Saint-Jean-Cap-Ferrat property prices: what five years of recorded sales show

Saint-Jean-Cap-Ferrat property prices: what five years of recorded sales show

Asking prices on Cap Ferrat are easy to find and hard to interpret. Portals mix very different properties in a single average, and the figures quoted in market reports can say more about the segment being described than about the peninsula as a whole.

There is a better starting point. France publishes the sales registered with its land registry (outside Alsace-Moselle) in a public dataset called DVF (Demandes de valeurs foncières). It is produced by the Direction générale des Finances publiques from notarial deeds and cadastral records, and it covers the last five years of transactions. We have used it to look at what buyers actually paid in Saint-Jean-Cap-Ferrat and its neighbours between 2021 and 2025.

What the recorded sales show

Across 2023, 2024 and 2025 combined, the median recorded price for a house in Saint-Jean-Cap-Ferrat was around €27,400 per square metre of built surface, based on 52 sales. Apartments recorded a median of around €12,200 per square metre across 90 sales.

The spread matters as much as the median. For houses, the middle half of sales fell between roughly €18,900 and €38,900 per square metre. For apartments, the same range was roughly €10,300 to €17,000.

2023 to 2025 combined	Sales	Median €/m²	Middle half of sales (€/m²)	Median sale price
Houses	52	27,400	18,900 to 38,900	€4.7m
Apartments	90	12,200	10,300 to 17,000	€0.77m

Source: Direction générale des Finances publiques, Demandes de valeurs foncières (geolocated version on data.gouv.fr, Licence Ouverte 2.0), April 2026 update, downloaded 5 October 2026. Our method is described at the end of this article.

Two things stand out. The first is how few houses change hands: 52 recorded sales of a single house in three years is a very small market. The second is the price level of those sales. Of the 52 houses, 40 sold for €3 million or more, 24 for €5 million or more and 11 for €10 million or more.

How Cap Ferrat compares with its neighbours

The same method applied to the surrounding communes shows how distinct the peninsula is, particularly for houses.

Houses, 2023 to 2025	Sales	Median €/m²
Saint-Jean-Cap-Ferrat	52	27,400
Beaulieu-sur-Mer	18	14,500
Villefranche-sur-Mer	87	13,800
Èze	79	12,400
Roquebrune-Cap-Martin	158	10,700
Cap-d’Ail	21	10,700

Apartments, 2023 to 2025	Sales	Median €/m²
Saint-Jean-Cap-Ferrat	90	12,200
Villefranche-sur-Mer	407	8,200
Beaulieu-sur-Mer	318	8,000
Cap-d’Ail	221	7,500
Èze	98	7,300
Roquebrune-Cap-Martin	1,266	6,000

For houses, the recorded median on Cap Ferrat is close to twice that of Beaulieu-sur-Mer or Villefranche-sur-Mer next door. For apartments, the gap is narrower, at roughly half as much again. The premium the peninsula commands is concentrated in its houses.

What has changed since 2021

Comparing 2021 and 2022 with 2023 to 2025, the median recorded price per square metre for houses on Cap Ferrat rose from around €21,200 to around €27,400. For apartments, it moved from around €11,300 to around €12,200.

We would read the house figure with care. With roughly 50 sales in each period, a handful of exceptional properties can move the median, and a change in the mix of what came to market can look like a change in price. What the data does support is that recorded prices on the peninsula did not fall over the period.

Why a median is only a starting point

On Cap Ferrat, two houses with the same built surface can be valued very differently. Plot size and configuration, privacy, the outlook, direct sea access, the condition and architectural quality of the house and the feel of the immediate setting all weigh heavily, and several of these are discussed in why Saint-Jean-Cap-Ferrat remains one of the Riviera’s most sought-after addresses. A price per square metre of built surface also carries the value of the land, which on a large waterfront plot can be most of the price.

For a seller, that is the reason a figure from public data is a reference rather than a valuation. For a buyer, it is a useful check on whether an asking price sits within the range of what the market has recently paid, or well outside it.

If you are considering a sale, our team offers complimentary valuations based on a visit to the property and on recent comparable transactions. You can also see properties we have sold. If you are looking to buy, our current houses and villas for sale in Saint-Jean-Cap-Ferrat show where today’s asking prices sit.

About the data and our method

DVF covers sales published with the French land registry (publicité foncière) and only transfers made for a price, such as sales, off-plan sales and auctions. According to the official notice, the recorded value includes agency fees when the seller pays them, and excludes agency fees paid by the buyer, notary costs and any furniture listed in the deed. The surface used is the built surface (surface réelle bâtie) most recently declared to the tax authorities, which is not the same as the Carrez area quoted in apartment listings and may not reflect later extensions. The dataset is updated twice a year, in April and October, and recent years can still be revised as later registrations are added; the April 2026 update includes deeds registered by 31 December 2025.

We counted ordinary sales only, leaving out off-plan sales, auctions and exchanges, and kept sales of a single house or a single apartment (with or without a garage or cellar). We excluded sales of several dwellings together, because the recorded price then covers the whole transaction. We divided the recorded value by the built surface and report the median and the middle half of sales. The conditions of use of DVF prohibit any re-identification of the people involved, so we publish only aggregated figures and no individual transactions.

This article is general market information based on public data. It is not a valuation of any individual property.