Luxury sales in Saint-Tropez: records and transactions
The Saint-Tropez, Cap Saint-Pierre, Pampelonne, Tahiti, Ramatuelle, and Capon areas: within just a few kilometers of this peninsula lies one of the deepest and most expensive villa markets in Europe. DVF data now allows us to measure this reality far beyond the prices listed in advertisements.
Saint-Tropez can finally be seen in the transactions
The asking prices in Saint-Tropez regularly feature in luxury real estate rankings. However, a property listed at 40, 50, or 70 million euros does not necessarily constitute a sale at that price.
To understand the true depth of the market, one must look back at the actual changes recorded. This is the whole point of the Land Value Requests (DVF), produced by the Directorate General of Public Finances based on notarial deeds and cadastral information.
The analysis of this data on Saint-Tropez, Ramatuelle, Gassin, Grimaud and Sainte-Maxime reveals a market much deeper than a succession of spectacular sales: 170 transactions of villas at 10 million euros or more between 2014 and 2025.
Their combined value is approaching 2.97 billion euros, with a median of 14.8 million euros.
2025 marks a new market peak ≥€10M
In 2014, the register recorded 11 villa transactions exceeding or equal to €10 million across the entire gulf studied.
In 2025, this figure reached 29 transactions, for a cumulative value of 527 million euros.
In the three years 2023 to 2025 alone, 68 sales ≥€10M were recorded, compared to only 16 between 2014 and 2016.
The current market and the ultra-prime market tell different stories
Savills estimates that the median price of villas in Saint-Tropez will be around €25,000/m².
For properties combining panoramic sea views, remarkable architecture and prime addresses, prices can exceed €50,000/m², and reach even higher levels for some niche assets.
Savills also highlights the importance of international customers: approximately 70% of buyers of very high-end properties are said to be foreign.
That is why a simple municipal average cannot explain the price of a waterfront villa in Les Parcs, a property in Cap Tahiti or an estate overlooking Pampelonne.
Domaine de la Capilla: 85.5 million euros
In June 2024, American businessman Ken Griffin, founder of Citadel, acquires the Domaine de la Capilla, former property of photographer Gunter Sachs.
CFNEWS IMMO, the Wall Street Journal and several professional sources have documented a price of 85.5 million euros.
The complex is located in the Tahiti/Pampelonne area and comprises several buildings on a large property.
This transaction also represents the price ceiling found in the DVF analysis of the segment of villas ≥€10M in Saint-Tropez and its gulf over the period 2014–2025.
A good that surpasses ordinary comparables
At this level, the amount no longer solely compensates for living space.
It compensates for the land area, the immediate proximity to Pampelonne, the confidentiality, the history of the property and the impossibility of reproducing such a complex today.
This record therefore in no way constitutes a new average price for villas in Ramatuelle or Saint-Tropez.
The Parks of Saint-Tropez: 812 million euros changed in twelve years
The private domain of Les Parcs, between Baie des Canebiers, Cap Saint-Pierre and Plage des Salins, probably constitutes the most legible micro-market in Tropez in the public data.
The 2025 transactions in the Parks demonstrate the depth of the market
The amounts below correspond to the transactions found in the DVF register for the Saint-Tropez Parks area. They have the advantage of not depending on a sale price or market rumor.
This is the largest transaction found within the strict perimeter of the Parks over the period 2014–2025.
The register confirms the amount but should not be used to invent features not publicly documented: actual living area, quality of services or sea line require other sources.
A new sale exceeding €20 million is expected as early as the first quarter of 2025.
Cap Saint-Pierre concentrates several properties located in the most protected coastal environment of the Tropezian peninsula.
This operation confirms that transactions exceeding €20 million are no longer completely isolated events in the upper end of the local market.
However, their small number means that one should never mechanically extrapolate a price from one property to another.
This sale comes a month after the €20.5 million sale and is part of a particularly busy year for the estate in 2025.
Six of the eight transactions recorded at the Parks in 2025 reached or exceeded 10 million euros.
Why do some famous sales not correspond to the DVF charts?
In Saint-Tropez, the specialized press may report a sale exceeding 50 million euros, while the same transaction does not necessarily appear as such in the public register.
In 2025, the sale of Villa Portimao was reported at €59.5 million. A few weeks later, another property of approximately 460 m² was announced as having sold for €53.2 million.
These amounts are documented by press sources, but their possible absence from a strictly comparable DVF table does not mean that they are wrong.
Several reasons could explain the difference
A transaction may involve shares in a company that owns the asset.
It can also combine several assets, outbuildings, furniture, rights or legal structures that cannot be read as a simple sale of a villa.
This is why Propriétés De Charme distinguishes between sales recorded in DVF and sale prices reported by professional or economic sources.
Six sectors, six different ways to buy Saint-Tropez
A property's value is not solely determined by its postal code. A few hundred meters can completely alter the view, access to the sea, privacy, and therefore the value.
The Parks
Secure private estate, large plots, protected coastline and very limited supply. The registry reveals an exceptional concentration of sales exceeding €10 million.
Capon
Large properties, green surroundings, tranquility and proximity to the sea. Several professionals rank it among the best addresses in the Parks.
Salins & La Moutte
Beaches, nature, secluded country roads and properties sought after for their privacy.
Pampelonne & Tahiti
Ramatuelle, Cap Tahiti, Domaine de la Capilla and in the immediate vicinity of the legendary beach.
Centre & La Ponche
Village houses, apartments, harbor views and extremely limited availability within walking distance of the docks.
Gassin & Sinopolis
Dominant position on the gulf, large villas and sought-after panoramas, with an identity different from the peninsula itself.
The prestige extends far beyond the administrative boundaries of Saint-Tropez
An essential part of the real estate image of Saint-Tropez is administratively located in the commune of Ramatuelle.
Pampelonne is a clear example. The beach, Cap Tahiti, Bonne Terrasse and the properties located in the surrounding hills belong to the Tropezian market in the heritage sense, while falling under the jurisdiction of another municipality.
According to PAP, the average price of all properties in Ramatuelle was around €13,791/m² in the summer of 2026, and in Pampelonne around €18,500/m².
Exceptional properties far exceed these averages
Savills notes that villas with genuine sea views are selling for over €10 million, while the Capilla and Cap Tahiti sectors can exceed €20 million.
The record of €85.5 million shows above all how much averages lose their meaning when the asset becomes truly exceptional.
Pampelonne: €8.31 million at a judicial auction
On April 10, 2026, a very high-end villa located on Avenue des Pins, in the Pampelonne beach development in Ramatuelle, was sold for 8.31 million euros.
The property offers approximately 447 m² of living space on a plot of 2,515 m².
The initial starting price was set at €10 million, with the possibility of successive reductions.
An auction is not a classic comparable
The conditions of a judicial sale differ from those of a conventional private sale.
The price obtained should therefore not be used as a direct reference for valuing all the villas in Pampelonne.
This operation is nevertheless interesting because it constitutes a public, identifiable and documented 2026 transaction price.
What sells at the top of the Saint-Tropez market
Why can two villas of the same size be worth several million dollars more?
What the records of Saint-Tropez really need to teach us
For the buyer
DVF sales confirm that a market really exists at €10, €20 or €30 million.
However, they do not allow for a proper comparison of two properties without knowing their land, view, condition, access, exposure and exact surroundings.
In Saint-Tropez, the relevant comparable is rarely "another villa in the town": it is often another villa in the same micro-sector.
For the seller
Records demonstrate that a truly rare property can find buyers at extremely high levels.
They do not justify a price that is unrelated to the actual qualities of the property.
For ultra-prime assets, confidentiality, presentation, photography, international network and distribution strategy are as important as the listed price.
Additional information on the Saint-Tropez market
This page is dedicated to actual sales and record transactions. The other Charming Properties sections provide more in-depth information on prices, properties currently for sale, and areas of the peninsula.
Record sales in major real estate markets
Monaco, Dubai, New York, London, Geneva, Singapore, Paris and Saint-Tropez: Propriétés De Charme analyzes the transactions that shape the major ultra-prime real estate markets, their trophy properties and their actually documented sales.
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DVF, sales deeds and the ultra-prime market
Sources consulted and verified on September 28, 2026.The currently available DVF figures come from the DGFiP publication, updated every six months. They are distinguished from sales reported in the press and from marketing prices.
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