We are an independent buyer agent on the French Riviera, so we work for you and not for a developer. Below is how we would compare the options if a friend asked where to start, with the figures and the sources behind them.

TL;DR

• Monaco itself: new-build is rare and ultra-prime. In 2025 the average new-build sale price was €40.8 million, and only 64 new-build homes sold.
• Beausoleil: the practical neighbour. Mona-K, for example, lists apartments from €420,000, delivery scheduled for Q4 2028.
• Purchase costs: buying new from a promoter in Monaco carries 20% VAT, normally in the price, plus 1.5% notarial and 1% registry fees (Chambers).
• France: off-plan (VEFA) buyers are protected by statutory deposit caps and a developer completion guarantee, which you should confirm before reserving.
• Best route: define your budget and lifestyle first, then compare schemes on both sides of the border with an agent who is not tied to any one project.

Table of Contents

• The three places to look, side by side
• Monaco: where the new-build actually is
• Beausoleil: Monaco’s front door in France
• The coast towards Menton
• What new-build really costs near Monaco
• How buying off-plan works in France (VEFA)
• What to check before you reserve
• Which option suits which buyer
• Why we do this differently
• Start with a conversation
• FAQ
• Sources

The three places to look, side by side

Before going into detail, here is the comparison I draw on a notepad with most clients.

All prices and delivery dates are as published by the developers or analysts cited in this article and can change, so treat them as a snapshot and confirm current availability.

Monaco: where the new-build actually is

New-build in Monaco does not behave like an ordinary city market. Savills describes it as dependent on rare delivery cycles: when a major scheme is released the statistics jump, and when that supply is absorbed, scarcity returns (International Investment, citing Savills).

The numbers show it. Knight Frank reported that new-build sales jumped to 101 units in 2024 from 28 in 2023, driven largely by the completion of Mareterra and Bay House. In 2025 the count fell to 64 but remained above the ten-year average, and 35 of those sales exceeded €20 million, with five above €100 million (International Investment).

On price per square metre, Monaco Tribune, reporting IMSEE data, put the 2025 average at €57,569, with Larvotto passing €70,000 for the first time at €71,167.

Larvotto and Mareterra

Mareterra is the headline project: a €2 billion extension that added about 3% to Monaco’s territory. It accounted for 130 of the 159 new apartments delivered in Larvotto in 2024, Monaco’s highest completion figure since 1993. Le Renzo, conceived by Renzo Piano Building Workshop, forms the western edge of the district, with residences above a small port and retail plaza, according to the official Mareterra site.

Much of Mareterra has now sold, and Savills notes that units are starting to enter the resale market. For many buyers this is the real route in: not a developer launch, but a first-owner resale of a very recent building. That is exactly the kind of opportunity that moves through agent networks rather than portals. Contact us as your buyer agent to help you enter the Monaco market.

Bay House and Testimonio II

Bay House is a residential building in Larvotto with 56 apartments and five villas, part of Testimonio II. Choose from three- to six-bedroom residences with floor-to-ceiling windows, south-facing wraparound balconies and direct access to a secure parking bay, plus home automation and concierge services. The villas have roof terraces and private pools. Groupe Marzocco presents the scheme as one of the last large buildable sites in the Principality, developed between 2017 and 2024 (Groupe Marzocco).

Villa Ninetta and Le 45

Villa Ninetta, at 3 rue Malbousquet, is a Belle Époque-inspired building with ten floors, studios to three-room apartments, marble finishes, a 24/7 concierge and nine levels of underground parking, listed for delivery in 2026. Le 45, at 45 Rue Grimaldi, offers studios to five rooms across 15 floors with 24-hour concierge. Ask for current availability on either, as stock at this level moves quickly.

What the supply tells you

Land constraints mean other significant new developments are unlikely in the near future, and argues limited supply supports capital values (Savills Monaco Spotlight 2025). That is a market view, not a promise. The practical consequence for you is simple: if you want Monaco new-build, you need to know about a scheme before it is publicly marketed.

Beausoleil: Monaco’s front door in France

Beausoleil sits directly on the Monaco border, climbing the hill behind the Principality. You can often walk down to Monaco, and the new programmes tend to emphasise terraces and sea views. For buyers who want Monaco access, a French notary process and a lower entry price, it is the first place I look. We cover the town in more detail in our Beausoleil buying guide, and you can browse villas and apartments in Beausoleil.

Two programmes show the range:

• Mona-K, at 19 Rue Victor Hugo: ten apartments from two to five rooms, priced from €420,000 for a T2 to €1,789,000 for a T5, delivery scheduled for Q4 2028. The developer places it ten minutes by car from Monte-Carlo and 550 m from Parc Princesse Antoinette, with terraces of up to 90 m² and parking for residents.
• Bel Horizon, on Avenue des Pins: 20 apartments from two to four rooms on the heights of Beausoleil, with panoramic views, delivery in Q4 2028.

The trade-off is plain. A 2028 delivery means you are buying a plan and waiting. The upside is that you can often choose your floor, layout and finishes, and the French VEFA framework gives you statutory protections (more on those below).

The coast towards Menton

Walk further east or west and the picture opens up. Off-plan programmes are marketed in Roquebrune-Cap-Martin, Menton, Èze, Beaulieu-sur-Mer and Villefranche-sur-Mer, among other towns, according to the listings on Riviera New Developments, which reports 125 active developments across the Côte d’Azur with delivery windows running from 2026 to 2028. Treat that as a pointer to where schemes exist, and confirm each one directly with the developer.

How do these towns differ for a buyer?

• Roquebrune-Cap-Martin and Menton: the closest to Monaco after Beausoleil, with a more residential, Italian-tinged feel. See our page on luxury property in Menton.
• Èze and Beaulieu-sur-Mer: hillside and seafront settings between Monaco and Nice, popular with buyers who want quiet and easy road access.
• Villefranche-sur-Mer and Nice: a deep-water bay, a larger city and an international airport close by. Our Nice property page shows what is available.

If you are flexible on the exact address, this stretch is where new-build offers the most space for the money, particularly if you want a terrace large enough to live on from April to October.

What new-build really costs near Monaco

The sticker price is only part of it. Purchase taxes differ sharply between the two sides of the border and between new and resale.

In Monaco

Buying new directly from the promoter in Monaco attracts 20% VAT, normally incorporated in the price, plus a 1.5% notarial fee and a 1% registry fee. Resale carries 4.75% registration duty plus 1.5% notarial fees, according to Chambers Private Wealth 2026. Because VAT is built into the headline figure, compare new and resale on a like-for-like, all-in basis.

In France

On a French VEFA purchase, notary fees are typically around 2% to 3% of the price, against 7% to 8% for existing property, because the sale is subject to VAT rather than transfer duties, according to Maître Reda Kohen. That gap is one reason new-build in Beausoleil or Menton can be more attractive on total cost than a resale of similar size. Rates and rules can change, so your notary should confirm the exact figures for your purchase.

Planning the money side

If you are moving capital across borders, it helps to think about how the purchase fits your wider finances, from currency to ongoing wealth planning. This overview of expat wealth management gives a useful starting frame. We can also introduce you to mortgage brokers and tax advisers who work with international buyers, and for inheritance and ownership structures such as an SCI, you should take advice from a French tax adviser or notaire before you sign anything.

How buying off-plan works in France (VEFA)

Most new-build near Monaco on the French side is sold as VEFA, vente en l’état futur d’achèvement, meaning you buy before or during construction and pay in stages.

The protections worth knowing:

1. Capped reservation deposit. The deposit is capped at 5% of the price if the notarial deed is signed within one year, 2% if between one and two years, and none can be required beyond two years, under Article R.261-28 of the Code de la construction et de l’habitation, as set out by Notaires de France.
2. Completion guarantee. The developer must hold a garantie financière d’achèvement (GFA) or a garantie financière de remboursement (GFR) before the VEFA contract is signed, under Article L.261-10-1 of the same code.
3. Staged payments. You pay as construction progresses, with the notaire coordinating the process.

Monaco has its own framework for promoter sales, and your Monaco notary and adviser will explain it for the specific programme.

What to check before you reserve

A short list we use with every buyer:

• Delivery date and its track record. Ask what the contract says and how comparable programmes by the same developer have performed.
• The guarantee. Have your notaire confirm the GFA or GFR before you sign.
• The orientation and the view. On a plan, a sea view can depend on what is built in front of it. Ask for the plot plan and neighbouring permits.
• Parking and storage. Near Monaco these are often priced separately and matter a great deal in daily life.
• Service charges. A building with a concierge and pool costs more to run, as Bay House’s services illustrate.
• Your own situation. Residency, tax position and nationality can affect financing and how you hold the property. Speak to a tax adviser in your country of residence and in France or Monaco before reserving.

Which option suits which buyer

• You want the Monaco address and have a very large budget: Larvotto and Mareterra, mainly through resale of recent buildings or the rare new launch.
• You want to live near Monaco and use its services: Beausoleil, where Mona-K and Bel Horizon-type programmes put you minutes away.
• You want a second home with space and terraces: Roquebrune-Cap-Martin, Menton, Èze or Beaulieu.
• You are investing: compare rental demand, delivery timing and total acquisition costs, not only the headline price. Monaco average rents rose 9.1% to €124.88 per m² per month, according to International Investment, but French-side yields depend on the specific building.

Why we do this differently

Our view is that the best new-build is rarely the one with the biggest advertising budget. Monaco and its neighbours are small, and the schemes that suit you may be on a developer’s private list, in a first-owner resale, or in a town you had not considered.

We are an independent buyer agent, not a seller with listings of our own. We represent you, and we search the whole market through local agents, developers and off-market contacts. That lets us put a Beausoleil programme next to a coastal one and tell you which fits your plans, not which one pays us most.

We guide you through the search, the comparison, the viewings, the negotiation and the purchase through to the notaire, and we connect you with mortgage brokers, tax advisers and notaires when you need them. Our approach is Dutch in style: personal, transparent and efficient.

We would rather you reserve slowly and correctly than quickly and uncertain.

Ab Kuijer

Start with a conversation

If you are weighing Monaco against Beausoleil or the coast, begin with our guides to buying new construction in Monaco and new construction on the Côte d’Azur, then see current new-build offers. When you are ready to talk about your own brief, our search mandate is the simplest way to start: tell us your budget, your timing and what a normal week in your new home should look like, and we will come back with a shortlist from across the market. You can also send an enquiry through our main page.

FAQ

Is it cheaper to buy new-build in Beausoleil than in Monaco?

Yes, by a wide margin. Mona-K in Beausoleil lists apartments from €420,000, while Monaco’s average new-build sale price in 2025 was €40.8 million. The averages are skewed by ultra-prime sales, so compare specific homes rather than headline figures.

Are purchase costs lower on new-build?

Generally, yes. In France, VEFA notary fees are typically around 2% to 3%, compared with 7% to 8% for existing property. In Monaco, promoter sales carry 20% VAT in the price plus 1.5% notarial and 1% registry fees. Ask your notary for the exact figures on your purchase.

How much deposit do I pay when reserving off-plan in France?

The reservation deposit is capped at 5% of the price if the deed is signed within a year, 2% if within one to two years, and cannot be required beyond two years (Notaires de France). Your notaire will confirm how this applies to your contract.

Can a foreign buyer purchase new-build near Monaco?

In principle, international buyers do purchase both in Monaco and in French towns nearby. Rules on financing, taxation and residency depend on your own situation, so take advice from a tax adviser and notary before reserving. We can introduce you to professionals who work with international clients.

Will there be more new-build in Monaco soon?

Land constraints make other significant new developments unlikely in the near future. That is one reason many buyers also look at Beausoleil and the neighbouring coast.

Sources

• Monaco Tribune, Monaco’s new homes reach record prices
• International Investment, Monaco Real Estate 2026
• Chambers, Private Wealth 2026 Monaco
• Notaires de France, Buying on plan (VEFA)
• Maître Reda Kohen, Buying off-plan property in France
• Marignan, Mona-K in Beausoleil
• Groupe Reus, Bel Horizon
• Bay House Monaco
• Groupe Marzocco, Testimonio II
• Mareterra, Residences
• Segond Promotion, new programmes in Monaco
• Riviera New Developments
• Marmot Finance, expat wealth management

Recommended

• Buying a new construction apartment in Monaco
• Where & How to Buy a New Build Apartment in French Riviera?
• Buying new construction on the Côte d’Azur
• Buying new construction on the French Riviera

The post Where to Buy New-Build Property Near Monaco appeared first on Living on the Côte d’Azur.

TL;DR

Who? Féline Kuijer, your dedicated local property assistance contact at Living on the Côte d’Azur, personally taking care of your keys and agreed property-related requests.

What? An exclusive keyholding and property assistance service, including keyholding, property access, furniture deliveries, maintenance appointments, on-site presence, photographs, videos and flexible hourly assistance.

When? After purchasing your property through Living on the Côte d’Azur, whenever you need someone to be present for a delivery, installation, repair, maintenance appointment or other practical request.

Where? Across the French Riviera, including Nice, Cannes, Antibes, Mougins, Villefranche-sur-Mer and surrounding areas, subject to availability and travel arrangements.

Why? Because our relationship with you does not end when you purchase your property. We want to provide continued personal assistance and a trusted local contact, especially when you are living abroad or are unable to be present yourself.

Beyond the Purchase: Exclusive Keyholding & Property Assistance on the Côte d’Azur

A personal service for Living on the Côte d’Azur clients, offering a trusted local presence and practical assistance long after purchasing your property on the French Riviera.

Buying a property on the Côte d’Azur is an exciting milestone, whether you are looking for a holiday home, a second residence or a permanent place to enjoy the Mediterranean lifestyle. However, the relationship with your property does not end when the purchase is completed and the keys are handed over. In many ways, that is when a new chapter begins.

For international buyers and second-home owners, managing a property from abroad can sometimes involve practical challenges. Furniture needs to be delivered, appliances need to be installed, maintenance appointments have to be organised and different professionals may require access while you are not in the region. Even relatively simple arrangements can become complicated when you live hundreds or thousands of kilometres away.

The post Beyond the Purchase: Keyholding & Property Assistance Côte d’Azur appeared first on Living on the Côte d’Azur.

When most people think of the French Riviera, they imagine long summer days, glamorous beach clubs and rosé by the Mediterranean. But those who know the Côte d’Azur well will tell you a little secret: November is one of the most enjoyable months to experience the region like a local.

The summer crowds have disappeared, restaurant terraces are peaceful again, and the markets are overflowing with seasonal delicacies. For gourmands considering buying a home in the South of France, November offers the perfect combination of culinary discovery, authentic village life and relaxed property viewings.

The Black Truffle Season Begins

In mid-November, the first excitement surrounding the winter black truffle season begins. The famous Tuber melanosporum, often called the black diamond of French gastronomy, is one of Provence’s most treasured ingredients.

Although the finest truffles generally reach their peak later in winter, November marks the beginning of the anticipation. Local chefs start preparing seasonal menus celebrating their unmistakable earthy aroma.

Imagine a leisurely lunch in a Provençal village: fresh pasta with shaved black truffle, creamy scrambled eggs with truffle, or a delicate risotto accompanied by a glass of local red wine.

The truffle markets of Provence, particularly those around Aups and the Var countryside, are wonderful places to discover this culinary tradition as the season develops.

And perhaps the best part? After lunch, you can visit a beautiful country villa surrounded by olive trees, with enough space for your own vegetable garden and outdoor dining terrace.

November 19: Beaujolais Nouveau Has Arrived!

Every year, on the third Thursday of November, France celebrates the arrival of Beaujolais Nouveau. In 2026, that date falls on Thursday, November 19.

From the lively streets of Nice and Antibes to the charming village bistros of Mougins and Valbonne, wine lovers gather to taste the year’s young Beaujolais.

Beaujolais Nouveau is not a wine intended for decades of ageing. It is fresh, fruity, cheerful and designed to be enjoyed immediately, preferably with good food and even better company.

Picture a small restaurant in the old town of Nice. A plate of French cheeses and charcuterie arrives at your table, the waiter pours the first glass of Beaujolais Nouveau, and conversations flow between locals and visitors.

This is not simply a wine tradition. It is a celebration of the French art de vivre — the pleasure of slowing down and enjoying life’s little moments.

A Culinary Journey Through the Côte d’Azur

November is a particularly rewarding month to explore the Riviera’s gastronomic villages and markets.

Valbonne — Village Charm and Long Lunches

Explore the famous Friday market, enjoy a coffee beneath the arcades of Place des Arcades, and discover elegant villas hidden in the surrounding green hills.

Mougins — A Paradise for Food Lovers

Famous for its gastronomic heritage, Mougins combines exceptional restaurants, art galleries and beautiful residential neighbourhoods overlooking the countryside.

Nice — Mediterranean Flavours All Year Round

Wander through the Cours Saleya market, taste traditional socca, discover Niçoise cuisine and enjoy the lively atmosphere of a city that never closes for winter.

Saint-Paul-de-Vence — Art, Wine and Beautiful Views

Combine a village lunch in Saint-Paul-de-Vence with visits to magnificent Provençal homes, where stone terraces, fireplaces and panoramic views create a wonderful atmosphere even outside summer.

Why November Is Also an Excellent Month for Property Hunting

For international buyers, November offers something that the busy summer months cannot: the opportunity to experience the French Riviera as a place to live, rather than simply a holiday destination.

You discover which restaurants remain open throughout the year, how lively the villages feel after the tourists leave, and what everyday life is really like.

There are also practical advantages to searching for property in November:

• More relaxed viewings: With fewer holidaymakers and less seasonal traffic, exploring different neighbourhoods becomes easier.
• A realistic impression: See how much natural light a villa receives during the shorter days, and whether its outdoor spaces remain comfortable.
• Time to explore: Enjoy lunch in a village before visiting properties nearby, without the hectic summer schedule.
• A different perspective: Discover the charm of a fireplace, a sheltered terrace or a sunny winter garden — features that can be overlooked during a summer viewing.

And while Northern Europe is preparing for cold, grey winter days, the French Riviera often still enjoys pleasantly mild afternoons and beautiful Mediterranean light.

Come for the Truffles. Stay for the Lifestyle.

There is something wonderfully appealing about spending a November morning visiting a Provençal market, enjoying a long lunch with seasonal truffles, and ending the afternoon on the terrace of a villa overlooking the Mediterranean.

Perhaps that villa will become your future home.

At Living on the Côte d’Azur, we believe that buying a property is about much more than square metres, bedrooms and swimming pools. It is about finding a place where you genuinely enjoy living, in every season.

As independent buyer’s agents, we search the entire French Riviera property market, from Saint-Tropez to Menton, helping international buyers discover homes that match their lifestyle, wishes and budget.

Why wait until next summer? November might be the perfect month to fall in love with the Côte d’Azur.

Explore the possibilities at Living on the Côte d’Azur and let us arrange a personal property selection around your next visit.

The post November on the French Riviera: A Delicious Time to Find Your Dream Home appeared first on Living on the Côte d’Azur.

International buyers use a buyer’s agent on the French Riviera because the French system is built around the seller’s side of the table. A buyer’s agent (in French, a chasseur immobilier) works only for you. They search the whole market, including homes that never reach a portal. They negotiate, check the paperwork and coordinate the purchase through to the notaire, often from another country.

We are Living on the Côte d’Azur, an independent international buyer agent, and this is how we see it after guiding buyers from many countries through Nice, Cannes, Cap d’Antibes, Saint-Tropez and the hills behind them. Below you will find what the role involves, how it differs from the estate agent you meet at a viewing, how fees work, and where buyers most often get caught out.

TL;DR

• A French estate agent is mandated by the seller. A buyer’s agent is retained by you, so the search, the advice and the negotiation are all on your side.
• The Riviera is a patchwork of micro-markets. A good buyer’s agent compares across towns and reaches off-market and new-development stock, not just one agency’s listings.
• In France a chasseur is paid on result, and no fee should be demanded before the sale is concluded. For our buyers the service is free, because we are paid through commission shared by the selling agent.
• The biggest risks sit in the paperwork: the compromis, diagnostics, co-ownership records and ownership structure. Having someone who reads them with you matters more from abroad.
• You still need your own lawyer and tax adviser. A buyer’s agent coordinates them rather than replacing them.

Table of Contents

• Who is on the other side of the table
• Why the Riviera in particular rewards representation
• What a buyer’s agent actually does, step by step
• The French purchase process, and where help matters most
• The checks that matter before you make an offer
• How buyer’s agent fees work in France
• Who uses a buyer’s agent, and why
• Our perspective
• How to choose a buyer’s agent
• Work with us on your Riviera search
• FAQ
• Sources

Who is on the other side of the table

When you walk into a French estate agency and ask about a villa, the agent in front of you has a mandate from the seller. Their job is to sell that property at a good price. Many agents are honest and helpful, and the best ones will tell you a lot. But their duty runs to the person who signed the mandate, and they can only show you what they hold.

That is the structural reason overseas buyers look for their own representation. You are in a market where you do not know the streets, the price per square metre in each village, or which agencies have the quiet listings. You are also buying under French rules rather than the ones you grew up with.

A buyer’s agent reverses the arrangement. The Fédération des Chasseurs Immobiliers describes the chasseur as a professional who replaces the buyer in prospecting, visits, selection and negotiation, and who carries professional liability insurance. The point of the role is simple: someone whose only client is the buyer.

Buyer’s agent versus seller’s agent at a glance

The two roles are not enemies. In practice a buyer’s agent works with seller’s agents all the time, and good relationships with them are part of why a buyer’s agent can open doors. The difference is who is accountable to whom.

Why the Riviera in particular rewards representation

The French Riviera is not one market. A flat in central Nice, a sea-view villa in Cap d’Antibes, a bastide in the hills above Mougins and a village house in the Var behave differently on price, resale, rental potential and day-to-day life. Prices also move by street, by view and by building, not only by town.

For a buyer arriving from London, New York, Dubai or Amsterdam, that creates three practical problems.

Fragmented listings. The same property can be advertised by several agencies at slightly different prices, and some of the best homes are sold quietly before they are advertised. We cover how that works in our guides to off-market property on the Côte d’Azur and the invisible luxury market.

Distance. Most of our clients do not live here. They need someone to do the first filtering, so that a long weekend of viewings covers six homes that genuinely fit, not fifteen that do not.

Local reading of a property. Whether a road is noisy in August, whether a terrace is overlooked, how a co-ownership is run, whether a sea view can be built over: these are things a local sees in ten minutes and a visitor can miss entirely.

What a buyer’s agent actually does, step by step

The role is easiest to understand along the purchase itself. This is how we work with international clients.

1. Defining the search

We start with a conversation, not a list. Is this a second home for summers, a base for a family relocating, an investment, or a legacy property? Budget, timing, school or airport needs, boat access, golf, garden, rental plans and future resale all shape the brief. A clear brief is half the work, and it stops buyers drifting between Nice apartments and Saint-Tropez villas without knowing why.

2. Sourcing and comparing

We search through our network of local agents, developers and off-market contacts, which gives access to more than 100,000 properties across the Riviera, from apartments in Nice and Cannes to villas in Saint-Tropez, Ramatuelle, Mougins, Cap d’Antibes and Villefranche-sur-Mer, plus properties near Monaco. Our search mandate is built around exactly this.

3. Viewings

We shortlist, arrange and attend viewings, and give an honest read on each property. Where you cannot travel, we can walk you through a home in detail before you commit to a trip.

4. Negotiating

Negotiation on the Riviera is about knowing what comparable homes have actually sold for, how long a property has been on the market, and what the seller needs. We cover the logic in our negotiation workflow guide.

5. Coordinating the legal side

Once an offer is accepted, we coordinate with the notaire, your own lawyer if you have one, and, when needed, mortgage brokers, tax advisers, architects and renovation specialists. Our overview of the legal process for buying in France walks through the stages.

The French purchase process, and where help matters most

A typical French purchase follows a clear sequence, and each stage has a moment where representation earns its place.

After your offer is accepted, you sign a binding compromis de vente. According to a guide by French lawyer Maître Reda Kohen, a non-professional buyer acquiring a dwelling has a non-waivable 10-day withdrawal period. The notaire then typically takes two to four months to verify title, mortgages, easements, planning certificates, diagnostics and pre-emption rights, before the final acte authentique is signed.

The same guide stresses a point many overseas buyers miss: the notaire acts as a public officer and does not advise on whether the purchase is commercially wise, so you should have your own legal counsel. A buyer’s agent is not a substitute for that counsel, but the agent keeps the whole process moving and makes sure questions reach the right professional.

For overseas buyers, French Notaires describes a deposit at compromis stage typically of 5% to 10%, and notes that you can sign in person or through a representative holding a power of attorney. That last option is why many of our clients complete a purchase without being in France on the day of signing.

The checks that matter before you make an offer

This is where we spend a great deal of our time, and where buyers working alone from abroad are most exposed. None of these checks is exotic, but each needs someone to read the detail.

Read the compromis properly

Maître Kohen’s guide gives specific points to review with a lawyer before signing: that the deposit matches the indemnité d’immobilisation clause, that financing conditions have clear deadlines and a defined way to prove a loan refusal, and that the notaire’s escrow account is properly identified. It also notes that an English translation can help you understand the text, but only the French version binds legally. Read the compromis with a lawyer before you sign, not after.

Go through the diagnostics, then go further

French sellers must supply a bundle of diagnostic reports. FrenchEntrée explains that these cover energy performance, electrics, drainage, flood and subsidence risk, lead, asbestos and insects, but that they rarely paint the whole picture. A subsidence report may flag a risk without saying whether the property has been affected, and a termite report may confirm pests without showing structural damage. For older homes or ambitious renovations, it recommends adding a structural survey and a renovation cost estimate, and checking planning and zoning with the mairie.

Apartments: the co-ownership records

For apartments, French Notaires advises overseas buyers to request the full diagnostics file before offering, read the copropriété minutes and charge history, check the energy rating (DPE) because F and G classes face rental restrictions, and confirm local short-term rental rules if you plan to let. It also suggests checking the Carrez surface area and asking the notaire to summarise key pages if the French is difficult.

That rental point deserves attention. Many Riviera buyers assume holiday income will pay for the home. A poor energy rating, a restrictive building or a local rule can change that. Our approach is to run these checks before a buyer falls in love, so the decision stays clear-headed.

Coastal and hillside risk

Coastal and hillside homes bring their own questions: flood zones, erosion, fire risk, drainage. French Notaires points buyers to the natural-risk (ERP) maps within the diagnostics. If you are weighing a seafront home, it also helps to understand how buyers think about sustainable coastal communities when judging long-term resilience, even though the planning rules there differ from those in France.

Ownership structure and tax

How you hold the property matters as much as which property you choose. Two points are worth knowing early, and both need an adviser for your own situation.

• Non-French tax residents who own French real estate are liable to the real estate wealth tax (IFI) if the net value of their French property exceeds €1,300,000 on 1 January, with progressive rates from 0% to 1.5%, according to Taylor Wessing’s investment guide (October 2023). Thresholds and rates can change, so confirm the current position with a tax adviser.
• Entities that own French property, directly or indirectly, can face a 3% annual tax on its market value unless they disclose the ownership structure up to the beneficial owners, as Dentons’ tax guide explains. That is one reason holding structures such as an SCI need proper advice before you buy, not afterwards.

We do not give tax advice ourselves. What we do is make sure the question is asked early and that a qualified French tax adviser or notaire is in the room before you sign.

How buyer’s agent fees work in France

Fees are the first question most buyers ask, so here is the straightforward answer.

In France, the regulated principle is that a property professional is entitled to fees when mandated and when the sale is concluded thanks to their intervention. The national housing information agency ANIL also notes that where an advertisement shows fees payable by the buyer, they must be stated as a percentage of the sale price including tax.

For chasseurs specifically, the Fédération des Chasseurs Immobiliers states that remuneration is linked to the result, with nothing payable in advance, and that charging dossier, exploratory or similar fees before the sale is concluded is formally prohibited. Payment falls due when the definitive deed is signed.

At Living on the Côte d’Azur, the service is free to the buyer: we are paid through commission shared with the selling agent on each completed purchase. Our published rate for the buyer broker service is 2%, and the same 2% applies to higher-segment searches. If you want to see how the full-service model is set up, our page on the full-service buyer broker approach explains it. Whatever arrangement you consider, ask for it in writing and read it before signing, as you would with any French contract.

Who uses a buyer’s agent, and why

The buyers we work with fall into recognisable groups, and each uses the role differently.

• Second-home buyers want the right place without spending a year of weekends searching. They value filtering and local honesty.
• Families relocating care about schools, commuting, healthcare and year-round life, not just views. They need someone who knows how each town feels in February.
• Investors look at rental rules, yields, building quality and resale. They need the numbers and the risks laid out clearly.
• High-net-worth and legacy buyers are often looking for homes that are never publicly marketed. For them, discretion and access matter most; see our guide to buying high-end luxury real estate on the Riviera.
• Americans buying in Europe face questions about financing, tax and process that differ from home. We wrote a dedicated guide for American buyers on the French Riviera.

Our perspective

Most people we meet have spent months looking at the same properties on the same portals, and they come to us a little tired and a little unsure of what they are really seeing. That is the moment a buyer’s agent is most useful.

We are an independent buyer agent. We do not hold our own listings to sell, so there is no property we need you to like. We search through local agents, developers and our off-market contacts, and our network gives us access to more than 100,000 properties across the Riviera. Our job is to narrow that to the few that suit you, and then to buy well.

Our Dutch way of working is personal, transparent and efficient. We tell you what we think of a property, including when a place is lovely but wrong for your plans. We would rather lose a viewing than have you buy a problem.

The Riviera rewards patience and local knowledge. With the right brief and the right people around the table, buying here is not stressful. It is a rather enjoyable discovery of where you want to spend your time.

Ab Kuijer

How to choose a buyer’s agent

Not every agent offering this service works the same way. These are fair questions to put to any candidate, us included.

1. Who do you represent, and how are you paid? You want a clear answer, in writing, with nothing payable before the sale is concluded.
2. How do you find properties? Look for a real network across agencies, developers and off-market sources, not one agency’s list repackaged.
3. Do you cover the area I care about? Nice and Cannes are very different from Saint-Tropez or the Var.
4. Who handles the legal, tax and financing side? A good agent coordinates specialists such as notaires, tax advisers and mortgage brokers, without pretending to be them.
5. Can I speak to your clients’ process, not just your listings? Ask how a typical purchase runs from search to keys.
6. Do you work in my language and time zone? For overseas buyers this is a practical matter, not a luxury.

Our guide to the different types of buyer agent services sets out the options, from limited searches to full representation.

Work with us on your Riviera search

If you are considering a purchase between Nice and Saint-Tropez, or near Monaco, we would be glad to hear what you are looking for. We offer a search mandate for buyers who want us to run the hunt, and a full-service approach that carries you from brief to the notaire and, if you wish, into renovation and post-purchase support. Send us your brief through our website and we will reply personally.

FAQ

Should an international buyer use a buyer’s agent on the French Riviera?

For most overseas buyers, yes. A buyer’s agent gives you representation in a market where the person showing you homes usually acts for the seller, and where good properties may never be advertised. You still need a lawyer or notaire for the legal work, and a tax adviser for ownership structure.

Does a buyer’s agent cost extra on top of the purchase price?

It depends on the agent, so ask for the arrangement in writing. French chasseurs are paid on result, and nothing should be demanded before the sale is concluded. With us, the service is free to the buyer because we are paid via commission shared by the selling agent.

How is a buyer’s agent different from a French estate agent?

An estate agent is mandated by the seller and sells the properties they hold. A buyer’s agent is retained by you, searches across the wider market, advises on price and risk, and negotiates for you.

Can I buy on the Riviera without travelling there?

Often you can do much of the process remotely. French Notaires notes that buyers can sign through a representative using a power of attorney, but it also stresses that a remote purchase should never be a blind one. Proper diagnostics, documents and, for older homes, a local building inspection still apply.

Do I need a buyer’s agent for a small apartment?

The same issues apply at any price: co-ownership records, energy rating, rental rules and local price knowledge. The value of an agent is greatest when you are unfamiliar with the area or short of time, whatever the budget.

Sources

• Fédération des Chasseurs Immobiliers: lexicon and FAQ
• ANIL: ancillary costs of becoming a homeowner
• Kohen Avocats: the compromis de vente explained for foreign buyers
• FrenchEntrée: due diligence, surveys and planning checks
• French Notaires: buying French property from abroad
• French Notaires: French property diagnostics for foreign buyers
• Taylor Wessing: Building Blocks investment guide
• Dentons: international tax guide to French real estate
• Sustainable coastal communities: a luxury buyer’s guide

Recommended

• Why use a Buyer’s Agent Service French Riviera
• Buy French Riviera Property Through One Trusted Buyer Agent
• Ten reasons to work with a buyer agent on the French Riviera
• Buying French Riviera Property for American Real Estate Buyers

The post Why International Buyers Use a Buyer’s Agent on the French Riviera appeared first on Living on the Côte d’Azur.

The appeal begins with the setting. According to the property dossier, the site lies in a quiet cul-de-sac comprising just five villas. Its south-west orientation and panoramic outlook across the Bay of Cannes create the starting point for a home designed around light, space and the pleasures of spending time outside.

For a future owner, the opportunity is to create a substantial private residence with its own wellness facilities, generous entertaining spaces and a rooftop terrace overlooking one of the French Riviera’s most recognisable bays.

La Californie: a hillside shaped by exceptional homes

Long before Cannes became synonymous with red carpets, its hills were attracting international visitors in search of winter sunshine and a Mediterranean retreat. During the nineteenth century, British aristocrats, followed by Russian and American residents, helped transform the town by building grand villas and landscaped estates.

La Californie became part of that architectural story. Above the seafront, substantial houses occupied elevated plots, where gardens and terraces made the most of the views. This heritage gives the district an identity that reaches beyond its reputation for expensive property: it is a neighbourhood shaped by the idea of a private Riviera residence.

Its artistic associations are equally compelling. In 1955, Pablo Picasso moved into the villa La Californie with Jacqueline Roque. Its spacious, light-filled reception rooms became his studio, while the house, gardens and Cannes surroundings entered his work. The neighbourhood’s appeal to artists is also reflected in Villa Domergue, the Italian-influenced home built in 1934 for painter Jean-Gabriel Domergue at the foot of the Californie hills.

Villa A belongs to a different architectural generation, yet its design responds to familiar Riviera priorities: a connection with the landscape, outdoor rooms for entertaining and an outlook that gives the house its character.

Cannes luxury, from the Croisette to the water

The wider Cannes setting offers a remarkable complement to life on the hillside. Along the Croisette, luxury boutiques, grand hotels and beach restaurants bring together the experiences for which the city is known internationally.

A leisurely lunch at the Carlton Beach Club, an afternoon at La Plage du Martinez or dinner at one of Le Majestic’s restaurants offers a different rhythm to a quiet day at home. The Croisette’s boutiques and the shopping streets around Rue d’Antibes add another dimension, from international luxury houses to the everyday pleasures of the city centre.

For owners drawn to life at sea, Port Canto lies at the end of the Croisette, facing the Lérins Islands. It connects the Cannes lifestyle with the possibilities of a day on the water: an island lunch, a coastal cruise or simply an afternoon spent looking back at the Riviera from the sea.

These are amenities of the wider Cannes area. The property’s exact address and journey times remain to be confirmed.

A living level designed for entertaining

At Villa A, the proposed main living level extends to approximately 327 m². The programme brings together a kitchen, living room, bar and wine cellar, opening towards the outdoor swimming pool and pool house.

A particularly distinctive element is the planned internal garden of approximately 65 m². A double-height volume, skylights and a water wall would introduce planting, daylight and movement into the centre of the residence. It creates the possibility of a home whose atmosphere is shaped as much by greenery and natural light as by its furnishings.

Outside, the design includes a heated infinity pool measuring approximately 15 by 5.2 metres and a pool terrace of around 175 m². These spaces are conceived as an extension of the living accommodation, with room for relaxed afternoons and long evenings overlooking the bay.

Private suites with space to retreat

The approximately 260 m² bedroom level is planned with five bedrooms: a principal suite, three further en-suite bedrooms and a junior bedroom.

The principal suite alone occupies around 70 m², with a large dressing room, hammam, whirlpool bath, private terrace and a dedicated relaxation area. The three additional en-suite bedrooms are designed with terraces and sea views, allowing guests or family members to enjoy their own connection with the outdoors.

Additional bedroom accommodation is envisaged on the wellness level, although the final number and arrangement require confirmation.

An entire floor devoted to wellbeing

The project’s approximately 336 m² wellness level gives Villa A another dimension. The proposed facilities include a heated indoor swimming pool measuring 8 by 4 metres, a gym, private cinema and massage area.

It is a programme that supports more than holidays. Morning exercise, a swim outside the summer season or a film evening with family could all become part of life at home. The indoor and outdoor pools offer different experiences, while the dedicated wellness spaces allow the residence to accommodate both entertaining and quieter routines.

A rooftop above the bay

An approximately 140 m² rooftop terrace is planned as one of the project’s defining features. With its elevated outlook across Cannes and the Mediterranean, it offers the prospect of a separate outdoor setting for sunset drinks, conversation and evenings under the Riviera sky.

A lift is planned to serve all levels, including the rooftop and garage. The access arrangements include a garage for two cars and four motorcycles, a two-car carport and space for a further two or three vehicles.

The opportunity behind Villa A

A traditional villa of approximately 220 m² currently occupies the plot. Villa A is a redevelopment project, rather than a completed new residence; the architectural images illustrate the proposed design.

The supplied dossier states that an initial building permit was granted in November 2023, followed by an amended permit in February 2025, both described as free from third-party challenges. Current validity, approved scope and implementation status must be confirmed through the transaction documentation. The approximately 923 m² project figure includes the wellness level and should not be treated as independently verified habitable floor area.

For buyers looking to commission a substantial contemporary home above Cannes, Villa A brings together a panoramic setting and an unusually comprehensive residential programme. Its strongest attraction is the way the proposed spaces work together: private suites, generous living areas, two pools and a rooftop, all organised around the experience of the Mediterranean.

Contact Living on the Côte d’Azur for the Villa A project dossier, plans and a private viewing of the site.

History and local amenities:

• Cannes Tourism, architecture and historic villas: 
• https://www.cannes-france.com/decouvrir-visiter/plus-beaux-monuments/les-monuments-et-leur-histoire/
• Musée national Picasso-Paris, L’Atelier de La Californie: 
• https://www.museepicassoparis.fr/fr/chefs-d-oeuvre/latelier-de-la-californie/
• City of Cannes, Villa Domergue: 
• https://www.cannes.com/fr/culture/musees-et-expositions/villa-domergue.html
• Cannes Tourism, shopping: 
• https://en.cannes-france.com/what-to-do/shopping-in-cannes/
• Cannes Tourism, Port Canto:
• https://www.cannes-france.com/decouvrir-visiter/quartiers/port-canto/
• Carlton Beach Club: 
• https://carltoncannes.com/en/eat-drink/carlton-beach-club/
• La Plage du Martinez: 
• https://www.hyattrestaurants.com/fr/cannes/restaurant/la-plage-du-martinez
• Le Majestic restaurants: 
• https://www.hotelsbarriere.com/en/cannes/le-majestic/restaurants-et-bars/restaurants-au-majestic

The post Villa A: A New Vision of Luxury Above Cannes appeared first on Living on the Côte d’Azur.

If you want exposure to a branded luxury resort in Zanzibar, the most visible route today is a hotel suite or villa in a managed development, with Anantara Zanzibar in Nungwi the clearest example, listed from $350,000. Returns quoted for these projects run from roughly 12% to 23% a year, but every one of those figures is a projection, not a promise. This guide lines up the options currently on the market, shows how each return is built, and explains what to check before you wire a deposit.

We are an independent international buyer agent, working from the Côte d’Azur. We represent buyers, not sellers, and we look at hospitality investments the way we look at a villa in Cap d’Antibes: price, title, running costs, then the story.

TL;DR

• Entry points range from $88,000 for a fractional villa interest to $350,000 for an Anantara suite, up to whole resorts priced in the millions.
• Quoted returns are developer projections. Anantara states a 15% to 23% range, based on assumptions and not guaranteed.
• Compare options on total acquisition cost, the operator’s track record, title and lease terms, and how the rental programme splits income.
• Foreign buyers should have the lease or land title checked by an independent Tanzanian lawyer before any payment.
• We can guide the process, source the options and coordinate lawyers and advisers, so you buy on facts and not on a brochure.

Table of Contents

• What “high ROI” means for a Zanzibar hotel suite
• Why investors look at Zanzibar
• The options compared
• Costs that eat into the headline return
• Ownership, permits and tax for foreign investors
• Risks to weigh before you commit
• A checklist before you sign
• Our perspective
• How we help you invest
• FAQ
• Sources

What “high ROI” means for a Zanzibar hotel suite

The headline numbers you see online mix three different things, and it pays to separate them.

Gross yield is rental income divided by the price. Net yield deducts what it costs to run and manage the unit. Total return adds any rise in value on top. A brochure that says “up to 23%” rarely tells you which of the three it means, or which unit type and occupancy it assumed.

The sound way to measure is against your total acquisition cost, not the sticker price alone: purchase price, taxes, transaction costs, legal fees and any furnishing or fit-out you must pay. Then subtract the management share, platform commissions, levies and maintenance reserve. What is left, divided by that total, is your real net yield.

We suggest running every opportunity below through that same calculation, with the occupancy assumption cut back by 10 to 15 points as a stress test. If the investment still works, it is worth a conversation. If it only works at 85% occupancy all year, it is a sales page.

Why investors look at Zanzibar

The demand side is real. Tourism reporting on 2025 shows 917,167 international arrivals, with occupancy close to 89% in December. The same report notes officials acknowledging that rapid growth is putting pressure on capacity, which is the argument for new, well-run luxury supply.

An earlier investor guide from Shivo Tanzania points to international visitors rising 15.4% to 736,755 in 2024 and a 92.4% peak-season hotel occupancy rate drawn from government data. Peak is not average, though. The same guide’s occupancy estimate for prime second-line beachfront property is 65% to 85%+ in peak seasons, and it gives rental yield estimates of 10% to 15%+ for prime second-line beachfront, 8% to 12% for high-end and 6% to 8% for standard property. These are the author’s estimates, useful as a yardstick against developer claims, not as a forecast for your unit.

The pattern to remember: Zanzibar has pronounced high seasons, so a unit that earns well from December to January and June to August still needs a plan for the months in between.

The options compared

Here is how the main opportunities stack up. Prices and returns are as listed by each source at the time of research, change often, and should be confirmed with the developer or seller.

Three different products hide in that table. Fractional and suite purchases are passive and cheap to enter. A small operating hotel is a business you run or hire someone to run. A whole island resort is a private equity-scale deal. Which one fits depends on how much capital you want in one place and how hands-on you want to be.

Anantara Zanzibar, Nungwi

This is the option most readers searching for “Zanzibar’s most luxurious hotel” are really asking about. The development in Nungwi offers hotel suites, lagoon suites, penthouses and private villas within a beachfront resort, with suites listed from $350,000 and a developer-forecast return of 12% to 15% a year on 60% to 80% occupancy.

The resort’s own FAQ gives a wider 15% to 23% range depending on unit type and performance, built on what it calls conservative assumptions for occupancy, nightly rates and operating expenses. It states plainly that returns are not guaranteed. We would read the two ranges as different documents drawn up at different times for different audiences, and ask the developer for the unit-level model behind whichever figure applies to the unit you like.

What appeals about a branded, professionally managed resort is that you do not run anything. What you need to understand is the contract: how revenue is shared, which costs come out before you are paid, how many nights you may use yourself, and what happens when you sell.

We have written two deeper pieces on this development: the resort and the investment opportunity, and a side-by-side of the hotel suite and villa routes.

Naya Zanzibar, fractional villa ownership

Naya lets you hold a 6.67% interest in a villa from $88,000. The developer’s page projects total annual returns of 17% to 22% if owners make their six nights available for guest bookings. That is a lower ticket than any branded suite, and a good fit if you want a taste of the island and some usage rights before committing bigger capital.

The trade-off to examine is the usual one with shared ownership: the exit. Ask who buys your share, at what price mechanism, and what the rules are if other owners want to sell at the same time.

Cocco Lagoon, Pemba Island

Pemba is quieter and less developed than Unguja, the main island. The listing shows apartments from $125,999 and an estimated 18% return on rental income, with a minimum investment around $126,000. If Pemba interests you, our Pemba Island archive collects what we have published on it.

The lower base can mean higher percentage returns, but also thinner demand and fewer flights. Treat a Pemba projection with extra scrutiny on occupancy.

A going-concern boutique hotel

A seven-unit oceanfront hotel in Michamvi Pingwe is listed at $1,300,000, reporting 13% ROI on 2024 performance and 66% average occupancy. This differs from the projections above: it is past trading, which you can audit. Ask for monthly accounts, booking-platform reports and staff contracts. The listing’s operators suggest income can be lifted by opening the restaurant to outside guests and expanding tours and transfers, which is an operating upside you would have to deliver yourself or through a manager.

Whole resorts and the Four Seasons effect

At the top end, an 86-acre island resort with 70 villas is listed at $110,000,000 as of January 2026, and Tim Draper’s Lupita Island resort is listed at $7.9 million, covering buildings, improvements and operating rights, not land. That last point matters: it shows how often “owning a resort” in this part of the world means owning rights and structures.

Four Seasons is also shaping perceptions. Its list of new openings shows Four Seasons Resort Zanzibar planned for late 2027, and its press release describes 60 private villas, five dining outlets and a spa at Pongwe, designed to be paired with the Serengeti safari lodge. We mention it as a signal of where global luxury brands see demand, not as an opportunity we can price for you.

Costs that eat into the headline return

The brochure return is rarely the one that reaches your bank account. Build your model with these lines:

1. Purchase price and any off-plan staged payments.
2. Transfer costs: stamp duty, legal fees and registration. Ask your lawyer for the current rates and confirm them in writing.
3. Furnishing and equipment, if not included.
4. Management and rental programme share, usually taken from revenue before you see anything.
5. Booking-platform commissions, hotel levies and local taxes.
6. Staff, utilities, maintenance and insurance, often hidden inside service charges.
7. Currency conversion between dollars, your home currency and any bank charges.
8. Exit costs: agent fees, transfer taxes and time to find a buyer.

Yield is judged against total acquisition cost, so a $350,000 suite with $20,000 of extra costs is a $370,000 investment. That one adjustment reduces a quoted percentage on every unit you review.

A quick worked example, with invented round numbers for illustration only: a suite with a total acquisition cost of $370,000 that produces $55,000 of gross rental income and $20,000 of costs nets $35,000, or about 9.5%. The same suite at the same price with 15 points lower occupancy might net well under 7%. This is not a forecast for any real unit. It shows why the assumptions matter more than the headline.

Ownership, permits and tax for foreign investors

This is the section to read twice. Foreign buyers in Zanzibar generally do not take freehold land. They typically hold a long leasehold, commonly through a Certificate of Right of Occupancy, so the key questions are the lease length, whether it can be extended, who holds it, and whether it is registered and transferable. Have an independent Tanzanian lawyer, not the developer’s, verify the title and lease before you pay anything.

The Zanzibar Investment Promotion Authority sets the framework. Its 2025 investment regulations state that the ZIPA One Stop Centre facilitates building permit applications, which need a land lease agreement, bill of quantities, architectural and structural drawings and an environmental impact assessment certificate. They also require police clearance from the home country for shareholders and directors applying for an investment certificate. If you invest through a company, expect that paperwork.

On tax, one listing describes Zanzibar’s Strategic Investment Law as able to give 0% corporate tax for five years, followed by a 50% reduction. Whether that applies to you depends on the structure and the project’s registration, so ask your tax adviser, and also ask about the tax treatment in your own country of residence on rental income earned abroad.

A practical rule we give every client: confirm the project is registered with ZIPA and approved for foreign ownership, and get that confirmation from the authority or your lawyer, not from the sales team.

Risks to weigh before you commit

• Occupancy risk. Peak months are strong; shoulder months are not. Model a full year, not December.
• Construction and delivery risk. Off-plan units depend on the project finishing. Ask how funds are held and what happens if deadlines slip.
• Title risk. Disputed or unclear land rights are the classic problem in emerging markets. This is why independent legal checks come first.
• Operator risk. A famous brand name on the building does not mean the same brand guarantees your income. Read who the contract is with.
• Liquidity. Resale markets for hotel suites and fractional interests are thinner than for a flat in Nice or Lisbon.
• Capacity pressure. The same growth that supports demand also stresses infrastructure, as officials have acknowledged.

Generic benchmarks also fail to capture project-specific exposure such as construction delays or lower utilisation, so ask for the evidence behind every assumption, not just the conclusion.

A checklist before you sign

1. Ask for the unit-level financial model and the assumptions on occupancy, nightly rate and costs.
2. Ask for the rental-programme contract and read the revenue split, the usage days and the termination terms.
3. Instruct an independent lawyer in Tanzania to check title, lease length, registration and ZIPA status.
4. Calculate total acquisition cost and net yield in your own spreadsheet, with a lower-occupancy case.
5. Check how and when you get paid, and in which currency.
6. Understand the exit: resale rights, buy-back terms, restrictions on selling to other foreigners.
7. Take tax advice in your country of residence before you transfer funds.

Our perspective

We have spent years sitting on the buyer’s side of the table on the French Riviera, where the game is the same as in Zanzibar: the seller’s agent knows the story, and the buyer needs someone who knows the numbers. That is the whole reason Living on the Côte d’Azur exists as an independent buyer agent.

When clients ask about Zanzibar, we start with the question they usually skip: what do you want this asset to do? A suite you will use for two weeks a year and rent out otherwise is a lifestyle purchase with income. A fractional villa is a low-ticket way to learn the island. A whole boutique hotel is a business. Each has a different test, and a projected percentage on a brochure does not tell you which one you are buying.

Our approach is personal, transparent and built around the buyer. We search the market through local agents, developers and off-market contacts, compare what we find, negotiate, and coordinate the legal, tax and financing specialists around you. For a project like Anantara, we would read the contract with you, ask for the model behind the 12% to 23% figures, and make sure an independent Tanzanian lawyer has verified the lease before you commit.

Many of our clients are international buyers who hold property in more than one country. We like to see Zanzibar as one piece of a portfolio, next to a home on the Riviera, not a replacement for it.

Ab Kuijer

How we help you invest

If you are weighing a Zanzibar suite, a villa share or a hotel, we can act as your independent guide. We can compare the live options against your budget and goals, ask the developer the hard questions, bring in lawyers, tax advisers and other specialists, and coordinate the purchase through to completion. Our buyer agent service is built around representing you, and our full-service approach to luxury real estate covers the search, negotiation and coordination in one place. If you already know what you are looking for, a search mandate lets us start sourcing straight away.

To see how we think about investment property in Europe, our guide to buying a rental property on the Côte d’Azur sets out the same discipline applied to French Riviera yields, and our piece on off-market access for buyers abroad explains how we reach properties that never appear in public listings. To start a conversation about Zanzibar, send us an enquiry through our website with your budget, timeline and how involved you want to be.

FAQ

Is a 15% to 23% return in Zanzibar realistic?

It is what the developer projects for Anantara Zanzibar, depending on unit type and performance, and the resort says plainly that returns are not guaranteed. Independent yield estimates for high-end Zanzibar property in the Shivo guide are lower, at 8% to 12%. Treat the developer figure as a best case and build your own lower-occupancy scenario.

How much do I need to invest in a luxury Zanzibar hotel suite?

Listed entry points currently start at $350,000 for Anantara suites, while fractional villa interests start at $88,000. Whole hotels and resorts run from around $1.3 million into the tens of millions. Prices change, so confirm the current list with the developer.

Can a foreigner own property in Zanzibar?

Foreign buyers typically acquire a long leasehold, not freehold land, so the lease terms and registration are the heart of your due diligence. ZIPA’s 2025 regulations also set document requirements for investors, including home-country police clearance for shareholders and directors. Use an independent Tanzanian lawyer to confirm your own position.

When is the best time to invest?

There is no safe timing signal, and a headline such as “invest now” is a sales line, not advice. What you can do is compare the projects open at the moment, check delivery dates and payment schedules, and decide once your lawyer and tax adviser have signed off. Tourism demand has been rising, but your return depends on the specific unit and operator.

How can a buyer agent help with an overseas hotel investment?

We represent you, not the developer. That means comparing options, challenging the projections, coordinating specialists and keeping the process organised from first search to completion. We do this on the Côte d’Azur every week, and we apply the same buyer-first discipline to overseas opportunities.

Sources

• Anantara Zanzibar listing and pricing
• Anantara Zanzibar FAQ
• Naya Zanzibar investment page
• Cocco Lagoon Resort & Spa, Pemba Island
• Oceanfront boutique hotel and villas listing
• Lupita Island resort sale report
• 86-acre private island and resort listing
• Four Seasons new openings
• Four Seasons and Albwardy press release
• Zanzibar growth puts pressure on capacity
• Investment Informational Guide for Zanzibar by Shivo Tanzania
• Zanzibar Investment (General) Regulations 2025

Recommended

• Anantara Zanzibar: A New Luxury Resort and an Investment Opportunity
• Anantara Zanzibar: Hotel Suite and Villa Investment Compared

The post Zanzibar Luxury Hotel Investment: Compared, With ROI appeared first on Living on the Côte d’Azur.

More sunshine. More destinations. More time on the water. Discover why buying a yacht on the French Riviera could be the best lifestyle decision you ever make.

Owning a boat is about freedom. The freedom to escape, explore beautiful coastlines, discover hidden bays and enjoy unforgettable moments with family and friends.

But where you keep your boat makes an enormous difference to how much you actually enjoy it.

For many boat owners in the Netherlands, Belgium, Germany and the United Kingdom, boating is largely a seasonal pleasure. A few beautiful summer weekends, occasional trips along rivers and canals, and perhaps a holiday exploring the North Sea coastline.

Now imagine something different.

Your boat is waiting for you in the South of France. The sun is shining, the Mediterranean is sparkling blue, and destinations such as Saint-Tropez, Monaco, Cannes, Corsica, and the Italian Riviera are all within reach.

Welcome to a different way of enjoying life on the water.

1. Exchange Grey Skies for Mediterranean Sunshine

Northern Europe has a wonderful boating tradition. The Netherlands offers an extensive network of canals, lakes and inland waterways, while the North Sea provides opportunities for more adventurous sailors.

But the weather is not always cooperative.

Rain, wind, cold temperatures and unpredictable conditions can significantly limit the boating season. Many owners spend more time maintaining their boats or waiting for good weather than actually enjoying them.

The French Riviera offers a completely different experience.

With approximately 300 days of sunshine annually in parts of the region, the Côte d’Azur enjoys a mild Mediterranean climate. While winter boating remains weather-dependent, pleasant days on the water are possible throughout much of the year.

Imagine enjoying lunch on the deck in October, cruising along the coast in April, or spending a sunny winter afternoon overlooking the Mediterranean.

Your boating lifestyle no longer needs to revolve around a short summer season.

2. Saint-Tropez, Cannes and Monaco: Your New Weekend Destinations

One of the greatest advantages of keeping a yacht on the French Riviera is the extraordinary variety of destinations within a relatively compact cruising area.

Instead of navigating familiar canals and lakes, your weekend adventures could include:

• Saint-Tropez: Cruise into its famous harbor, enjoy lunch at a waterfront restaurant or anchor near the beautiful beaches of Pampelonne.
• Cannes: Discover the Lérins Islands, swim in crystal-clear water and enjoy the glamorous atmosphere of the Croisette.
• Antibes: Explore the historic old town, the beautiful Cap d’Antibes coastline and the prestigious Port Vauban.
• Monaco: Arrive by sea in one of the world’s most glamorous destinations, surrounded by superyachts, fine dining and luxury boutiques.
• Villefranche-sur-Mer: Drop anchor in one of the Mediterranean’s most beautiful natural bays, surrounded by colorful waterfront houses.

And the best part? Many of these destinations are close enough for a relaxed day trip, depending on your home marina, boat, and sea conditions.

3. Italy Is Just Around the Corner

Owning a boat on the Côte d’Azur also means having the Italian Riviera virtually on your doorstep.

From marinas around Nice, Monaco or Menton, the Italian coastline is easily accessible.

Enjoy a weekend in Sanremo, explore the charming villages of Liguria or plan a longer cruise towards Portofino, one of Italy’s most picturesque harbours.

Imagine leaving your marina in France on Friday morning, enjoying authentic Italian seafood overlooking the harbor that evening, and returning along the Mediterranean coastline on Sunday.

Two countries, countless destinations and one extraordinary boating lifestyle.

4. Corsica, Sardinia and Beyond

For owners who enjoy longer journeys, the French Riviera is an excellent starting point for exploring the wider Mediterranean.

Corsica offers dramatic coastlines, secluded beaches and beautiful anchorages. Sardinia is famous for its turquoise waters, exclusive marinas and spectacular islands.

With the right yacht, sufficient planning and suitable weather, these destinations become part of your cruising possibilities.

And for those with even greater ambitions, the Mediterranean opens the door to destinations throughout Italy, Spain and beyond.

Your boat becomes more than a weekend escape. It becomes your passport to an entirely new world of travel.

5. You Don’t Need to Live in France to Own a Yacht Here

One of the most common misconceptions is that you need to live on the French Riviera to enjoy a yacht based there.

You don’t.

Many international yacht owners live elsewhere in Europe and travel to the South of France whenever they want to spend time on the water.

Nice Côte d’Azur Airport provides connections to numerous European cities, making it practical to visit for a long weekend or an extended holiday.

Imagine finishing work on Thursday, flying to Nice on Friday morning and enjoying an afternoon cruise along the Mediterranean coastline.

Your yacht is already waiting for you.

No need to transport your boat south every summer or spend days navigating through Europe to reach warmer waters.

6. A Lifestyle That Extends Far Beyond Boating

The Côte d’Azur is not just a boating destination. It is one of the world’s most desirable lifestyle regions.

Fine restaurants, beach clubs, vineyards, charming Provençal villages, world-class golf courses, luxury shopping and international events are all part of the experience.

A morning cruise can be followed by lunch at a beach club. An afternoon swim can turn into an evening in Saint-Tropez. A weekend on board can combine relaxation, gastronomy and discovery.

For families, a yacht also creates opportunities to spend quality time together, away from everyday routines.

For entrepreneurs and professionals, it offers an exceptional setting to unwind, entertain friends or enjoy a change of scenery.

You’re not simply buying a boat. You’re creating a Mediterranean lifestyle.

7. The Right Yacht for Your Mediterranean Adventures

Boating on the Mediterranean can be very different from boating on Dutch inland waterways.

A yacht designed primarily for canals and lakes may not be suitable for longer coastal passages or open-water cruising.

That is why choosing the right yacht matters.

Depending on your ambitions, you might consider a stylish day cruiser for exploring the coastline, a comfortable motor yacht for weekend escapes, a sailing yacht for longer Mediterranean journeys or a larger luxury yacht with accommodation for family and guests.

The right choice depends on your preferred destinations, the number of people on board, your cruising experience and your budget.

At Yachting on the Côte d’Azur, we help international buyers connect with professional yacht brokers, authorized dealers and yacht builders who understand the Mediterranean market.

8. What About Marina Berths, Maintenance and Ownership Costs?

Buying a yacht is only part of the decision. Where you keep it matters just as much.

The French Riviera offers an extensive network of marinas, from smaller coastal ports to internationally renowned yachting destinations.

However, berth availability can be limited, especially for larger yachts in prestigious locations. Marina fees, insurance, maintenance, winter servicing and local regulations should all be considered before purchasing.

A yacht on the Mediterranean is not automatically cheaper to own than one in Northern Europe.

But for many buyers, the real value lies in the lifestyle, the destinations and the opportunity to use their boat more frequently.

The goal is not simply to own a yacht. It is to enjoy it.

9. Why Buy Through Yachting on the Côte d’Azur?

Buying a yacht abroad can seem complicated, particularly when you are unfamiliar with the local market.

Where should you start? Which yacht brands should you consider? Which brokers are trustworthy? Should you buy new or pre-owned? And which marina would suit your plans?

That is where Yachting on the Côte d’Azur comes in.

Building on the international lifestyle network of Living on the Côte d’Azur, we connect prospective yacht buyers with professional brokers, dealers and builders operating in the French Riviera yachting market.

We help you find suitable opportunities and connect you with the right industry professionals.

Our partners handle the technical details, pricing, negotiations, and the sales process, while we focus on connecting you with the people and opportunities that match your ambitions.

Whether you are searching for your first Mediterranean day boat, a family motor yacht, a sailing yacht or a luxury superyacht, we can help you take the first step.

Your Next Summer Could Look Very Different

Picture yourself leaving your marina on a beautiful Saturday morning.

The sea is calm. The sun is shining. You cruise towards Saint-Tropez, stop for a swim in a secluded bay, and enjoy lunch overlooking the Mediterranean.

Tomorrow, perhaps Monaco. Next weekend, Italy. And next month, Corsica.

No long journey through Europe’s canals. No waiting for the short Northern European summer. Just the freedom to enjoy your boat in one of the world’s most beautiful cruising regions.

Why keep dreaming about the Mediterranean when your next yacht could already be waiting there?

Discover Your Mediterranean Yachting Lifestyle

Explore the possibilities of buying a yacht on the French Riviera with Yachting on the Côte d’Azur.

We connect international buyers with established yacht brokers, dealers, and builders, helping you find the right yacht for your next adventure.

Visit www.yachtingonthecotedazur.com and start exploring.

The post Why Not Move Your Boat to the French Riviera? appeared first on Living on the Côte d’Azur.

If you are weighing up Cannes, the real decision is rarely “Cannes or not”. It is which part of Cannes. The Croisette gives you the seafront and the address everyone recognises. Californie gives you the hillside above the bay. Le Suquet gives you the old town, the market and the harbour below your window. Each behaves differently on price, on daily life and on what you can realistically buy.

We spend a lot of our working week walking these streets with buyers, and the conversation almost always starts with a photo of a sea view and ends with a much more specific question about stairs, parking or a lift. This guide is meant to get you to that specific question faster.

TL;DR

• Croisette: the seafront promenade, beaches and grand hotels. It is the most expensive of the three on every source we checked, and the right choice if the address itself matters to you.
• Californie: the hillside district overlooking the bay at the eastern end of Cannes, which includes Super-Cannes. Think more space, more greenery and views, with a different rhythm from the centre.
• Le Suquet: the medieval old quarter above the Vieux-Port. Characterful, walkable and mostly smaller apartments, but with stairs, slopes and difficult street parking.
• Prices: published figures differ widely by source and date, so treat every number as a starting point and compare against recent sales for the specific building.
• Next step: tell us your use (second home, family base, rental) and we will shortlist from across the whole market, not from one agency’s stock.

Table of Contents

• The three areas at a glance
• La Croisette: the address with the sea in front of it
• Californie: the hillside above the bay
• Le Suquet: the old town on the hill
• How the prices compare
• Our perspective
• Which micro-market suits which buyer
• Before you make an offer: a short checklist
• Let us do the legwork
• FAQ
• Sources

The three areas at a glance

Before the detail, here is how we would sketch them for a buyer who has never visited. The descriptions rest on the official Cannes Tourism district guides and the published geographic descriptions linked in each section below.

La Croisette: the address with the sea in front of it

Cannes Tourism describes the Croisette as the palm-lined seafront promenade running between Port Canto and the Palais des Festivals, lined with beaches, major hotels and the home of the Film Festival. That is the whole appeal in one sentence: you step out of the building and you are on the water.

For buyers, the Croisette is less a neighbourhood than a position. What you are really buying is a floor, an orientation and a view. A sea-facing apartment a few floors up is a very different property from one on the street side, even inside the same building and the same price per square metre bracket. When we show Croisette apartments, we spend as much time on the balcony and the aspect as on the interior, and we look closely at the building’s common areas and annual charges.

A few things we flag to Croisette buyers:

• The view is the price. Ask exactly what is visible from the living room, not just from the terrace edge. Sea-view claims in listings can be generous.
• Public life is part of the package. This is the stage for major events. Many owners love that; others prefer a quieter street one block back. Visit on an ordinary weekday and, if you can, during a busy period too.
• Roadworks and renewal. The city’s works page lists a requalification of the Croisette among ongoing projects, alongside the Vieux-Port modernisation. It is worth asking the notaire and the building’s syndic what is planned in front of the property you like.
• Rental logic. Owners who plan to let should check the building rules and local regulations first. We would not quote yields without a specific property and current rules in front of us.

If the Croisette is your target, see what is currently on the market in our guide to apartments for sale on the Croisette in Cannes, and one example of the type, a two-bedroom apartment with sea view.

Californie: the hillside above the bay

Californie is the name most people use for the whole eastern hillside. The published geographic description of the district says Californie-Pezou overlooks the bay at the eastern end of Cannes and takes in Californie itself, Les Gabres, Oxford, Super-Cannes and La Peyrière. Basse Californie, the lower part, is the natural transition towards Pointe Croisette, so the line between “Croisette” and “Californie” in a listing is not always crisp.

That last point matters. Estate agents sometimes stretch a label to catch a search. When a listing says “Croisette-Californie”, ask for the street address and look at the map yourself. A home a few minutes’ walk from the sea on the lower slopes is a very different purchase from a villa high up in Super-Cannes, even though both may carry the same district name.

What it feels like to live there

From the hillside, you trade the buzz of the seafront for height, light and, usually, more room. You will probably want a car or at least a good plan for taxis and buses, because the centre is not a flat stroll away from the upper streets. Many of our buyers who relocate with children or who want a garden and a pool end up looking here first. If villas are what you have in mind, our page on luxury estates in Super Cannes shows what that top end looks like.

What to check

• Gradient and access. Steep private driveways, turning space and visitor parking all matter more than they look on a listing photo.
• Orientation and view protection. A view today is only worth paying for if the neighbouring plots cannot easily block it. Your notaire and the local urban plan are the places to look.
• Condition and running costs. Larger properties with pools and gardens have maintenance bills that apartments do not. We ask for the last few years of costs.
• Which Californie. Lower Californie, Oxford and Super-Cannes differ in price and character. Do not let one average represent them all.

Le Suquet: the old town on the hill

Le Suquet is the oldest part of Cannes. Cannes Tourism calls it winding, cobbled and historically rooted, with colourful façades, restaurants, small shops, cultural events and the Forville market at its foot. The published geographic description places it on the hill above the Vieux-Port, bounded broadly by Boulevard Victor-Tuby, Rue du Docteur Pierre-Gazagnaire and Rue Georges Clemenceau.

It is the part of Cannes we would take a friend to for lunch, and it is also the part where we see the most buyers fall for the atmosphere and then need talking through the practicalities. That is not a criticism, just the nature of old buildings on a hill.

Homes and daily life

The homes here are mostly small. A published local guide describes typical Le Suquet homes as mainly one- or two-bedroom apartments in small historic buildings, often with traditional features or views. If you want five bedrooms and a garden, this is not your micro-market. If you want a pied-à-terre where you buy bread, cheese and vegetables on foot, it very well might be.

Location is a real strength. A professional price platform notes that Le Suquet overlooks the old port and sits close to the centre, the Croisette and the station, with bus links to other districts and nearby towns. The Forville covered market is at the bottom of the hill, and the official city page confirms that the area has been pedestrianised and is undergoing cultural revitalisation, while the Forville market itself is listed for renewal.

The practical checks

• Lifts and stairs. Ask whether the building has a lift. The same local guide notes that the hillside means stairs and slopes, which matters for older owners, for luggage and for rental guests.
• Parking. Street parking is difficult. The city’s official page for the P2 Suquet-Forville car park lists 993 covered spaces over six levels, 40 electric-vehicle charging spaces, lifts and 24/7 vehicle access, with a maximum vehicle height of 1.9 metres. If you drive a tall SUV, check that figure. Ask whether you can rent or buy a space nearby.
• Façade and renovation. The city runs a works-aid scheme that names Suquet, Forville and Meynadier among its enhanced sectors, with subsidies such as €11/m² for painting, €30/m² for complete render renewal and €12/m² for hydrogommage, capped at €10,500. Conditions and periods apply, so ask the syndic and the town hall what applies to your building before counting on it.
• Charges and works already voted. In an older building, read the last three general-assembly minutes. They tell you what roof, façade or lift works are coming and who pays.

How the prices compare

This is where buyers get confused, because every source gives a different number. That is normal. The figures below come from different publishers, measure different things (median, average, asking range, apartments or all property types) and cover different dates. Do not read them as one consistent series.

Immover also reports a 5.5% rise over the previous 12 months and 25% over five years for Le Suquet apartments.

Reading the numbers sensibly

The ordering is consistent: Croisette first, Californie second, Le Suquet third. The size of the gap is not. The luxury-market ranges are much higher than the median figures because they describe the top end, the best-located and best-finished homes, while a median covers everything that sold, including smaller or older units. A tired one-bedroom and a renovated sea-view apartment can sit in the same district and differ enormously.

The five-year changes also tell a story worth noting: in that August 2024 snapshot, Californie showed the strongest increase of the three. We would not turn that into a forecast, though. Past movement in a micro-market is a reason to look closer, not a promise.

For a wider view of how the most prestigious streets have behaved, see our piece on why the most expensive streets in Cannes keep rising in value, and for the basics of how to judge a price, our note on market value when buying on the French Riviera.

Our perspective

We are an independent buyer agent. That sentence shapes how we look at Cannes. We do not hold a stock of listings to sell you, so we have no reason to steer you towards one district because it happens to be on our books. We search the entire market through local agents, developers and off-market contacts, and we work for you.

In practice, the best Cannes purchases we see start with a use case, not a district. Someone who wants to spend six weeks a year with grandchildren and a pool is usually a Californie conversation. Someone who wants to walk to a restaurant at 9 pm and be on a beach by 9 am is often a Croisette conversation, even if the apartment is smaller than they first imagined. Someone who loves old stone, markets and doing without a car is probably a Le Suquet person, provided they are comfortable with stairs.

The mistake we try to prevent is falling for a photograph. The same sea view can hide a long walk up a hill, or a building with a costly façade project already voted. A good agent finds the property, but a better one tells you what is behind it. We would rather lose a viewing than see you buy the wrong micro-market.

Buyer agent services are free to the buyer in our model, because the selling agency shares its commission when a purchase completes. We tell every client exactly how that works from the first call.

Ab Kuijer

Which micro-market suits which buyer

These are our own views from working with buyers, not published statistics, so use them as a starting framework.

The seafront second-home buyer. You want the address, the walkability and an easy lock-up-and-leave routine. Croisette apartments suit this well. Be ready for the highest price per square metre of the three and check the building’s charges carefully.

The family relocating. You need space, outdoor areas and probably a car. Californie and its upper districts are where we start. Visit at school-run time and weekends before deciding, and check travel times to the schools you have in mind.

The lifestyle pied-à-terre buyer. You want character, a market on your doorstep and a small, manageable home. Le Suquet fits, and the lower entry price than the other two (on every source above) can leave room for a renovation budget.

The investor. Each area has a different tenant and guest profile, and the rules for short-term lets and the building’s own regulations decide what is feasible. Ask us for the current position on a specific property rather than relying on a general yield figure. We would not trust an advertised return that does not show charges, taxes and vacancy.

The buyer who has not decided. Spend three days in Cannes and stay one night in each area if you can. It tells you more than any table.

Before you make an offer: a short checklist

1. Confirm the exact micro-location on a map, not just the district name used in the advert.
2. Visit twice, at different times of day and, if possible, in different seasons.
3. Ask for the building documents: recent assembly minutes, annual charges, planned works and any technical diagnostics.
4. Check access: lift, stairs, gradient, parking and the height limit if you drive a larger vehicle.
5. Compare against real sales, not asking prices. We pull recent comparable transactions for the street and building.
6. Bring in the right advisers early, including a notaire and a tax adviser if you are buying through a company or with international tax questions. Our property acquisition guide walks through the stages in order.

If you want the bigger picture of the town, our Cannes real estate buying guide and the overview of why everybody wants to buy Cannes luxury real estate go deeper on the market as a whole.

Let us do the legwork

If you already know your budget and your use, the quickest route is a search mandate: we define the brief with you, search across agents, developers and off-market contacts, arrange the viewings, negotiate and coordinate the purchase through to the notaire. If you would like end-to-end support, see our full-service approach to luxury real estate. To start, tell us which of the three areas you are leaning towards and what you would use the home for, and we will come back with a shortlist and an honest view.

You can also browse properties for sale in Cannes to get a feel for what is available now.

FAQ

Is the Croisette or Californie better for a second home?

It depends on how you will use it. The Croisette suits a short-stay, walk-everywhere routine with the beach and boutiques on your doorstep. Californie suits longer stays, families and buyers who want more space and elevation, usually with a car. On the sources we reviewed, the Croisette is priced higher per square metre.

Is Le Suquet a good place to buy in Cannes?

It is a good place if you value character, a market and walkability, and are happy with a small apartment in an older building. Check for a lift, think through parking, and read the building’s works history. Le Suquet came out as the lowest-priced of the three in the published figures we compared.

Are Cannes property prices the same everywhere?

No. Published figures differ both by district and by source, and luxury ranges are far above medians. For example, one 2024 snapshot put the Croisette-Palm Beach median at €9,513/m² and Le Suquet at €6,445/m², while a May 2026 luxury guide gave much higher ranges for prime addresses. Ask for recent comparable sales for the exact building.

Can a foreign buyer use a buyer agent in Cannes?

Yes. We act as an independent international buyer agent, searching the whole market on your behalf and coordinating with the notaire and other local experts. In our model the service is free to the buyer, as the selling agency shares its commission on a completed purchase.

Sources

• Cannes, a variety of districts to discover, Cannes Tourism
• Le Suquet, Cannes Tourism
• La Californie (quartier), Wikipedia
• Le Suquet, Wikipedia
• Le Suquet, Cannes’ Historic Old Town, Visit Cannes
• Le Suquet Property Prices, Cannes, Immover
• Où investir à Cannes ? Prix de l’immobilier par quartier, Cannes-Actus
• Cannes : marché immobilier de luxe, Francimo
• P2 Parking Suquet Forville, ville de Cannes
• Travaux en cours, ville de Cannes
• Aides financières pour travaux, ville de Cannes

Recommended

• Villas and apartments for sale in Cannes
• Join the fun and find an apartment for sale on the Croisette in Cannes
• Why everybody wants to buy Cannes luxury real estate

The post Croisette, Californie or Le Suquet: Choosing Your Cannes Micro-Market appeared first on Living on the Côte d’Azur.

Mont Boron is a wooded hill of villas and sea-view apartments east of the port, quiet and green, where you will usually drive. The Carré d’Or is Nice’s central Golden Square, where you walk to the beach, the shops and the old town. Both are prestigious, and both sit in the same city. Yet they behave like two separate property markets, with different buildings, different daily rhythms and different reasons to buy.

We spend a lot of time walking both with international clients, and the question we hear most is a simple one: do I want to live on the hill, or in the middle of it all? This guide helps you answer it, with the published price data, the practical trade-offs and the checks to make before you sign anything.

TL;DR

• Mont Boron suits buyers who want villas, gardens, sea views and quiet, and who are happy to use a car or bus for daily errands.
• Carré d’Or suits buyers who want a walkable, central, apartment-led life with the seafront, the old town and luxury shopping on the doorstep.
• In January 2026, one professional data source put recorded apartment prices at €8,240/m² in Mont Boron and €7,417/m² in the Carré d’Or, against a Nice average of €5,139/m². Individual homes vary enormously around these averages.
• Neither is a high-yield rental play. Think capital preservation and lifestyle first, and check the short-term rental rules before counting on holiday income.
• An independent buyer agent can search both areas, including off-market homes, without a listing of its own to push.

Table of Contents

• The two areas at a glance
• Mont Boron: life on the hill
• Carré d’Or: the Golden Square
• What the price data says
• Getting around and everyday life
• Rental income and investment potential
• Which area suits which buyer
• Our perspective: choose the daily rhythm, then the property
• How we help you decide and buy
• Checks before you make an offer
• FAQ
• Sources

The two areas at a glance

Before the detail, here is the overview we give clients on a first call.

The price row deserves a warning, which we come back to below: these are averages of recorded sales, and a Carré d’Or apartment with a terrace can cost far more than a Mont Boron flat without a view.

Mont Boron: life on the hill

Mont Boron is the green hill that rises between Nice’s port and the road towards Villefranche-sur-Mer. The City of Nice places it within its Nice Historique territory, alongside Vieux-Nice, the port and Riquier, which tells you how close the centre is even though the feel is completely different.

The heart of it is the Parc du Mont Boron, a 57-hectare Mediterranean forest with 11 km of marked trails and panoramic views of the coast. Having a municipal forest as your neighbour changes how a property feels. You hear birdsong rather than scooters, you can walk out of the gate and be among pines within minutes, and the hill’s villas sit in a sort of green hush that is hard to find so close to a city of this size.

Professional market descriptions agree on the character. Immover describes Mont Boron as a wooded hill with villas and upmarket residences, with few shops on the heights and most of the offer at the foot of the hill, at the port and in the centre. That matches what we see on viewings: you buy up here for the setting, and you go down for the baguette.

If you want to dig further into the hill’s character and its housing stock, our own piece on Nice Mont Boron as an exclusive mountain on the Côte d’Azur goes street by street.

What you can buy on Mont Boron

The range runs from sea-view apartments in small residences to proper villas with gardens and, sometimes, pools. Because plots on a steep hill are limited, supply is thin, and the best positions rarely stay long on the open market. That is one reason we spend time on off-market contacts here. The value of a home depends on things an average cannot capture:

• The view and its orientation. A true sea view over the bay is a different asset from a glimpse between two buildings.
• Access. Winding uphill roads mean you should drive the route at different times of day before falling in love with a house.
• Parking and garaging. On a hill, a private space is worth a great deal.
• The state of the building or villa. Older villas can be wonderful and expensive to renovate, which is where our renovation contacts earn their keep.
• Outdoor space. Garden, terrace and pool potential matter more here than anywhere else in the city.

The honest downsides

The quiet has a price in convenience. Shops are thin on the heights, buses cover the hills where the tram does not reach, and a trip into the centre is a planned journey rather than a stroll. Steep gradients also matter to some buyers as they age. If you picture yourself wandering out for an evening aperitivo without thinking about it, the hill may frustrate you.

Carré d’Or: the Golden Square

The Carré d’Or is Nice’s central upscale district. NissActu characterises it as lying between the Promenade des Anglais and Vieux-Nice, with immediate access to the seafront, the historic centre and luxury retail. Think grand Belle Époque façades, tree-lined streets, boutiques, and the sea at the end of the road.

What you buy here is a way of living. You step out of your building and the whole city is yours: the morning market in the old town, a swim from the pebble beach, an evening walk along the Promenade. Many of our clients describe it as the most “European” way to live in Nice, a café on every corner, neighbours you greet by name, and no car needed for most of the week.

What you can buy in the Carré d’Or

The market here is overwhelmingly apartments, in period buildings with high ceilings, mouldings and balconies, plus some more contemporary refurbishments. Villas are essentially absent. As a result, the detail inside the building drives price far more than the street itself. Floor level, a terrace, lift access, the condition of the common parts and whether the flat is south-facing can each move the value substantially. One local guide to the district makes the same point: valuations depend heavily on features such as floor and terrace rather than on the square-metre average alone (ChezNous).

If you are weighing a purchase here, our guide to tips for buying an apartment in Nice covers what to inspect in the building as well as the flat.

The honest downsides

Central means busy. Streets can be noisy at night, many are one-way, and driving and parking are a nuisance. You will not find a garden, and a parking space, where one exists, is a premium feature. If silence and privacy matter more to you than convenience, the Golden Square may feel too lively.

What the price data says

Prices in Nice vary by source, method and period, so we treat any single figure with care. Using one consistent dataset gives a fair comparison. In January 2026, Immover’s apartment table, built from recorded transactions in the French DVF database, showed Mont Boron at €8,240/m², down 3.2% over the previous 12 months, and the Carré d’Or at €7,417/m², down 0.8%. The page presents these as indicative. The same source gives a citywide benchmark of €5,139/m² for Nice apartments, so both districts sit well above the city average.

The spread inside Mont Boron is wide. Immover’s neighbourhood page reports a range of 5,912 to 10,406 €/m² around that average. That gap is the real story: a modest flat at the bottom of the hill and a sea-view residence near the top are not the same product.

Other sources use different methods and sample sizes. VALORIS, for example, reports a median of €6,500/m² for apartments in the Carré d’Or and Rossini area, based on transactions from 2024 and 2025 across nine statistical zones. It is a different perimeter and period from the figure above, which is exactly why you should never compare numbers from two websites directly.

Asking price versus recorded price

An important nuance for foreign buyers: Immover notes that listing prices are generally 10 to 20% above the prices ultimately recorded in the deed. That does not mean every property can be negotiated down by that amount. Well-presented, correctly priced homes in these two districts can sell close to asking. But it does mean the price on a portal is a starting point, and that data on recorded sales is what your offer should be anchored on.

This is one of the clearest places an independent buyer agent earns its place. We look at comparable recorded sales, not just advertised prices, before you make an offer. For a wider view of how Nice’s districts compare, see our guide to the best Nice neighbourhoods for international property buyers.

How to read a price per square metre

A few habits protect you from misleading averages:

1. Ask for comparable sales, not just a district average. Same street, same floor band, similar condition.
2. Separate the view premium. A sea-view terrace may account for a large part of the price on its own.
3. Check the year of the data. Figures from 2024 and figures from 2026 describe different markets.
4. Allow for works. A tired apartment in a fine building can be a bargain or a trap, depending on the renovation budget and the building’s collective works.
5. Remember acquisition costs. French purchase costs on top of the price are real; your notaire will confirm the figures for your specific deal.

Getting around and everyday life

This is where the two areas diverge most clearly.

Carré d’Or: on foot

A hotel in the district, facing the sea and the Albert 1er gardens, states that Nice-Ville railway station is ten minutes away on foot, with tram line 2 giving direct access from the airport to Jean Médecin. That gives you a sense of the connectivity: the beach, the old town, the station and the tram are all close enough that a car becomes optional. For international owners who spend only part of the year in Nice, that matters. You can arrive, leave the car at home and live on foot.

Mont Boron: the car, the bus and the port

On the hill, daily life flows down towards the port, where cafés, restaurants and the harbour promenade are. Buses complement the tram where it does not run, including Mont Boron and the hills. Most owners nonetheless keep a car. The compensation is outdoors life that few city districts can match: the forest park, and the City of Nice’s free 11-km Mounta cala bicycle route that runs from Rauba Capèu past the port to the Mont-Boron battery. If you run, cycle or walk the dog, Mont Boron is a daily gift.

A simple test

Spend a long weekend in each area before you decide. Walk to buy bread, find parking at 8pm on a Friday, and notice how you feel at 7am. We often find that buyers who arrived convinced of one area leave favouring the other.

Rental income and investment potential

If you are buying purely for yield, neither area is the obvious answer. Published estimates are modest and, importantly, not official statistics. One 2026 investment analysis compiled indicative gross yields of around 3.4 to 3.6% for Carré d’Or and Masséna, and 3.5 to 4% for a wider Mont Boron and Cimiez grouping, and describes them as market estimates rather than transaction data. Treat these as ballpark figures at best. Gross yields are before charges, taxes, vacancy and works, so net returns will be lower.

The better way to think about both districts is as stores of value. The Carré d’Or is central, scarce and always in demand from people who want to live in Nice. Mont Boron offers rare villa-style plots with sea views in a city that cannot build many more of them. These are lifestyle assets that tend to hold their appeal, rather than machines for cash flow, and we say so plainly to clients, because over-promising yield is the quickest way to a disappointing purchase.

If you do plan to let the property, run the numbers properly. A structured approach to evaluating an investment flat’s yield helps you compare purchase price, rent, costs and return in one place. For Nice-specific advice, our piece on buying to rent in Nice covers what investors need to know, and our secondary residence guide looks at the second-home angle.

Short-term lets and tax: check before you buy

Nice regulates tourist rentals of furnished secondary homes, and the rules are strict. Local guides note that such lets are capped and subject to conditions (ChezNous), but rules change, so confirm the current position with the City of Nice and your notaire before assuming you can let a flat by the week. Also check the building’s own rules (the règlement de copropriété), which can ban or limit short lets regardless of city policy.

On tax, non-resident owners of furnished lets should take advice. The French tax administration’s guidance notes that the Finance Law for 2026 updated how professional activity is assessed for furnished rental taxation. We are not tax advisers, and we do not give tax advice. We connect clients with French tax specialists who model the options for their personal situation, including whether to hold through a company or personally.

Which area suits which buyer

Here is how we usually match profiles to districts, based on conversations with clients rather than any statistic.

Mont Boron suits you if you:

• want a villa, a garden or a terrace with a sea view;
• value privacy, silence and nature, with a forest on your doorstep;
• are happy to drive and plan your day;
• have a family or regular guests who need space;
• see the home as a long-term base or a legacy property.

The Carré d’Or suits you if you:

• want to walk to the sea, the market, restaurants and boutiques;
• prefer an apartment you can lock up and leave;
• split your year between Nice and elsewhere;
• like city energy, culture and evening life;
• want the ease of resale in the most central part of the city.

There is a third group: buyers who cannot choose. For them, we sometimes suggest the border zones, such as the port area at the foot of Mont Boron, where you get harbour life on foot and the hill behind you.

Our perspective: choose the daily rhythm, then the property

We have watched many buyers arrive in Nice with a list of square metres and a budget, and almost all of them end up deciding on something else: how their mornings will feel. As a Dutch team living and working on the Riviera, we are used to cycling, walking and being outdoors, and so Mont Boron has always felt like a natural home to us. Yet we also love an evening in the Golden Square, where the city is at its most alive.

The lesson from years of searches is that the two districts are not rivals so much as answers to different questions. If the question is space and calm, the hill wins. If it is convenience and a lock-up-and-leave apartment, the Carré d’Or wins. The price per square metre matters, but less than buyers expect, because both are priced for what they offer.

We also encourage people to be sceptical of tidy averages. The Mont Boron range is wide, and the best homes in either area often trade quietly. Because we represent the buyer and search the whole market through local agents, developers and off-market contacts, we are not tied to any one agency’s stock. That independence is what lets us tell you plainly when a home is overpriced, or when the better option is a street away.

— Ab Kuijer

How we help you decide and buy

If you are torn between the hill and the Golden Square, the simplest first step is a search mandate. We define your brief, shortlist properties in both districts, arrange viewings back to back so you can feel the difference in one trip, negotiate on your behalf and coordinate the purchase through to the notaire. Our search mandate explains how it works, and our full-service approach adds the legal, tax, financing and renovation coordination that international buyers usually need.

Our buyer broker service and our higher-segment searches are both listed at 2%. We will confirm in writing exactly how that applies to your purchase before you commit to anything. If you would like to start, contact us through our website with your budget, your timing and a few lines about how you want to live, and we will come back with a shortlist from both areas.

For a first read on the whole process, see our guide to buying a property in France, and browse current villas and apartments for sale in Nice.

Checks before you make an offer

Whichever district you pick, a few steps apply to every French purchase by an international buyer:

1. Fix your budget in euros including costs. Ask your notaire for the acquisition-cost estimate on the specific property.
2. Read the building papers. In an apartment, that means recent general-assembly minutes, planned works and charges. In a villa, it means planning permissions, any extensions and the state of drainage and retaining walls, which matter on a hillside.
3. Confirm rental rights. If income matters, check city rules and the building’s own regulations before the offer, not after.
4. Decide the ownership structure early. Personal ownership, a company or an SCI have different consequences for tax and inheritance. Take advice from a French tax specialist for your own situation.
5. Plan financing. If you need a mortgage, speak to a broker who works with non-residents before you start viewing. Specific French schemes such as the PTZ zero-interest loan carry income and zoning conditions, so do not assume they apply to you.
6. Compare recorded sales. Insist on comparable deeds, not just portal adverts.

Our article on the buying process in the South of France walks through these steps in order.

FAQ

Is Mont Boron more expensive than the Carré d’Or?

On one professional dataset for January 2026, recorded apartment prices averaged higher in Mont Boron (€8,240/m²) than in the Carré d’Or (€7,417/m²). The range inside each district is wide, though, so the specific apartment, floor, view and condition matter more than the average. Different sources also use different perimeters, so compare like with like.

Do I need a car on Mont Boron?

Most owners keep one. Shops are limited on the heights, the roads wind uphill, and buses complement the tram in the hills rather than replace a car for every errand. The port at the foot of the hill has restaurants and the harbour promenade, which makes it the natural everyday destination.

Which area is better for rental income?

Neither is a high-yield area, and published yield figures are estimates rather than official statistics. Nice also regulates short-term lets of secondary homes, so check current city rules, your building’s regulations and your tax position before relying on rental income. We see both districts mainly as lifestyle and capital-preservation purchases.

Can a foreign buyer purchase in either district?

Yes, international buyers purchase across Nice, and the process runs through a notaire. Financing, ownership structure and tax depend on your personal situation, so we connect you with mortgage brokers, notaires and tax advisers who work with non-residents.

Why use a buyer agent rather than a local estate agent?

A selling agency represents the seller and its own listings. A buyer agent works for you, searches across agencies, developers and off-market contacts, and negotiates on your side. You can read more in our explanation of what a buyer agent does.

Sources

• Nice Historique, Ville de Nice
• Parc du Mont Boron, Ville de Nice
• Parcours, Ville de Nice
• Mont Boron property prices, Immover
• Prix au m² Mont Boron, Immover
• Prix au m² Nice par quartier, Immover
• Immobilier à Nice : prix par quartier, NissActu
• Prix immobilier Nice, VALORIS
• Nice Carré d’Or : guide du quartier, ChezNous
• Investissement locatif Nice 2026, Ateis Patrimoine
• Maison Albar, Le Victoria, contact
• Plan du tram et du bus de Nice, Nicetrotter
• BOFiP, location meublée, actualité 2026
• Prêt à taux zéro, Service-Public

Recommended

• Best Nice Neighbourhoods for International Property Buyers
• Villas and apartments for sale in Nice
• Nice Mont Boron; an exclusive mountain on the Côte d’Azur

The post Mont Boron vs Carré d’Or: Two Very Different Nice Markets appeared first on Living on the Côte d’Azur.

If you want a town with everyday services and year-round life, look at Kyrenia. If you want a village feel, golf and a wide choice of resale homes, look at Esentepe. If you want sea views, space and modern resort-style developments, look hard at Bahçeli. The three sit within a short drive of each other on the north coast of Cyprus, yet they suit very different buyers. This guide sets out how they differ, what to check before you commit, and how a buyer-side adviser can shorten the search.

We are an independent buyer agent. We work for the buyer, not for a developer’s sales office, and we search across agents, developers and private contacts rather than a single stock list. That is the lens for everything below.

TL;DR

• Kyrenia is the established town: restaurants, healthcare, schools, harbour life and the deepest resale market. It suits full-time residents and anyone who wants to walk to dinner.
• Esentepe is a more established village-and-golf community east of Kyrenia, with more amenities than Bahçeli and a mix of resale and new homes.
• Bahçeli is a quieter coastal pocket, newer and more resort-led, with more space and sea views but a greater reliance on the car.
• In North Cyprus the title deed, planning permission and water and utility connections matter more than the postcode. Take independent legal advice before paying any deposit.
• Never choose from a brochure alone: visit in winter as well as summer, and compare at least three developments in each area.

Table of Contents

• Where the three areas sit
• Kyrenia: the established market
• Esentepe: village life, golf and choice
• Bahçeli: space, sea views and new-build
• Side-by-side comparison
• What the homes cost
• Rental demand and investment logic
• The legal and title checks that matter more than the postcode
• Which area suits which buyer
• Our perspective
• How we can help
• A practical shortlist routine
• FAQ
• Sources

Where the three areas sit

Kyrenia (Girne) is the main town of the north coast, set between the Mediterranean and the Kyrenia mountain range. It has a working harbour, an old town, a full range of shops and services, and a population that lives there all year.

Esentepe and Bahçeli are coastal communities to the east of Kyrenia, in the same district. Developers and agents often market the stretch together as the golf coast, because of the golf course and resort development around Korineum. Esentepe is the older village with a centre, bars, restaurants and banks. Bahçeli is a coastal strip of newer residential and resort schemes, so it feels less like a village and more like a collection of communities. Resort developers such as Sun Valley describe their projects as being in Esentepe, which tells you something useful: the boundaries on a sales brochure are loose. Always ask exactly where a plot sits, how far it is from the beach, and which village centre you would actually use.

The practical way to think about it is as a spectrum. Kyrenia is town life, Esentepe is village life with amenities, and Bahçeli is the most spacious and the most dependent on a car. Many buyers end up shortlisting all three.

Kyrenia: the established market

Kyrenia is where most first-time visitors to North Cyprus begin, and where many buyers eventually settle. The attractions are straightforward.

• Daily life without a car. Cafés, supermarkets, pharmacies, doctors and the harbour are close, depending on which neighbourhood you choose.
• Healthcare and schools. The town has the most mature services in the north coast area, which matters for families and for retirees who want healthcare nearby.
• A deeper resale market. Because there is only a narrow band of land between the sea and the mountains, supply is limited, and agents generally describe Kyrenia as the more liquid market. That is an agent’s view, not a guarantee, but it matches what you see on the ground: the best locations with open views are scarce.
• Rental demand. A town with year-round residents, students and visitors tends to offer steadier tenant demand than a quiet resort strip.

The trade-offs are real. Traffic can be heavy in peak season, the best sea-view locations command a premium, and the town is more built-up than the villages to the east. Older buildings may need renovation, and the quality of construction varies from one developer to the next. If you want a quiet pool terrace and nobody overhead, Kyrenia centre is not the place.

We keep a page on Kyrenia properties where you can see the kind of listings we work with.

Esentepe: village life, golf and choice

Esentepe is the compromise many buyers are looking for. It has a real village core, with shops, restaurants and banks, but it is quiet enough in the evenings that you do not feel you are in a resort town. Agents describe it as a golf-and-social hub, and the golf course nearby is a genuine draw for a certain kind of second-home buyer, along with walkers and anyone who likes the mountain-and-sea setting.

What you will typically find:

• Hillside villas with sea views, some in gated communities with shared pools.
• Apartments in low-rise complexes close to the sea or the golf course.
• A healthier supply of resale homes than in newer areas, which gives you more to compare and more room to negotiate.

That last point is worth dwelling on. A resale property is built, visible and lived in. You can inspect the plumbing, ask neighbours about water pressure, and see how the building has aged. An off-plan purchase asks you to trust a drawing. If you are buying your first home in North Cyprus, a resale in an established community can be the lower-risk way in.

The disadvantages: you are further from hospital-level healthcare and international schooling than in Kyrenia, and you will want a car. Some older streets and plots have had infrastructure problems, so check water and electricity connections properly (more on that below).

Bahçeli: space, sea views and new-build

Bahçeli attracts buyers who want a modern, low-density setting by the water. Developments here tend to be newer and resort-led, with landscaped grounds, pools and on-site facilities. One developer brochure we reviewed for an Esentepe and Bahçeli scheme lists heated pools, a spa, a gym, tennis courts, a restaurant and concierge and property management services, which gives you a feel for what a resort-style purchase can include. That is a single developer’s specification, not a standard for the area, so compare each scheme on its own paperwork.

The case for Bahçeli:

• Space and views. Plots and gardens are often more generous than in town, and many homes are oriented to the sea.
• Modern build. New-build homes usually come with modern specifications, and you can often choose finishes.
• Quiet. Evenings are calm. It suits buyers who want to arrive, unpack and look at the sea.

The case against:

• Fewer everyday services. You will drive to Kyrenia or Esentepe for many things. If you do not drive, this is a real limitation.
• Resale depth. Newer areas have fewer comparable resales, so it is harder to judge a fair price and harder to exit quickly.
• Developer dependence. Off-plan and new-build buying places a lot of weight on the developer’s track record and the contract. Our guide to buying new-build property in North Cyprus covers what to look for in the contract and the stages of payment.

Side-by-side comparison

The table below is our summary of how the three areas tend to compare. It is a framework for your own viewings, not a statement of fixed facts.

What the homes cost

Prices in North Cyprus are quoted in pounds sterling and euros by almost every agent, and published ranges differ a great deal depending on who is writing, what they sell and when they last updated. Agent guides in 2026 tend to put apartments in Esentepe and Bahçeli at a similar entry level, with villas starting meaningfully higher, and Kyrenia spanning the widest range from modest apartments to very expensive seafront villas. Those guides are written by sellers, so we do not treat any single one as a price list.

Here is how we suggest you use price information:

1. Compare per square metre, not per property. A 70 m² apartment and a 180 m² villa tell you nothing alongside each other. Include terraces and gardens separately, because developers often add them to the headline size.
2. Separate resale from off-plan. Off-plan prices often look lower, but they come with delivery risk and a wait.
3. Ask what is included. Furniture, pool, communal charges, title deed fees, legal costs and utility connections can all change the real total.
4. Check the currency. A price quoted in sterling can still involve conversion costs when you transfer funds.

If you tell us your budget and what you want, we can pull current comparable listings across all three areas, including properties that are not widely advertised.

Rental demand and investment logic

Agents quote gross yields for the area in a wide range, with short-term holiday lets generally promoted at higher figures than long-term lets. Treat these figures as marketing until they are tested against real occupancy and management costs. The logic behind them is more reliable than the numbers.

• Kyrenia has a more resilient tenant pool because people live and study there all year. If you want a long-term let, it is usually the easiest of the three to fill.
• Esentepe works for seasonal and holiday lets, particularly where golf and sea views are the draw.
• Bahçeli relies mostly on holiday demand and on the strength of the resort offering. A well-managed scheme with facilities can perform well in season, but you depend on the manager and on occupancy outside summer.

Before you rely on a rental number, ask the seller for actual booking records, the management fee structure, and what happens in winter. If the answer is a brochure projection, discount it. Also remember that your own use counts: if you plan to spend six weeks a year in the property, the return you value may not be financial at all.

The legal and title checks that matter more than the postcode

This is the part of the decision that matters most for overseas buyers, and it is the one that glossy brochures skim past.

Understand the legal status

Northern Cyprus is a different jurisdiction from the internationally recognised Republic of Cyprus. UK government guidance for people buying in the north states that ownership of many properties in northern Cyprus is disputed, that buyers could face proceedings brought in the Republic of Cyprus, and that a future settlement could lead to restitution or compensation. That is not a reason to rule the market out, but it is a reason to take title seriously and to understand what you are buying.

In practice, the title category is where the risk lies. Properties built on land with a clean, long-established title deed are generally treated as the more secure category. Properties that were originally owned by Greek Cypriots before 1974 carry the most legal complexity. We would not buy that category without specialist legal advice and a clear understanding of the risk, and for many of our clients we simply screen them out.

Take independent legal advice

The same UK guidance recommends independent legal advice and warns about lawyers acting for both sides and about building work without the right planning permission or building permit. Hire your own lawyer, who answers only to you. Ask them to check the title deed, any mortgage or charge on the land, the planning permission, the building permit and, for new-build, the completion certificate.

Know the ownership limits

North Cyprus has rules about how much land and property foreigners may own. According to the investment authority’s published FAQ, after Council of Ministers approval foreign persons may own land up to one donum and real estate up to five donums for personal use. The same document sets out separate expectations for investors who lease or buy private property for investment purposes, including a bank-deposit requirement. That document dates from 2021, and purchase limits and transfer costs have been revised since then, so ask your lawyer to confirm the current rules and fees on the day you reserve.

Check water and utilities before you fall in love

On the ground, one of the most common complaints from buyers in the Esentepe and Bahçeli area is not the title but the infrastructure: water supply, meters, electricity connections and the status of communal services. Ask for proof that the property has a proper water connection and an electricity meter in the owner’s name, and ask neighbours how the supply behaves in August. For a new-build, ask the developer who is responsible for connections and who pays.

Planning and building approval

Construction in North Cyprus requires planning consent and a building permit, applied for through the relevant district office or municipality. For a resale, ask for the permit and the final approval. For off-plan, ask what stage the approvals have reached before you pay a deposit.

Our overview, buying property in North Cyprus: a guide for foreign buyers, walks through the sequence from reservation to title transfer.

Which area suits which buyer

You want to live there all year. Start with Kyrenia, and look in the neighbourhoods closest to the services you will use. Esentepe is a good second option if you are comfortable driving.

You want a second home for holidays and some rental. Compare Esentepe and Bahçeli. Esentepe gives you a village and more resale choice. Bahçeli gives you modern facilities and, in the right scheme, a more hands-off ownership.

You are retiring. Think about healthcare and walkability. Kyrenia wins on both. Esentepe can work if you are happy to drive.

You are an investor. Be honest about your exit. Kyrenia offers the most liquidity, and Esentepe offers more resale to compare. In Bahçeli you are betting more heavily on one developer and one management company.

You are a golfer or an outdoors person. Esentepe and Bahçeli put you close to the golf course, the coast and walking in the foothills.

You want something very different. If the north coast does not fit, we also look at other parts of the island, such as İskele, Yeni Erenköy and Dipkarpaz.

Our perspective

We came to North Cyprus the way many of our clients do: through the Mediterranean. We have spent years helping international buyers on the French Riviera, where the same pattern appears again and again. The buyers who are happiest are rarely the ones who found the cheapest property. They are the ones who worked out how they would actually live in the place, and then looked for a home that fitted.

For Esentepe, Bahçeli and Kyrenia, that means a few habits. Visit more than once, and once out of season. Walk the village on a Tuesday evening. Drive to the nearest hospital and supermarket and time it. Talk to someone who already owns in the scheme you like. Then bring in a lawyer who works only for you, before you sign anything.

We do not own listings here, and we do not represent a developer, so there is no stock we need to sell you. We search the market on your behalf through agents, developers and private contacts, compare what we find on your criteria, and help you negotiate. If the honest answer for your situation is a different area, or no purchase at all, we will tell you.

— Ab Kuijer

How we can help

If you are weighing up these three areas, a search mandate is the simplest way to start. You tell us what you want to use the home for, your budget and your timing. We search the whole market, shortlist what fits, arrange viewings, and coordinate with your lawyer and other advisers through to completion. Our buyer broker service is published at 2%.

You can read how our search mandate works, or see our full-service approach to luxury real estate if you want us to carry more of the process. To start a conversation about Esentepe, Bahçeli or Kyrenia, get in touch through the Living on the Côte d’Azur homepage with your budget, your preferred area and what you hope to do with the property.

A practical shortlist routine

Whatever area you favour, this routine saves expensive mistakes.

1. Define your use. Full-time, part-time or rental. Write down how many weeks a year you will be there.
2. Pick two areas, not one. Compare a Kyrenia option with an Esentepe or Bahçeli option.
3. View three properties per area. Include one resale.
4. Ask for paperwork up front. Title deed type, planning permission, building permit, utility connections, service charges.
5. Hire your own lawyer. Before paying any deposit.
6. Visit again. Different season, different day of the week, different time of day.
7. Negotiate with data. Comparable properties and costs, not enthusiasm.

FAQ

Is Esentepe better than Kyrenia for buyers?

Neither is better in general. Kyrenia is stronger for services, healthcare, schools and long-term rental demand, while Esentepe is quieter, closer to golf and more village-like. Choose by how you will use the home, not by the label.

Is Bahçeli a good place to buy?

It can be, if you want a quiet, modern, sea-view setting and are happy to drive for most things. The main risks are a thinner resale market and dependence on the developer’s quality and the contract, so check both carefully.

Can foreigners buy property in Esentepe, Bahçeli and Kyrenia?

Yes, subject to the rules of Northern Cyprus, which include approval and limits on how much land and property a foreigner can own for personal use. These rules have changed in recent years, so ask an independent lawyer to confirm the current position for your purchase.

What is the biggest risk when buying in North Cyprus?

Title and legal status. Ownership of many properties in the north is disputed, so you need to know which title category you are buying and why. Use your own lawyer and avoid anyone who suggests sharing one lawyer with the seller.

Do I need a buyer agent?

You do not need one, but an independent adviser who works for you can widen the search, compare options on your criteria and keep the process organised. We work for buyers, and our role is to coordinate, not to replace your lawyer.

Sources

• Cyprus: buying property, GOV.UK
• Invest North Cyprus: Frequently Asked Questions (PDF)
• Sun Valley Cyprus, resort in Esentepe

Recommended

• Buying Property in North Cyprus: Foreign Buyers Guide for 2027
• Buying New-Build Property in North Cyprus: A Foreign Buyer’s Guide

The post Esentepe, Bahçeli or Kyrenia: Where Should You Buy? appeared first on Living on the Côte d’Azur.