The top floor, a market that is still as coveted as ever
- Jean-Christophe DIMINO
- Jun 25
- 3 min read
Updated: Jun 25
It's the holy grail in the city. Synonymous with calm, light and breathtaking views, Top-floor apartments remain exceptional products in Nice, as elsewhere on the Côte d'Azur. Combining rarity, visual comfort, and prestige, this market segment attracts a clientele attached to the social status conferred by this dominant position.
Luxury through height
Living on the top floor means, above all, choosing height: above the urban hustle and bustle, away from noise pollution, with optimal sunlight and often a clear view—even panoramic views of the sea in the sought-after neighborhoods of the Côte d'Azur. In addition to these advantages, there are sought-after features: large open-air terraces, private elevator access, unusual spaces (penthouses, duplexes), and high-end amenities.
"Top floors with terraces are now considered prestigious properties in their own right, just like contemporary villas," observes a Nice real estate professional.
Trends: light, terraces, exclusivity
Demand is focused on apartments with terraces accessible on one level , preferably with sea views or open spaces. Buyers are also looking for direct access via a private elevator, high ceilings, or even rooftop or inverted duplex configurations.
New developments now include penthouse apartments as real appeal products, featuring large exterior surfaces and ultra-premium finishes: home automation, full-height joinery, summer kitchens, bioclimatic pergolas.
A market strained by scarcity
In Nice, the prices of top-floor apartments vary greatly depending on the area and the amenities:
Carré d'Or / Promenade des Anglais : between €9,000 and €15,000/m² , with peaks of €18,000/m² for properties with sea views and terraces.
Cimiez / Mont Boron : around €7,200 to €10,500/m² , with high valuations for properties with open views, private access and deep terraces.
Recent residential areas (Fabron, Corniche Fleurie): between €6,500 and €9,000/m² , depending on the surface area and services (swimming pool, parking, security).
Co-ownership rules: a more regulated use than it seems
Although located at the top of buildings, top-floor apartments remain subject to co-ownership rules , particularly for outdoor uses:
Terraces are generally private but are part of the common areas for exclusive use. Their development (pergola, jacuzzi, outdoor kitchen) may require authorization from the general meeting.
Roof terraces transformed into hanging gardens or rooftops must comply with local urban planning regulations (PLU), particularly with regard to visibility from public spaces.
Private elevator access must be included in the co-ownership regulations and validated at the meeting.
The buyer must therefore be vigilant about the legal nature of the exteriors, the history of authorizations, and any easements.
A lasting asset investment
While prices per square meter are higher on the top floor than in the rest of the building—often between +15% and +30%—they reflect a largely justified scarcity premium . These properties offer:
A high use value , difficult to compare;
Downward resilience in tense or correcting markets;
Strong demand for high-end rentals , particularly furnished or seasonal rentals.
On the Côte d'Azur, properties of this type are particularly sought after by foreign clients (Scandinavia, United States, Middle East) looking for second homes with terraces and views. Clients leaving a detached house are naturally the priority.
In Nice, as in the neighboring seaside resorts, top-floor apartments are exceptional properties, coveted for their comfort and sought-after for their heritage value. In a real estate market that has become more selective, they embody discreet and sustainable luxury; that of height, silence, and light.
Contact me directly to schedule a visit or request additional information.
Jean-Christophe DIMINO - 06 16 95 70 83 / jc.dimino@orea-immobilier.com
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