The benefits of living in a garden apartment on the Côte d'Azur

Huge garden apartment for sale in Nice-West

For a long time perceived as less valuable than upper floors, garden flats have seen a significant revival in recent years. Driven by the quest for outdoor space and changing residential habits, this market segment is attracting an increasingly broad customer base.

A new art of living at the heart of homes

Long regarded as the poor relation in the apartment market, garden floors are now being given a fresh look. Since the health crisis, demand for private outdoor spaces accessible at ground level has continued to grow. Landscaped terraces, private gardens, planted loggias: these properties offer a quality of life that rivals that of townhouses.

In Nice, Cannes and Antibes, some premium garden apartments - with gardens of over 100 m², sometimes with swimming pools or jacuzzis - can reach or even exceed the price of upper-floor flats, provided they offer optimum exposure, uninterrupted views and a high level of amenities.

A dynamic and changing market

In the residential areas of the Côte d'Azur, garden-level flats are selling for between €7,000 and €12,000 per square metre, depending on the town, the district, the size of the garden and the quality of the residence. The most sought-after properties are in recent or renovated developments, with security, parking and direct access without stairs - criteria that are particularly popular with families with young children, senior citizens and foreign buyers looking for a functional pied-à-terre.

Agencies are seeing growing tension in this segment, fuelled by limited supply and structural scarcity: not all buildings have garden-floor units, and even fewer have well-orientated, well-insulated lots.

A sought-after investment

In a more selective property market, garden apartments represent a safe haven for customers looking for comfort and convenience. Their scarcity and appeal to a wide range of target groups - families, senior citizens, seasonal rental investors - ensure good liquidity on the market, provided you select the highest-quality properties.

Market prices in Nice and elsewhere

📍Nice: The garden level segment is currently trading at around €8,500-9,500/m², with recent examples ranging from €8,512/m² for a €715,000 3-bedroom (84 m²) to €9,444/m² for a 63 m² 3-bedroom with sea views in a recent residence. Upscale properties, particularly in Cimiez, are climbing with a 300 m² duplex and 900 m² garden selling for almost €2.59 M (~€8,633/sq m).

📍Cannes: There is a wider price range, oscillating between €6,800 and €10,000/m². At the end of May 2025, a 106 m² garden level with a 180 m² garden was offered at €720,000 (~€6,758/sq.m), while smaller units (38-43 m²) are showing prices between €7,800 and €9,600/sq.m, reflecting strong attractiveness in sought-after neighbourhoods.

📍Antibes: The market for garden-level apartments is between €5,700 and €12,800/m², depending on location and features. A recent 131 m² duplex with swimming pool and jacuzzi is trading at around €755,000 (~€5,736/sq m), while a 78 m² seafront three-bedroom fetches up to €12,756/sq m at €995,000.

Far from being a middle-of-the-road solution, a garden flat can be an exceptional product in its own right. With the right combination of location, layout and features, it combines the best of both worlds: the independence of a house with the advantages of co-ownership.

Please contact me directly to schedule a visit or request further information.

Jean-Christophe DIMINO - 06 16 95 70 83 / jc.dimino@orea-immobilier.com