The 10
most expensive neighborhoods in Cannes

La Croisette is Cannes' most famous address—and one of the most expensive in France. This 1.5-kilometer boulevard along the Bay of Cannes is lined with luxury hotels (Hôtel Majestic, Martinez, Intercontinental Carlton), high-end private residences, and upscale boutiques. Beachfront apartments—with direct views of the Mediterranean and access to private beaches—frequently exceed €15,000/m², and the most spectacular transactions have been recorded at €20,000/m² and above, according to consolidated DVF data.

During the Cannes Film Festival (2 weeks in May), apartments on the Croisette rent out at astronomical sums — some suites reach €20,000 to €50,000 per week — creating extraordinary seasonal rental demand and boosting the value of properties for purchase.

La Californie is Cannes' most exclusive residential area—a hillside east of the Croisette overlooking the Bay of Cannes and home to the city's most sought-after villas. It is here that Michaël Zingraf Real Estate, John Taylor, Sotheby's International Realty, and Cannes' leading luxury real estate specialists conduct the majority of their confidential transactions. The properties here include restored Belle Époque mansions, contemporary villas with infinity pools, and gated private residences with panoramic views of the bay, the Lérins Islands, and the Esterel Massif.

According to RealAdvisor (July 2026), the average price in California reaches €8,751/m² — but the best villas with panoramic sea views easily exceed €12,000 to €14,000/m². The supply of new developments is virtually nonexistent: building land is extremely scarce.

The Palm Beach peninsula extends the Croisette to its eastern end—lined with beaches on both sides and entirely facing the sea. The Palm Beach Casino, seaside restaurants, and the nearby Port Canto marina make it one of Cannes' most sought-after locations for combining seaside privacy with proximity to the city center. Luxury apartments with terraces and sea views are priced between €9,000 and €12,000 per square meter, according to Orpi Cannes (2026).

Super Cannes is the name given to the hills overlooking Cannes to the north—an area of ​​secluded villas nestled in nature, with 180° or 360° views of the Bay of Cannes, the Lérins Islands, the Esterel Massif, and on a clear day, even as far as Corsica. It is one of the most exclusive enclaves on the French Riviera—private estates spanning several hectares with monumental swimming pools, sometimes a helipad, and views that are unparalleled anywhere else in France.

Transactions in Super Cannes are extremely confidential. The highest prices recorded in this sector exceed 20 million euros for the largest properties.

La Croix des Gardes is the hill overlooking Cannes to the west—symmetrical to La Californie on the other side of the city center. Less internationally renowned than La Californie, it is nonetheless a highly sought-after area for its villas with gardens, its views of the Esterel Massif and the Lérins Islands, and its absolute tranquility just minutes from the Palais des Festivals. The Villa Domergue, a listed historical monument, is located there and embodies the Cannes lifestyle of the 1930s-1950s.

Basse Californie is the area located immediately behind the Croisette—100 to 200 meters from the sea, within walking distance of the beaches and the Croisette itself, with a quieter, more residential atmosphere than the seafront. It's the ideal area for buyers who want to be close to the Croisette without paying the exorbitant price of beachfront properties. Luxury residences with swimming pools and concierges are very common here.

Le Suquet is the old town of Cannes—the hill overlooking the Old Port, with its cobbled streets, medieval churches, village restaurants, and views of the marina and the Bay of Cannes. It's the most authentic part of Cannes—the one that predates the festival and mass tourism. The apartments here are unique—often through-units with views of the port and the sea—and prized by a clientele that values ​​authenticity over ostentatious luxury.

Montfleury is a quiet residential area between the center of Cannes and the foothills, popular with families and permanent residents who appreciate the tranquility and green spaces without being too far from the city center. Upscale residences with swimming pools and concierge services are common here—quieter and less expensive than La Californie while still offering a high-quality living environment.

The Banana is the nickname given to the central commercial area of ​​Cannes—the Rue d'Antibes and its surroundings, between the train station and the Old Port—encompassing the city's main shops, restaurants, and bars. It's the commercial heart of Cannes, bustling during the Film Festival and other events (MIPIM, Cannes Lions, etc.). Apartments on upper floors with views of the sea or the hills occupy the highest levels in this area.

The Carnot-République district extends around Boulevard Carnot, in the northern part of Cannes' city center, between the train station and the first residential areas in the hills. It serves as the gateway to Cannes' prestigious real estate market—a vibrant, well-connected area with strong resale liquidity. It attracts rental investors looking to generate income year-round by alternating between short-term and long-term rentals.