The housing market in the Alpes-Maritimes showed signs of recovery in 2025, but remains marked by deep imbalances. Between rising prices, lack of supply, and political uncertainties, industry players are warning of a persistently strained situation.
The real estate market in the Alpes-Maritimes is evolving in a complex context. Data from the year 2025 has confirmed a partial recovery, especially in older properties. However, this improvement remains fragile. Structural tensions persist and affect the entire housing chain.
According to Cyril Messika, president of the Housing Real Estate Observatory, “while the resale market picked up in 2025, the new housing market remains very tight, with particular concerns about declining urban planning authorizations. Meanwhile, prices continue to rise for both new and old properties, and the economic and political context continues to weigh on household morale.”
The issue of housing has become a central challenge for the region. The need for a sustainable strategy is evident in professionals’ speeches. “Awareness of the difficulties of finding housing has begun to be heard, but a lasting and adequate housing policy is needed,” says Cyril Messika.
A recovery in older properties, but persistent imbalances
The old real estate market recorded an increase over the recent period. Sales volumes rose, reaching a high level over ten years, excluding the exceptional post-Covid period. This momentum was accompanied by a continuous rise in prices.
Master Laurent Libouban highlights this evolution: “The figures for older properties demonstrate a noticeable market recovery during the 2024-2025 period. It should be noted that outside extraordinary periods (2021 to 2023) post-Covid, the level of apartment sales has never been this high over the last 10 years. We also observe a continuous increase in median prices over the past ten years for apartments, at 4810 euros/m². The upward trend is persistent.”
House prices have shown relative stability in recent years, around 540,000 euros. Recent indicators have confirmed a continued rise in prices and volumes. The threshold of 5,000 euros per square meter seems close.
The sociological analysis of the market highlights specific buyer profiles. Buyers mostly came from the department. Foreigners represented a limited share. Executives and intermediate professions dominated. Young people were less present among buyers. Those over 60 played a significant role.
New housing facing challenges due to insufficient supply
The new housing segment experienced a more strained situation. The decline in urban planning authorizations marked the year 2025. The number of authorized homes dropped sharply, reaching levels below those observed before the health crisis.
Christophe Bousquet, president of the Federation of Real Estate Developers of Côte d’Azur and Corsica, describes this evolution: “The year 2025 is characterized by an unprecedented drop in urban planning authorizations. The approach of municipal elections only accelerated this decline. Before Covid, we averaged 7,000 homes authorized per year in the Alpes-Maritimes; we are at less than 3,400 homes authorized in 2025, almost half.”
The demand for housing has continued to grow. Several factors explain this pressure. Demographic evolution played a role. Changes in lifestyles increased needs. Energy constraints limited access to certain properties. The development of vacation rentals reduced residential supply.
In this context, housing production has not kept up. The shortage has settled in and has reinforced the rise in prices. Available housing has decreased, with limited stock. Prices have risen in a tense market.
Christophe Bousquet summarizes the situation: “The need to build more to meet demand becomes imperative. It’s important to remember that today’s building permits represent tomorrow’s housing. Producing housing takes time, and the backlog will be difficult to catch up. There is urgency for everyone to mobilize.”
A pressured rental market and political uncertainties
The rental market remained fragile. After a period of decline, a recovery appeared in 2025. This improvement remained limited due to several factors. Access to credit remained difficult. Economic conditions weighed on household confidence.
William Siksik warns: “After two years of historic decline, the resale real estate market returned to growth in 2025. But behind improving indicators, the FNAIM warns: without a clear political direction, the recovery could stall permanently.”
Regulatory and fiscal constraints influenced the market. Rental supply remained insufficient. Investors showed hesitation. Political visibility appeared reduced as electoral deadlines approached.
“Housing needs a real confidence shock. However, with the municipal elections of 2026 and the approach of the 2027 presidential election, structural decisions are being postponed. The market is under a lid, in a climate of widespread wait-and-see approach,” states William Siksik.
The construction sector facing a lasting crisis
The construction and public works sector resisted in a challenging environment. Employment slightly declined. New housing starts increased but remained low compared to previous years.
Patrick Moulard highlights the concerns: “Certainly, the slight rebound in new housing starts (+17.2% over a year) is welcome. But these figures must be contextualized against the historically low level of 2024 and especially the pace of production in the pre-Covid year of 2019, more than twice that of 2025.”
The drop in authorizations hinted at a forthcoming decline. The lack of housing has affected the local economy. Needs related to economic development remained high.
Professionals called for swift decisions. Expectations focused on freeing up land, speeding up processes, and adapting urban planning rules.
The president of the Federation of Building and Public Works 06 concludes: “Now, fear or even refusal to decide should no longer prevail over the courage to decide.”
