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Property Prices in Mandelieu-la-Napoule2026 property valuation

Name: Property prices per m² in Mandelieu-la-Napoule
Creator: Immover
License: https://www.etalab.gouv.fr/licence-ouverte-open-licence

Updated: January 2026 Sources: DVF · Notaires de France · Immover January 2026 · DVF, Notaires de France, Immover

In brief

The average price per m² in Mandelieu-la-Napoule is 5 054 €/m² for an apartment, within a range of 4,0 to 5,8 k€ per m², based on actual notarised (DVF) sales. Over the period, the market rose 12 % over 5 years and rose 0,8 % over the last 12 months, with about 680 transactions per year.

Illustration of Mandelieu-la-Napoule, a seaside town on the Côte d'Azur, between the château and the port of La Napoule, the Siagne marinas, the golf course and the Estérel massif.

Property Prices in Mandelieu-la-Napoule

The 2026 figures· Indicative data

5 054^€/m²

Apartments in Mandelieu-la-Napoule sell at an average price of around 5 054 €/m², based on transactions actually recorded (DVF data, the French notarised sales database). A seaside town on the Côte d'Azur, west of Cannes, Mandelieu-la-Napoule is a coastal market where the gaps between districts are marked. Prices run from around 4 078 €/m² in Les Termes, in the centre, the most affordable area, to nearly 6 307 €/m² in Minelle, on the hills close to the golf course, the most sought-after area. The market for houses sits well above, around 7 033 €/m², in a town where the villa and the seafront hold an important place. Over five years, apartment prices have risen by roughly 12 %, and the town records about 680 apartment sales per year.

T4 and larger (4+ rooms)5 710 €

Apartment (average)5 054 €

Studio, T1 (1 room)5 011 €

T2 (2 rooms)4 977 €

T3 (3 rooms)4 963 €

12-month change

+0,8 %

5-year change

+12 %

Transactions / year

680

Price range /m²

4,0 to 5,8 k€

Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary at municipality level. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.

Mandelieu-la-Napoule districts on the move

12-month change

Change in the average price per m² over twelve months, district by district, based on the most recent DVF sales.

Rising

Capitou5 153 €/m²+5,8 %

Cannes-Marina5 453 €/m²+3,8 %

Stable

Le Cottage4 608 €/m²+2,6 %

La Napoule5 547 €/m²+2,3 %

Les Tourrades4 259 €/m²+2,2 %

Centre-Ville4 374 €/m²+1,7 %

Les Termes4 078 €/m²+0,7 %

Easing

Minelle6 307 €/m²-2,2 %

All the districts of Mandelieu-la-Napoule

Price per m² by district

The average price per m² for an apartment in each district of Mandelieu-la-Napoule covered by Immover, ranked from the most expensive to the most affordable.

Minelle6 307 €/m² La Napoule5 547 €/m² Cannes-Marina5 453 €/m² Capitou5 153 €/m² Le Cottage4 608 €/m² Centre-Ville4 374 €/m² Les Tourrades4 259 €/m² Les Termes4 078 €/m²

Market trends and analysis for Mandelieu-la-Napoule

The Mandelieu-la-Napoule market is a coastal market of the western Côte d'Azur, more expensive than the interior of the Alpes-Maritimes but more affordable than Cannes itself. With an average price around 5 054 €/m² for an apartment, Mandelieu-la-Napoule sits above the departmental average away from the coast, driven by the sea, the golf course and the proximity of Cannes. Over five years, apartment prices have risen by roughly 12 %, and the town records about 680 apartment sales per year, on top of a higher market for houses, around 7 033 €/m², fed by the villas of the hills and the seafront.

Geography draws the price map. The Minelle hills, close to the golf course, and the seafront of La Napoule and the Cannes-Marina marinas, to the east, concentrate the most sought-after areas, driven by the view, the golf course and demand for second homes. Capitou, on the north-western heights, and Le Cottage form an intermediate market core. The town centre, Les Tourrades, at the town entrance towards the Siagne bridge, and Les Termes remain the most affordable areas of the town.

Mandelieu-la-Napoule compared with the major cities

average €/m²

With an average price around 5 054 €/m², Mandelieu-la-Napoule sits above the major provincial cities and at the level of a sought-after seaside resort on the Côte d'Azur. Its seafront, its marinas, its golf course and the proximity of Cannes make it a prized town for both a main home and a pied-à-terre by the sea.

CityTierPrice /m²Gap

Mandelieu-la-Napoule5 054 €ref.

Paris10 345 €+105 %

Lyon4 532 €-10 %

Nice5 139 €+2 %

Bordeaux4 309 €-15 %

Lille3 795 €-25 %

The history of Mandelieu-la-Napoule

Mandelieu-la-Napoule is a seaside town in the Alpes-Maritimes, on the Côte d'Azur, west of Cannes, at the foot of the Estérel massif. With around 22 000 inhabitants, it is a resort turned towards the sea, golf and the mimosa, of which it is one of the capitals, between the bay of La Napoule and the residential hills.

The Château de la Napoule, a medieval fortress restored in the early twentieth century by the American sculptor Henry Clews and turned into an arts foundation, overlooks the port and the beaches. The town developed around two hubs: the village and port of La Napoule, to the south, turned towards the sea and tourism, and the Siagne marinas, to the east, on the edge of Cannes. The Old Course golf club, founded in 1891 by Grand Duke Michael of Russia, and the Riviera Golf shape the landscape and the identity of the town.

The proximity of Cannes, Mandelieu-la-Napoule station on the coastal TER line, access to the A8 motorway and the setting between sea and Estérel have made the town a sought-after address, for both a main and a second home. The property market reflects this: the seafront, marina and hillside areas with a view gain in value, while the districts of the centre and the town entrance remain more affordable.

Who buys in Mandelieu-la-Napoule

The Mandelieu-la-Napoule market attracts families, working people from the Cannes area, retirees and a notable share of second-home buyers. Demand focuses on the seafront and marina apartments, the villas on the hills and around the golf course, and properties with a sea, port or outdoor view. Prices, higher than the average of the Alpes-Maritimes away from the coast, stay below those of Cannes itself, which places Mandelieu-la-Napoule among the sought-after locations of the western Côte d'Azur.

Frequently asked questions

The average price in Mandelieu-la-Napoule is 5 054 €/m² for an apartment (actual DVF transactions, notarised sales), within a range of 3 965 to 5 800 €/m² depending on the district. Listing portals show asking prices, 10 to 20 % above the prices actually recorded.

No. The Minelle hills, close to the golf course, and the seafront of La Napoule and the marinas sit in the upper part of the range, between 5 400 and 6 300 €/m², while Les Termes and the town centre remain the most affordable areas, around 4 100 to 4 400 €/m². Le Cottage and Les Tourrades form an intermediate market core.

The Minelle, La Napoule and Cannes-Marina areas combine proximity to the sea, the golf course or the marinas, a sought-after setting and strong demand for second homes. This scarcity of seafront and hillside properties with a view supports prices well above the town average.

Over five years, apartment prices have risen by roughly 12 %, driven by the appeal of the coast, the proximity of Cannes and demand for second homes. The market remains active, with about 680 apartment sales per year.

The town average is not enough: you need to start from the price of your district, then adjust for the type of property (house or apartment), the floor, the condition, the aspect and above all the sea view, the proximity of the port and the golf course, and the distance to the coast. The Immover estimator draws on the actual sales closest to your address.