The average price per m² in Menton is 5 198 €/m² for an apartment, within a range of 4,0 to 5,9 k€ per m², based on actual notarised (DVF) sales. Over the period, the market rose 12 % over 5 years and rose 4,5 % over the last 12 months, with about 881 transactions per year.
Illustration of Menton, sub-prefecture of the Alpes-Maritimes, a city of citrus and gardens on the Italian border.
Apartments in Menton sell at an average price of around 5 198 €/m², based on transactions actually recorded (DVF data, the French notarised sales database). This is a premium seafront market, in line with the most sought-after municipalities of the French Riviera, driven by the scarcity of land and the proximity of Monaco and the Italian border. Gaps between districts run from around 4 383 €/m² in the Careï valley, the most affordable area, to nearly 6 341 €/m² in Garavan, the most expensive district, to the east, along the border. The market for houses and villas sits higher, around 6 415 €/m². Over five years, prices have risen by roughly 10 %, and the city records about 881 apartment sales per year.
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.
After 4 641 €/m² in 2021, the average price in Menton reaches 5 198 €/m² in 2026, an increase of roughly +12 % over the period.
Change in the average price per m² over twelve months, district by district, based on the most recent DVF sales.
The average price per m² for an apartment in each district of Menton covered by Immover, ranked from the most expensive to the most affordable.
The Menton market is one of the most expensive on the French Riviera. With an average price around 5 198 €/m² for an apartment, it sits at the level of the premium coastal municipalities, driven by the scarcity of land, the climate and the proximity of Monaco. Over five years, prices have risen by roughly 10 %, and the city records about 881 apartment sales per year, a sign of an active market despite high price levels.
Its geography shapes the price gaps. The east, around Garavan and its gardens, along the Italian border, concentrates the most sought-after areas, above 6 300 €/m². The seafront, from Carnolès to the Riviera by way of the centre, forms a market core around 5 000 €/m². The valley and hill districts, further back from the coast, such as Gorbio, Borrigo, Terres Chaudes and the Careï, remain more affordable and offer the entry levels of the Menton market.
With an average price around 5 198 €/m², Menton is among the most expensive municipalities of the French Riviera covered by Immover. The pearl of France offers a premium seafront market, close to the levels of neighbouring Beaulieu and Cap-Ferrat, driven by the scarcity of land, the climate and the proximity of Monaco.
Menton is a sub-prefecture of the Alpes-Maritimes, in the Provence-Alpes-Côte d'Azur region, at the far south-east of France, between Monaco and the Italian border. With around 30 600 inhabitants, it is the last major French town before Vintimille. It stretches between the sea and the first slopes of the Alps, in a succession of bays and valleys running down from the hills, the Careï, the Borrigo and the Gorbio valley reaching the coast. Nicknamed the pearl of France, the city enjoys the mildest climate in the country, which made its reputation from the nineteenth century onwards.
The city built its identity on this climate and on its gardens. A winter resort favoured by the European aristocracy during the Belle Époque, it welcomed villas, palace hotels and botanical gardens, including the Serre de la Madone and the Val Rahmeh in Garavan, listed as Jardin remarquable. Citrus fruit, and the lemon in particular, became its emblem: the Lemon Festival (Fête du Citron), every winter, draws hundreds of thousands of visitors around the Biovès Gardens. The old town, terraced at the foot of the Saint-Michel-Archange basilica, keeps its baroque character and its colourful lanes.
Menton relies today on tourism, on its border location and on the proximity of Monaco, a few minutes away, which shapes part of its employment and property market. The city is served by Menton station, on the Marseille-Vintimille TER line, complemented by the Carnolès and Garavan halts, by the A8 motorway and by the bus lines of the Zou network and the Régie autonome des transports. This connectivity, combined with the scarcity of land and the quality of life, feeds one of the most expensive property markets on the French Riviera.
The Menton market attracts second-home buyers, retirees drawn by the climate and the quality of life, and working people employed in Monaco or across the border. Demand focuses on sea-view apartments along the seafront and in Garavan, properties in the old town and villas on the eastern hills. The scarcity of land, the proximity of Monaco and the prestige of the gardens and the climate support high prices, among the highest of the French Riviera municipalities after Cap-Ferrat and Beaulieu.
The average price in Menton is 5 198 €/m² for an apartment (actual DVF transactions, notarised sales), within a range of 4 038 to 5 888 €/m² depending on the district. Listing portals show asking prices, 10 to 20 % above the prices actually recorded.
No. The gaps are marked: Garavan, to the east, along the Italian border, exceeds 6 300 €/m², while the Careï valley, to the north, stays around 4 400 €/m². Between the two, Carnolès, the centre and the Riviera, close to the seafront, sit around 5 000 €/m², and the valley and hill districts such as Gorbio, Borrigo or Terres Chaudes remain a little more affordable.
Yes. With an average price around 5 198 €/m² for an apartment, Menton is a premium seafront market, in line with the most sought-after municipalities of the French Riviera. The scarcity of land, the climate, the proximity of Monaco and the tourist appeal push prices upwards, particularly for sea-view properties.
Menton enjoys the mildest climate in France, a heritage of gardens and villas inherited from the Belle Époque, a baroque old town and a prized seafront. Its border location with Italy and its immediate proximity to Monaco also make it a place to live for people working in the Principality, which supports steady demand.
The city average is not enough: you need to start from the price of your district, then adjust for the floor, the sea view, the aspect, the condition of the property and the proximity of the seafront or a station. The Immover estimator draws on the actual sales closest to your address.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).