nearby construction and the practical distance to the places you will use regularly.

15. A Practical Checklist Before Reserving a New-Build Property

Use the following checklist when comparing developments or preparing to sign a reservation contract.

The developer and the project

Research the developer’s background and previous projects.
Visit completed developments where possible.
Confirm the project’s planning status and available documentation.
Ask about the construction programme and the expected delivery date.
Clarify which guarantees apply to the project.

The apartment or house

Review the floor plan and room dimensions.
Check the stated surface area and the contractual description.
Confirm the orientation, views and natural light.
Examine the terrace, balcony or garden arrangements.
Check the parking space and storage facilities.
Confirm the materials, equipment and finishes included in the price.
Ask whether any features shown in marketing images are illustrative rather than contractually guaranteed.

The financial commitment

Obtain a detailed breakdown of the purchase price and included items.
Estimate acquisition costs and taxes with the notaire.
Calculate mortgage payments and financing expenses if applicable.
Budget for furnishings, utilities, insurance and ongoing charges.
Check the payment schedule and the conditions for each instalment.
Keep a contingency for unexpected expenses.

The legal documents

Read the reservation contract carefully.
Understand any deposit and withdrawal provisions.
Review the final sale deed and descriptive specification.
Check the contractual delivery terms and delay provisions.
Confirm the financial guarantee and applicable warranties.
Ask the notaire to explain any unclear or inconsistent terms before signing.

Your long-term plans

Decide whether the property is for personal use, retirement, rental or resale.
Consider the ongoing costs of owning the property.
Check any rules affecting the intended use or rental strategy.
Assess whether the property will still suit your needs in five or ten years.
Avoid relying on guaranteed future price increases or rental income.

16. Why Work with a Local Buyer’s Agent?

For international buyers, comparing new-build projects can be challenging. Marketing materials often highlight design, views and lifestyle, but the practical differences between developments may be less obvious.

A local buyer’s agent or property specialist can help you identify relevant properties, compare locations and understand the characteristics of different developments.

Depending on the service agreed, a buyer’s agent may help with:

Finding developments that match your budget and priorities.
Comparing floor plans, specifications, locations and prices.
Arranging viewings and gathering information from developers.
Explaining local neighbourhoods and practical considerations.
Coordinating communication with developers and other property professionals.
Helping you identify questions to raise with the notaire or other advisers.

A buyer’s agent does not replace the notaire, mortgage adviser, surveyor, lawyer or tax adviser. These professionals have different responsibilities and should be consulted where their expertise is needed.

Before engaging an agent, clarify the services provided, the fee arrangements, any exclusivity requirements and whether the agent receives remuneration from other parties involved in the transaction.

Read our guide to ten reasons to work with a buyer’s agent on the Côte d’Azur.

17. Frequently Asked Questions About New-Build Property on the Côte d’Azur

Is it worth buying a new-build property on the Côte d’Azur?

It can be, depending on your budget, intended use and the specific property. New-build homes may offer modern layouts, contemporary equipment and applicable construction warranties. However, buyers should carefully assess the location, price, developer, delivery arrangements and ongoing costs.

Can I negotiate the price of a new-build apartment?

Sometimes, but it depends on demand, the development’s sales progress and the developer’s pricing strategy. Popular apartments may sell at the asking price. Ask whether parking, storage or upgrades are included and compare the complete offer with similar properties.

Does paying cash guarantee a better price?

No. Cash can provide financing certainty, but a developer is not obliged to offer a discount simply because a buyer can pay without a mortgage. The developer’s commercial strategy and the level of demand are important factors.

Is it better to buy a new-build property at launch?

Buying early may provide a wider choice of apartments, orientations and outdoor spaces. However, the property may be less advanced, and buying early does not guarantee a lower price or a future profit.

Can the developer increase the price after I reserve an apartment?

The answer depends on the reservation agreement and the final sale contract. Ask the notaire to explain how the price is established, what is binding and whether any adjustments can apply under the contractual terms.

How long does it take to complete a new-build property?

The construction period depends on the development, its stage and the circumstances of the project. A precise delivery date cannot be assumed without examining the contractual documents. Always review the expected delivery terms and provisions for delay.

What is a VEFA contract?

VEFA stands for Vente en l’État Futur d’Achèvement. It is the French legal framework commonly used to buy a property before construction is complete. It governs important matters such as the property description, payment schedule, delivery and applicable protections.

Are notaire fees lower for new-build property?

Acquisition costs are generally lower for qualifying new-build purchases than for existing properties. As a broad guide, new-build costs are often around 2–3% of the price, compared with approximately 7–8% for existing homes. The precise amount depends on the transaction and should be confirmed by the notaire.

What was the average new-build price on the Côte d’Azur in 2025?

The CCI Nice Côte d’Azur reported an average sales price of €6,987 per square metre for new-build housing in its 2025 figures. This is a regional indicator rather than a valuation for a specific apartment or development.

Does a shortage of new homes mean prices will keep rising?

Not necessarily. Limited supply can support prices in some circumstances, but property values also depend on financing conditions, buyer demand, construction quality, location and wider economic factors. Future appreciation is never guaranteed.

Can I rent out my new-build property?

Potentially, but you should check the intended use, building rules, local rental regulations, tax position and any financing restrictions. Short-term furnished rentals may be subject to specific requirements that vary according to the location and circumstances.

What should I check before signing a reservation contract?

Review the price, property description, floor plan, included equipment, deposit arrangements, delivery terms, payment schedule and applicable guarantees. Have the notaire explain any unclear clauses before you commit.

Conclusion: Make an Informed Decision When Buying New-Build Property on the Côte d’Azur

Buying a new-build property on the French Riviera can offer an attractive combination of contemporary living, Mediterranean surroundings and long-term ownership potential. However, the process requires careful research and a realistic understanding of the market.

Ab Kuijer’s original observations remain useful: a cash purchase does not automatically guarantee a discount, attractive developments can sell quickly, and construction schedules can be affected by circumstances beyond the buyer’s control.

The more recent regional data adds important context. The CCI Nice Côte d’Azur’s 2025 figures show an average new-build sales price of €6,987 per square metre, while its housing-market review highlights the challenge of limited supply and declining planning authorisations.

For buyers, the most important lesson is to look beyond the brochure and the headline price. Compare the individual property, check the developer and contractual documents, understand the payment schedule, budget for all costs and seek professional advice where necessary.

Buying early can provide more choice, and a well-located new home may suit your long-term plans. But neither future price growth nor a particular delivery date should be taken for granted.

The best purchase is not necessarily the newest or most expensive property. It is the property that meets your needs, fits your budget and stands up to careful examination.

Discover New-Build Properties with Living on the Côte d’Azur

At Living on the Côte d’Azur, we help international buyers explore property opportunities across the South of France.

Whether you are looking for a contemporary apartment near the sea, a second home for holidays, a permanent residence or a property to consider for the longer term, we can help you explore available options and compare locations.

Our approach is centred on understanding your priorities, identifying relevant properties and helping you navigate the local market.

Contact Living on the Côte d’Azur to discuss your property search and discover new-build opportunities that match your requirements.

External Links and Official Resources

CCI Nice Côte d’Azur: Property market figures and housing observatory — regional new-build sales, prices and housing indicators.
CCI Nice Côte d’Azur: 2025 housing-market review — recent analysis of the regional market, supply and construction.
Service-Public: Buying a property through a VEFA contract — official information about off-plan purchases, payment milestones and buyer protections.
French government public service website — official information on property ownership, taxes and related procedures.
Chambre des Notaires des Alpes-Maritimes — information from the regional notarial profession.
French Ministry for Ecological Transition — information on housing, planning and building regulations.
ANIL: National Agency for Housing Information — independent information about housing, property purchases and legal matters.
Maison en France — the Dutch print magazine in which the original article was published in June 2019.

Editorial note: Market statistics in this article are dated to the period reported by their sources. The 2018 figures and the Cannes Palm Beach example come from the original 2019 article. The 2025 regional market figures were published by the CCI Nice Côte d’Azur in 2026. Property law, tax rules, local regulations and market conditions can change; buyers should confirm the requirements relevant to their own transaction with the appropriate professionals.