Antibes or Cannes? Where to Buy on the French Riviera in 2025
When considering real estate investment on the French Riviera, Antibes and Cannes are two prime locations offering distinct lifestyles and market dynamics. Understanding the current trends and future outlook for both areas is crucial for making an informed decision in 2025.
French Riviera Property Comparison: Antibes vs. Cannes
Market Trends and Price Dynamics
Antibes
Antibes is experiencing a sharp rise in property prices, with the average price per square meter increasing by approximately 20.8% in just one year, a rate significantly higher than the national average and outpacing Cannes. This surge is driven by growing demand among younger buyers and families attracted by the town’s blend of historical charm, accessibility, and increasingly modern infrastructure. Antibes offers a more relaxed and family-friendly atmosphere compared to Cannes while maintaining luxury appeal.
Within Antibes, the Cap d’Antibes area is especially prestigious, featuring some of the most exclusive villas on the Riviera, with prices ranging from around €15,000 per square meter for ultra-luxury villas, comparable to Cap Ferrat and Monaco. Overall average prices in Antibes stand at about €7,700 per square meter for houses and €5,500 for apartments, making it competitive for luxury coastal living.
Cannes
Cannes is globally renowned, especially for its glamorous annual film festival and luxury lifestyle. The city’s real estate market remains stable but is showing signs of slower growth. Between 2022 and 2024, transactions for properties over €1 million fell by 45%, suggesting that the ultra-luxury segment might be plateauing or slightly cooling. Prices in Cannes remain high, with areas such as La Croisette commanding premium prices due to their luxury hotels, boutiques, and ocean views. The average price in Cannes for luxury villas can reach up to €6,900 per square meter.
Lifestyle and Appeal
Antibes appeals to those seeking a balance between luxury and a quieter, more historic coastal town environment, with beautiful sandy beaches, parks, and vibrant yet less hectic town life. The presence of the largest yacht marina in the Mediterranean also enhances its status for those interested in boating and watersports.
Cannes offers a cosmopolitan, dynamic lifestyle, with a strong international presence and year-round demand. Its cultural and business events, alongside luxury shopping and fine dining, cater to buyers looking for prestige and an active social scene.
Luxury Coastline Investment Considerations
Investment Potential
Antibes’s sharp price growth and demographic shifts toward younger buyers and families suggest strong future capital appreciation potential, particularly for those seeking entry-level luxury in a prestigious setting. The ongoing urban renewal efforts and new transport links enhance its attractiveness.
Cannes’s market may provide more stability and prestige but with slower growth prospects currently. It remains a top choice for investors seeking established luxury properties with strong rental potential linked to its film festival and international events.
Financing and Market Conditions in 2025
The French Riviera market in 2025 benefits from easing financing conditions and anticipated declines in interest rates, making it easier for buyers to acquire luxury properties. A resurgence of international buyers, especially from the U.S. and the UK, is expected to support demand in both Cannes and Antibes. Environmental and quality-of-life regulations in cities like Cannes and Nice are shaping sustainable development, which indirectly supports long-term property value.
Summary Table: Antibes vs. Cannes in 2025
| Aspect | Antibes | Cannes |
|---|---|---|
| Price Growth | Sharp increase (~20.8% yearly) | Slow growth; high-end slightly cooling |
| Average Price/m² | ~€7,700 (house), €5,500 (apartment) | Up to €6,900 for luxury villas |
| Lifestyle | Historic charm, family-friendly, marina | Glamorous, cosmopolitan, event-driven |
| Market Segment Focus | Growing interest among younger buyers and families | Luxury properties and international investors |
| Investment Potential | High growth potential, accessible entry | Stable prestige market, rental appeal |
| Luxury Hotspots | Cap d’Antibes – exclusive villas | La Croisette – luxury hotels and boutiques |
Conclusion
For 2025, Antibes represents a dynamic, fast-growing opportunity for buyers looking to combine luxury with a more relaxed, family-oriented environment and relative affordability compared to Cannes. Its sharp price rise and urban development point to strong investment upside.
Cannes remains the iconic, prestigious choice with a mature luxury market, ideal for buyers prioritizing global recognition, high-end amenities, and event-driven rental potential, although with slower price appreciation.
Investors looking for rapid price growth and a blend of tradition and innovation might favor Antibes, while those seeking long-term stability, prestige, and a bustling lifestyle should consider Cannes.
This nuanced choice between Antibes and Cannes aligns with the 2025 market trends on the French Riviera, offering diverse prospects for luxury coastline investment.
For bespoke investment strategies, speak to our global advisory team.
