The Nice real estate market is gradually regaining color without returning to the effervescence of 2022. The number of transactions is picking up again in 2025, but remains well below the levels observed three years ago. At the same time, prices continue to rise. A development that fuels professionals’ concerns about growing difficulties in accessing housing.
Market slowdown has not halted the rise in prices. According to DVF transaction data for 2021-2025 presented by the CPIM barometer, the median price of apartments reaches 4,851 euros per square meter in Nice in 2025. The increase amounts to 2.4% over one year. Since 2021, the increase exceeds 14%, with a gain of more than 600 euros per square meter.
This dynamic contrasts with the evolution of sales volumes. After a peak of 9,233 transactions in 2022, activity declined sharply. The number of sales fell to 7,407 in 2023 and then to 6,579 in 2024. The year 2025 marks a rebound with 7,511 transactions, though without returning to levels observed after the health crisis. In other words, there are fewer buyers than three years ago, but properties continue to sell for higher prices.
Professionals see this as a sign of a market still facing a shortage of supply in a metropolis where real estate pressure remains strong.
Considerable price differences between neighborhoods
The geography of the Nice market confirms this tension. At Mont Boron, the median price is close to 10,000 euros per square meter. The France-Negresco, Liberti-Albert 1st, Carnot and Saleya-Château sectors exceed 7,500 euros per square meter.
A few kilometers away, Ariane-Monzie shows a median of 1,622 euros per square meter. Nice Nord-Saqui stands at 2,155 euros and Bon Voyage at 2,395 euros. Between the two extremes of the ranking, the gap thus exceeds 8,300 euros per square meter.
Certain areas also concentrate a significant share of transactions. Victor Hugo-Buffa leads with 227 sales recorded over the 2024-2025 period. Jean-Médecin, Riquier, Carras and Bonaparte are also among the most active sectors.
398,000 euros for a family apartment
The budgets required vary considerably depending on the size of the property. Acquiring a studio or T1 represents a median budget of 129,600 euros. A T2 exchanges for around 190,000 euros and a T3 for around 259,000 euros.
For apartments of four rooms or more, the median reaches 398,000 euros. Three-room apartments are now the most dynamic segment of the Nice market with nearly 4,000 sales recorded over two years.
Another finding: small units remain the most expensive per square meter. Studios reach 5,536 euros per square meter at median, compared to 4,327 euros for T3s.
A tension that now goes beyond just housing
These figures fuel concerns within the Côte d’Azur real estate sector. In a new edition of its Manifesto for an Intelligent and Sustainable Territory, the CCI Nice Côte d’Azur and several professional organizations warn about the economic consequences of the housing crisis.
Senator Dominique Estrosi-Sassone thus speaks of “a deep housing crisis.” According to the elected official, “the price of building land has tripled” and can now represent “up to 50% of the total cost of a project.”
The same observation from Jean-Pierre Savarino, president of CCI Nice Côte d’Azur, who believes that the succession of recent crises has led to “a genuine and lasting housing crisis.”
The indicators put forward by sector players testify to this pressure. The rental supply in the Alpes-Maritimes has been cut in half since 2019. Building permits declined by 20% between 2024 and 2025. In new construction, only 2,908 homes were brought to market in 2025.
For Franck Cannata, president of UPE06, the issue now goes beyond the residential framework. “Nearly nine out of ten businesses encounter problems housing their employees, he states. According to him, nearly one in five job candidates now turn down employment due to lack of affordable housing solutions.”
The Nice paradox
Just as sales are timidly picking up again, prices continue to rise in Nice. A situation that illustrates the persistent imbalance between available supply and demand.
Despite the slowdown observed since 2022, the market is not experiencing the correction seen in other territories. Construction difficulties, land scarcity and declining rental supply maintain pressure on prices.
For professionals, the finding is now shared: the housing question is no longer merely a real estate matter. It affects employment, economic attractiveness and the region’s capacity to welcome new workers. It is on this ground that part of the future of the Alpes-Maritimes is now at stake.
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