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Writer's pictureJean-Christophe DIMINO

Les Bouches du Loup, Villeneuve-Loubet's star district

Focus on detached and semi-detached houses in this seaside neighbourhood.


Away from the famous Marina, The Bouches du Loup area of Villeneuve-Loubet is a small, privileged part of the Côte d'Azur. It is appreciated for its living environment, its quiet lanes, its proximity to the sea and its many amenities. As a residential market, Les Bouches du Loup attracts both families and retirees looking for detached or semi-detached homes. This article looks at recent property market trends in the area, based on current sale prices and transactions over the last 18 months.


Profile of the Bouches du Loup district

The area is strategically located between Nice and Antibes, just a few hundred metres from the beaches. This coastal residential area, mainly made up of detached villas and semi-detached houses, offers a very pleasant living environment and a full range of amenities: hypermarkets, bars, restaurants, schools, as well as quick access to the A8 motorway on one side and the seafront road on the other. The property market in this area is driven by the scarcity of available land and strong demand for houses with gardens, swimming pools and the relative proximity of the beaches. Available plots range in size from 300 to 1000 metres.


Why Le Loup?

It's the name of a small coastal river 48km long that runs alongside the district and empties into the sea. The Loup rises in the pre-Alps of the Grasse region and flows through the communes of La Colle sur Loup, Cagnes-sur-mer and Villeneuve-Loubet. The banks of the Loup are a very pleasant walk and river walk from the mouth of the river. Some homes on the banks of the river - a potentially flood-prone area - have their own private pontoon.



Current trends in selling prices

In recent months, the Bouches du Loup property market has shown a moderate rise in prices, reflecting the stability of the sector despite a general slowdown in price growth on the Côte d'Azur. Here is an estimate of the average selling prices observed in October 2024:


  • Detached houses: The average price per m² for a detached house in the Bouches du Loup varies between €7,000 and €9,000 per m², depending on the precise location, the general condition of the property and the features offered (such as a swimming pool or sea view).



  • Semi-detached houses: Prices for semi-detached houses are slightly lower, ranging from €6,500 to €8,000 per m². These properties attract buyers looking for a compromise between space and budget, while enjoying the benefits of a coastal residential setting.


Analysis of sales recorded over the last 18 months

An analysis of sales recorded over the last 18 months shows a degree of stability, with some seasonal variations. The main trends are as follows:


  • 2023: Post-pandemic momentum Following the complete reopening of borders and a return to normality following the pandemic, 2023 saw increased demand for single-family homes in Villeneuve-Loubet, with sales rising in the first half of the year. Houses of 120 to 150 m² with gardens sold for between €900,000 and €1,200,000, while smaller terraced houses (80 to 100 m²) sold for between €550,000 and €750,000.


  • 2024: Stabilisation and a slight correction In 2024, sales slowed slightly due to economic uncertainties and rising interest rates. However, transactions are continuing in the Bouches du Loup thanks to the attractiveness of the area. Single-family homes sold for between €850,000 and €1,150,000, while terraced houses maintained average prices of around €600,000. Some adjustments were observed, with buyers paying closer attention to the quality of properties.


Comparison with other neighbouring districts

Compared with other areas of Villeneuve-Loubet, such as the village or Marina Baie des Anges, Bouches du Loup stands out for its stability and a certain prestige linked to its proximity to the Mediterranean. Prices are slightly higher than those in the town centre, but lower than those for beachfront properties in Marina Baie des Anges, where prices can reach record highs for flats with direct sea views.


Outlook for 2025

The Bouches du Loup property market is expected to remain stable over the coming months, with continuing demand for detached and semi-detached houses. Buyers will continue to look for quality properties in good locations. However, vigilance will be required, depending on changes in interest rates and the general economic situation.


The Bouches du Loup district of Villeneuve-Loubet continues to attract buyers, despite a slight slowdown in 2024. With average prices fluctuating between €7,000 and €9,000 per m² for detached houses, and strong demand for semi-detached houses, the market remains solid. The coming months will see relative stability, and this sector remains an attractive opportunity for buyers looking for a coastal lifestyle.



Sources: Data based on recent statistics from local property databases, notary transactions, and specialist estate agencies in Nice, Cagnes-sur-mer and Villeneuve-Loubet.


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