Price per m² for villas in Eze
Between Monaco and Nice, just a few minutes from the Principality of Monaco, Eze has established itself as one of the most sought-after real estate destinations on the French Riviera.
The villa market in Eze reflects this privileged status. With breathtaking views over the Mediterranean, a well-preserved architectural heritage, and rare tranquillity, properties in Eze benefit from steady value appreciation. But what is the actual price per m² for a villa in Eze in 2025? What factors influence these prices, and how do the different areas of the town compare?
In this comprehensive guide, discover everything you need to know before investing in a villa in this privileged area of the French Riviera.
Average price per m² for villas in Eze
The real estate market in Eze is characterized by a wide range of prices, reflecting the diversity of properties available and their geographic positioning. In 2025, the price per m² for villas in Eze ranges on average between €12,000 and €25,000, with peaks exceeding €30,000 for exceptional properties.
Average price per m² for villas in Eze
For a standard villa without unique features, prices start at around €12,000 to €15,000 per m². These properties are generally located in more set-back residential areas or require renovation work.
Villas with partial sea views or in sought-after locations are priced between €15,000 and €20,000 per m². This category represents the core of the Eze market and attracts a diverse international clientele.
Finally, exceptional properties with panoramic sea views, luxury features, and fairly large plots can reach €20,000 to €30,000 per m², or even more for the most exclusive properties.
Comparison with neighboring municipalities
Eze is positioned at the upper end of the Côte d’Azur real estate market, while remaining more accessible than some ultra-premium destinations:
- Monaco: €40,000 to €60,000 per m² (absolute market benchmark)
- Cap d’Ail: €15,000 to €35,000 per m²
- Beaulieu-sur-Mer: €12,000 to €28,000 per m²
- Eze: €12,000 to €30,000 per m²
- Villefranche-sur-Mer: €13,000 to €32,000 per m²
- Saint-Jean-Cap-Ferrat: €25,000 to €50,000 per m²
This comparison positions Eze as a prime alternative for buyers seeking to combine prestige and quality of life.
The evolution of real estate prices in Eze
The real estate market in Eze has seen average growth of 18 to 22% over the past three years, driven by several factors:
Between 2022 and 2023, prices increased by around 8%, driven by growing international demand, particularly from British, Swiss, and American buyers seeking to settle on the French Riviera in the post-Covid period.
In 2024, prices continued to rise with growth of 6 to 7%, despite a more uncertain economic context. The scarcity of supply in Eze, combined with its exceptional geographic location, continues to push prices upward.
For 2025, experts anticipate relative stabilization with moderate growth of 3 to 5%, reflecting a mature yet still dynamic market. Exceptional properties continue to see their value rise faster than standard properties, widening the gap between different categories of villas.
This steady growth makes Eze a solid long-term investment, where property values are particularly resilient to economic fluctuations thanks to demand that is structurally higher than the available supply.
Factors that influence the price per square meter of villas in Eze
Several determining criteria can cause a property’s value to vary significantly, sometimes by a factor of 1 to 3. Understanding these factors is essential to properly assess a property and anticipate its potential for appreciation.
1. The location within Eze
Eze is made up of three distinct areas, each offering specific characteristics and price ranges.
Villas located in or in the immediate vicinity of Eze Village benefit from incomparable charm and exceptional panoramic views. Prices there easily reach €20,000 to €30,000 per square meter, or even more for exceptional properties.
Eze Bord de Mer, located below along the Moyenne Corniche down to the coastline, appeals to buyers looking for direct access to the sea and beaches. This area offers villas that can be distinguished by their architectural style (Belle Époque, contemporary). Prices range between €15,000 and €25,000 per square meter depending on proximity to the sea and the quality of the features.
The Moyenne Corniche and the residential hills form a third, more extensive area where many villas are concentrated. These residential neighborhoods, slightly set back from the main roads, offer excellent value for money with prices ranging between €12,000 and €18,000 per square meter.
2. The view and exposure
On the French Riviera, the view is undoubtedly the most decisive criterion in a property’s valuation. In Eze, this rule applies with particular intensity.
A panoramic sea view represents the real estate grail. Overlooking the Mediterranean from Cap d’Ail to Italy, with Monaco sparkling below, can add 30 to 50% to the price per square meter of a villa. Properties offering this type of unobstructed panorama are rarely negotiated below €20,000 per square meter, and exceptional properties can far exceed €25,000 per square meter.
Exposure also plays a crucial role. A south or southwest orientation ensures maximum sunlight and spectacular sunsets over the sea, justifying a premium of 5 to 10%. Conversely, a north-facing orientation, rarer in Eze due to the topography, can slightly reduce value despite a possible sea view.
The characteristics of the villa
Beyond location and view, the intrinsic characteristics of the property significantly influence its value per square meter.
Surface area and layout directly impact the unit price. Paradoxically, smaller villas (under 150 sqm) often show a higher price per square meter because they meet demand for luxury second homes. Larger properties of 300 to 500 sqm see their price per square meter decrease slightly, but their overall value obviously remains higher.
Overall condition and renovations can cause the price to vary by 20 to 40%. A fully renovated villa with high-quality materials, modern insulation, and recent equipment naturally commands a higher value than a property requiring work.
Features and amenities make all the difference in the luxury segment. A sea-view swimming pool, a landscaped garden, and technological equipment (home automation, advanced security systems, home cinema) are particularly appealing to international buyers and influence the price per square meter.
High-end amenities further set an exceptional villa apart: a kitchen fitted with premium brands, designer bathrooms, reversible air conditioning, an internal elevator, and a garage for multiple vehicles. These refinements can justify a difference of €3,000 to €5,000 per square meter between two similar properties.
Price per square meter by area in Eze
To refine your understanding of Eze’s real estate market, it is essential to analyze prices neighborhood by neighborhood. Each area has its own identity, buyer profile, and value dynamics. Here is a detailed overview of the town’s main neighborhoods and their respective price ranges.
Comparative table of prices by area
| Area | Average price per square meter |
|---|---|
| Eze Village (historic heart) | €22,000 – €30,000 |
| Eze Village (historic heart) | €22,000 – €30,000 |
| Col d’Eze | €16,000 – €22,000 |
| Bastide district | €15,000 – €20,000 |
| Eze Bord de Mer (first line) | €20,000 – €28,000 |
| Eze Bord de Mer (2nd line) | 14 000 € – 19 000 € |
| Moyenne Corniche | €13,000 – €18,000 |
The exceptional market for luxury villas in Eze
At the top of Eze’s real estate pyramid lies an ultra-premium segment that defies traditional pricing logic. These exceptional properties, true architectural gems, form a discreet market where price per square meter becomes almost secondary to the property’s uniqueness and the emotion it inspires.
Price per m² for exceptional villas in Eze
In this exceptional segment, prices rarely start below €25,000 per m² and can reach €35,000 to €40,000 per m², or even more for the most extraordinary properties. However, these figures only imperfectly reflect the reality of a market where every transaction is unique.
The most emblematic properties in Eze, those with a distinctive history, iconic architecture, or a unique location, can exceed €20 million.
Discover our exclusive selection
Each property is carefully selected to meet the expectations of a demanding clientele seeking exclusivity and quality of life on the French Riviera.
Our experts are at your disposal to present opportunities that are sometimes confidential, advise you on the value and growth potential of each property, and support you through every step of your acquisition, from the first visit to the signing at the notary.
FAQ: Price per m² and villas in Eze
What is the average price per m² of a villa in Eze in 2025?
The average price per m² for villas in Eze varies considerably depending on location and features, ranging between €12,000 and €25,000. Basic villas start around €12,000 to €15,000 per m². Exceptional villas with panoramic sea views and high-end amenities can reach €20,000 to €30,000 per m², or even more for the most exclusive properties. This wide range reflects the diversity of Eze’s real estate market and highlights the importance of being supported by a professional with in-depth knowledge of the local market.
Why are prices per m² so different between Eze Village and Eze Bord de Mer?
The price difference between these two areas is explained by several distinct factors. Eze Village
offers a unique historic charm with its medieval streets, stone houses, and exceptional panoramic views. The prestige associated with living in one of the most beautiful villages in France justifies prices that can reach €22,000 to €30,000 per m².
Eze Bord de Mer appeals to a different clientele looking for direct access to the beaches and a seaside lifestyle. Frontline villas there are negotiated between €20,000 and €28,000 per m². Each area therefore has its own strengths and attracts specific buyer profiles.
How does a sea view influence the price of a villa in Eze?
A sea view is the most influential value driver in Eze, and can shift a property’s price by 30% to 50%. A villa with a panoramic, unobstructed sea view, overlooking the Mediterranean from Cap d’Ail to Italy, will systematically command a price per m² above €20,000. Conversely, a villa without a view, even if located in Eze, will trade in the lower end of the market range. Exposure (south or southwest) adds an additional premium of 5% to 10% by ensuring maximum sunshine and spectacular sunsets.
Have villa prices in Eze increased in recent years?
Yes, Eze’s real estate market has seen significant growth over the past three years, with a cumulative increase of around 18% to 22%. Between 2022 and 2023, prices rose by roughly 8%, driven by growing international demand post-Covid. In 2024, the upward trend continued with an increase of 6% to 7%, despite a more uncertain economic context. For 2025, experts anticipate a relative stabilization with moderate growth of 3% to 5%. This upward trend is explained by limited supply, Eze’s exceptional location near Monaco, and the status of luxury real estate on the French Riviera as a safe-haven asset.
Is it possible to negotiate the price of a villa in Eze?
The room for negotiation on the Eze market strongly depends on several factors: market conditions, the property’s quality, its initial pricing, and how long it has been listed. In a tight market like the current one, where demand exceeds supply, negotiation margins generally remain limited. Exceptional villas with panoramic sea views and flawless amenities often sell very close to the asking price, or even at the listed price when there is competition between buyers. Being supported by an agency with in-depth knowledge of the local market is essential to identify fair value and build an effective negotiation strategy.
How does the price per m² change depending on the villa’s size?
Paradoxically, the price per m² does not follow a linear logic based on size. Smaller villas of 100 to 150 m² often show a higher price per m² because they match a specific demand for luxury pied-à-terre properties, sought by wealthy buyers who want an easy-to-maintain home. Mid-size villas, between 200 and 350 m², represent the most in-demand segment and show price per m² levels consistent with market averages, i.e., €15,000 to €25,000 depending on location and features. Larger properties of 400 to 600 m² generally see their price per m² decrease slightly, ranging between €13,000 and €22,000, because size becomes a factor that limits the pool of potential buyers. However, for ultra-luxury exceptional properties over 500 m² with extraordinary amenities, the price per m² can rise again, sometimes exceeding €25,000 to €30,000, as this enters a niche market where the overall price matters less than the property’s exclusivity and uniqueness.
Is Eze more expensive than neighboring towns?
Eze se positionne dans le haut du marché de la Côte d’Azur, tout en restant plus accessible que certaines destinations ultra-premium. Comparé à Monaco (40 000 à 60 000 € le m²) ou Saint-Jean-Cap-Ferrat (25 000 à 50 000 € le m²), Eze apparaît nettement plus abordable avec ses 12 000 à 30 000 € le m². La commune se situe dans une fourchette de prix similaire à Beaulieu-sur-Mer (12 000 à 28 000 € le m²) et Villefranche-sur-Mer (13 000 à 32 000 € le m²), offrant un rapport qualité-prix intéressant compte tenu de son prestige et de ses vues exceptionnelles.
