Antibes & Juan-les-Pins Property Market: Prices & Rules

Apartments in the municipality of Antibes, which includes Juan-les-Pins, averaged €7,177.1/m² asking price in Q3 2026 according to CASAFARI Area Insights, up 0.5% year on year and 8.4% since Q1 2023. Prices have sat on a plateau since early 2024, while houses list at roughly 1.7 times the apartment price on a small, volatile sample. One in three of the town's 65,414 dwellings is a second home (INSEE, 2023). Below, we cover asking prices, buyer profiles, transfer taxes and short-term letting rules.

Stand on the ramparts of the old town in late October, or walk along the promenade in Juan-les-Pins once the beach clubs have packed away their loungers, and you notice how many shutters are closed. That quietness is not a sign of decline; it is the defining feature of a dual market. Of the 65,414 dwellings in the commune in 2023, exactly 21,945—or 33.5%—were registered as second homes or occasional dwellings, according to INSEE's full statistical dossier for the commune of Antibes (in French).

Yet turn inland from the seafront and the cafés around Place Nationale or the roads feeding the Sophia Antipolis technology park are busy all winter. Buying here means understanding where the seasonal resort ends and the year-round town begins.

Where Antibes and Juan-les-Pins sit on the Côte d'Azur

To an outsider, Antibes and Juan-les-Pins can look like neighbouring towns. Administratively and statistically, they are a single municipality (commune code 06004) in the Alpes-Maritimes department. Antibes proper lies on the eastern side, built around its sixteenth-century ramparts, Fort Carré and Port Vauban. Juan-les-Pins stretches along the western sandy bay facing the Lérins Islands, developed as a 1920s seaside resort and still anchored by its summer beaches and the Jazz à Juan festival. Between the two juts the wooded peninsula of Cap d'Antibes, while Golfe-Juan (part of Vallauris) and Biot sit on the commune's borders.

Geography explains the resilience of demand. The municipality sits midway between Nice and Cannes, roughly 20 km from Nice Côte d'Azur Airport, and is served by both the A8 motorway and the Marseille–Ventimiglia railway line, with main-line stations at both Antibes and Juan-les-Pins. Readers comparing the two halves of the coast can set these figures alongside our Nice area guide.

Just inland lies Sophia Antipolis, Europe's oldest and largest technology park. Its intercommunal authority, the Communauté d'Agglomération Sophia Antipolis (CASA), has its seat in Antibes. That salaried employment base gives the town a year-round housing market that pure resort communes lack.

At the same time, physical supply cannot expand easily. In the 2023 census (in force 1 January 2026), INSEE recorded 77,637 inhabitants in Antibes, up 6.4% from 72,999 in 2017, at a density of 2,931.9 inhabitants per km² across 26.5 km². Because the urban coast is already built up and Cap d'Antibes is protected low-density villa land, new construction is marginal.

How much does an apartment cost in Antibes and Juan-les-Pins?

Across the municipality of Antibes (location ID 493109, which includes the neighbourhood of Juan-les-Pins, ID 493134), the average asking price for an apartment stood at €7,177.1/m² in Q3 2026, according to the Area Insights documentation on developers.casafari.com (queried 23 October 2026). All CASAFARI figures in this guide are average asking prices per square metre from indexed listings with outliers excluded, updated weekly, rather than notarised transaction prices.

The headline movement is a plateau. Compared with €7,142.9/m² in Q3 2025, apartment asking prices rose by €34.2/m², or +0.5% year on year. Over the full series since Q1 2023 (€6,618.1/m²), the cumulative increase is €559.0/m², or +8.4%. Almost all of that gain occurred during the post-pandemic catch-up in 2023, when asking prices rose 5.6% between Q1 and Q3 2023. Since Q1 2024, the quarterly average has moved within a narrow band of roughly ±2% around €7,100/m², touching a peak of €7,261.5/m² in Q1 2026 before easing by 1.2% to its Q3 2026 level.

Metric (Apartments, Municipality of Antibes)	Figure	Period / Reference	Source
Latest average asking price	€7,177.1/m²	Q3 2026	CASAFARI Area Insights (ID 493109)
Year-on-year change	+0.5% (+€34.2/m²)	Q3 2026 vs Q3 2025 (€7,142.9/m²)	CASAFARI Area Insights
Change since start of series	+8.4% (+€559.0/m²)	Q3 2026 vs Q1 2023 (€6,618.1/m²)	CASAFARI Area Insights
Series peak	€7,261.5/m²	Q1 2026 (Q3 2026 is 1.2% below peak)	CASAFARI Area Insights
Illustrative 60 m² flat at average	≈ €430,600	Q3 2026 arithmetic average	CASAFARI Area Insights (derived)

In practical terms, a 60 m² two-bedroom apartment priced at the municipal average of €7,177.1/m² asks roughly €430,600 in Q3 2026. That average bridges two very different stocks: a 1970s copropriété flat near the railway station or along the route de Grasse trades well below the mean, whereas a renovated top-floor apartment overlooking the Pinède in Juan-les-Pins or the ramparts of the Vieil Antibes asks substantially more.

Buyers should also bear in mind the gap between asking prices and signed deeds. French mortgage rates remain higher than they were in 2021, and sellers on the Riviera are often unhurried second-home owners with low debt, which keeps asking prices sticky even when buyers negotiate discounts on older stock.

What do houses and villas cost, and why the latest number needs care

If you query the house series for Antibes without looking at the sample behaviour, the latest quarter looks startling. In Q3 2026, the average asking price for houses and villas printed at €14,548.6/m², up 17.9% in a single quarter from €12,340.3/m² in Q2 2026 (CASAFARI Area Insights, location ID 493109).

That jump is a statistical effect of a small sample, not an 18% surge in the value of Riviera villas over three months. Because Antibes is predominantly an apartment market and detached houses make up a small fraction of listings, a handful of ultra-prime villas coming onto the market on Cap d'Antibes in a given quarter can pull the arithmetic mean sharply upwards.

The steadier, representative benchmark is the four-quarter band between Q3 2025 and Q2 2026, when house asking prices ranged between €12,049.9/m² and €12,554.0/m², averaging roughly €12,299/m². Taking Q2 2026 (€12,340.3/m²) as the clean reference point, house asking prices were up 3.6% year on year against Q2 2025 (€11,914.2/m²) and up 6.0% since Q1 2023 (€11,638.5/m²).

On that steadier Q2 2026 basis, houses in Antibes list at 1.73 times the price per square metre of apartments (€12,340.3 versus €7,130.5/m²), whereas the volatile Q3 2026 print pushes the ratio to 2.03 times. On Cap d'Antibes, trophy estates frequently list far above the municipal average and can remain on the market for several years at aspirational prices. When evaluating an individual villa or town house, a municipal average is too blunt a tool; advisers and buyers should run a Comparables valuation of a specific villa or flat matched by micro-location, plot size and sea view.

Who buys here: a resident town and a second-home coast

The housing stock figures published by INSEE explain why the property market behaves differently according to the street. Across France as a whole, 9.7% of all dwellings in 2023 were second homes or occasional dwellings, 82.4% were principal residences and 7.8% stood vacant. In Antibes, according to INSEE's comparison of Antibes with France as a whole (in French), second homes account for 33.5% of the stock (21,945 units), principal residences for 61.2% and vacant homes for just 5.3%.

This second-home footprint was built over half a century. In the 1968 census, INSEE counted 4,379 second homes in Antibes. The figure doubled to 8,986 by 1975, reached 15,108 in 1990 and peaked at 22,438 in 2017 before edging down slightly to 21,945 in 2023—a fivefold expansion over 55 years, followed by a modest shift back towards year-round occupation as remote working and demographic growth took hold.

As a result, three distinct buyer groups share the commune:

• Year-round residents and retirees: French households working in Sophia Antipolis, Antibes, Nice or Cannes, alongside retirees drawn by the climate and rail links. In 2023, 55.7% of principal residences in Antibes were owner-occupied, and 27.7% of the town's population (21,498 residents) were aged 65 or over (INSEE, RP2023).
• Domestic and international second-home buyers: Families from Paris and Lyon, alongside international buyers who traditionally come from the United Kingdom, Scandinavia, Belgium, Switzerland, Italy and Germany, with global wealth active at the top of the Cap d'Antibes villa market (no official statistical breakdown by nationality is published at commune level).
• Seasonal-letting investors: Buyers targeting studios and one-bedroom apartments in Juan-les-Pins for summer holidaymakers and jazz-festival visitors, or near Port Vauban for yacht crew and marine contractors. Those weighing yields across different Mediterranean markets can review our CASAFARI tools for property investors and broader property market trends across Europe.

What a foreign buyer pays: transfer tax, wealth tax and holding costs

France places no legal restrictions on foreign nationals buying residential property, whether they live inside or outside the European Union. Every transaction passes through a public official, the notaire, who verifies title, collects taxes for the Treasury and can act for both parties, though international buyers often instruct their own bilingual notaire at no extra statutory fee (the regulated fee is shared).

In 2025 and 2026, buyers in the Alpes-Maritimes benefit from a quiet tax advantage over almost the rest of France. Under the 2025 Finance Act, French departments were permitted to raise the departmental portion of the transfer tax on existing homes (droits de mutation à titre onéreux, or DMTO) from 4.50% to 5.00%. Most departments—including the neighbouring Var—did so, taking their total DMTO to roughly 6.32% of the purchase price. However, according to the DGFiP table of transfer-tax rates by department (PDF, in French) applicable from 1 April 2026 (and unchanged in the 1 June 2026 count), the Alpes-Maritimes kept its departmental rate at 4.50%. Total transfer tax in Antibes therefore remains at roughly 5.81% of the purchase price (before the notaire's regulated emoluments and disbursements). On a €500,000 existing apartment, that saves about €2,550 in transfer tax (€29,050 versus €31,600 in a 5% department). New-build homes subject to VAT carry reduced registration duty of roughly 0.715%.

For broader context on how French acquisition taxes and ownership structures work across the country, see the France area guide. Non-resident buyers should also factor in three ongoing obligations:

• Real estate wealth tax (IFI): France's Impôt sur la Fortune Immobilière applies to non-residents once their net taxable French property assets exceed €1.3 million. Because a single villa on the Cap or a large seafront apartment easily crosses that threshold, buyers should take specialist tax advice on financing and holding structures before signing a compromis de vente.
• Local property taxes: All owners pay the annual taxe foncière. Owners of second homes also pay the taxe d'habitation sur les résidences secondaires. Because Antibes lies in a designated tense housing zone (zone tendue), the municipality is permitted to vote a surcharge on the second-home tax; buyers should check the current surcharge rate voted by the town hall before budgeting.
• Energy performance (DPE) and renovation costs: In Antibes, 69.8% of principal residences were built between 1946 and 1990—specifically, 26.7% between 1946 and 1970, and 43.1% between 1971 and 1990 (INSEE, RP2023). Flats from these decades often carry poor Diagnostic de Performance Énergétique (DPE) ratings. Under French climate rules, F- and G-rated dwellings face progressive letting bans and regularly trade at a discount, so buyers should read both the DPE and the building's procès-verbaux d'assemblée générale (AGM minutes) before making an offer.

Can you let your Juan-les-Pins flat to holidaymakers?

For decades, a classic Côte d'Azur strategy was to buy a one-bedroom flat in Juan-les-Pins, use it in May and September, and let it by the week in July and August to cover running costs. While seasonal demand around the beaches and Port Vauban remains strong, the regulatory framework tightened significantly with the passing of the Le Meur law (loi n° 2024-1039 of 19 November 2024).

According to the ministry's 2025 practical guide to furnished tourist letting rules (PDF, in French) published on 1 September 2025, every furnished tourist let (meublé de tourisme) in France—whether a principal residence or a second home—must obtain a registration number through a single national portal from May 2026, and that number must be displayed on every online advertisement.

Key rules under the post-2024 framework include:

1. Day caps on principal residences: Nationally, a principal residence may be let to tourists for at most 120 days per calendar year, and the Le Meur law allows municipalities to lower that cap to 90 days (secondary sources report that Antibes lowered its cap to 90 days from July 2025; owners should confirm the current municipal deliberation directly with the Ville d'Antibes Juan-les-Pins).
2. Change-of-use and DPE rules for second homes: In communes that enforce changement d'usage (change-of-use) rules for letting a second home short-term, authorisation is conditional on the property holding a DPE rating between A and E from 2025 (with existing authorisations required to meet class E by 2028). Secondary sources also report local compensation requirements in Antibes from the second let property onwards, which prospective investors should verify with the town hall's housing service before purchasing.
3. Building regulations (copropriété): Even when municipal rules are satisfied, the apartment building's own règlement de copropriété may prohibit furnished tourist lets, and recent legislation makes it easier for co-owners to vote restrictions.

Because no verified rental series is included in this dataset, we do not quote a gross yield for Juan-les-Pins studios. What is clear is that the compliance bar is higher than it was three years ago, and buyers near the shoreline should also check the municipal Plan de Prévention des Risques (PPR) for coastal flooding and storm exposure on low-lying seafront streets.

How to check these numbers yourself

Every price figure in this guide is drawn directly from CASAFARI Area Insights, using location ID 493109 (Municipality of Antibes, resolved via Location Lookup). Because the Côte d'Azur estate-agency market is fragmented across hundreds of independent agences immobilières and multiple portals, buyers and buyer's agents use Property Sourcing across the portals and agencies of the Côte d'Azur to view the whole inventory in one place, deduplicated and with full price-change histories.

Analysts, wealth managers and developers who want to query the quarterly time series or integrate property-level valuations into their own models can read the Area Insights documentation on developers.casafari.com and the Comparables valuation documentation for developers. API and Casafari MCP calls are metered in tokens. To inspect the Antibes market live or generate API access tokens, create an account on platform.casafari.com to run the same query.