The average price per m² in Terres Chaudes (Menton) is 4 582 €/m² for an apartment, within a range of 3,9 to 5,3 k€ per m², based on actual notarised (DVF) sales. Over the period, the market held steady over 5 years and rose 7,3 % over the last 12 months, with about 91 transactions per year.
Terres Chaudes, residential hills in the east of Menton, high up towards Garavan.
Apartments in the Terres Chaudes district of Menton sell at an average price of around 4 582 €/m², based on prices actually recorded (DVF transactions, the French notarised sales database). The 3 889 to 5 277 €/m² range covers half of the sales, the spread depending on the floor, the aspect and the condition of the property. Five-year trend: 0 %.
Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary, aggregated at district level using the IRIS zoning of INSEE. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.
After 4 566 €/m² in 2021, the average price in the Terres Chaudes district of Menton reaches 4 582 €/m² in 2026, a change of roughly 0 % over the period.
A few local shops on the heights, complemented by the offer of the centre and Garavan, a few minutes below.
Terraced villas, sea views and a southern aspect shape a quiet residential district on the eastern hills.
Hill paths and the proximity of the Garavan gardens offer walks away from the bustle of the seafront.
The Terres Chaudes district, in Menton. Google Maps.
The Terres Chaudes district extends over the hills of eastern Menton, high up, between the centre and Garavan. It is a residential area of slopes, made up of terraced villas and residences that enjoy views over the bay and the Italian border. Its name evokes the southern aspect and the mild climate of these hillsides facing the sea.
The district was built up as the city climbed its hills, towards Garavan and the border. Its building stock is residential and more open than by the sea, with villas clinging to the slopes, view-facing apartment blocks and a few houses on the heights. The proximity of the centre and of Garavan, below, and the southern aspect make it an area sought after for its quality of life.
Sought-after for its sea views, its aspect and its residential setting, Terres Chaudes sits in the middle of the Menton market, a little below the levels of Garavan. The supply mixes terraced villas, apartments with a view and houses on the heights, prized by buyers looking for a quiet and sunny setting, close to the centre and the border.
The Terres Chaudes district attracts families, retirees and second-home buyers looking for a sunny residential setting, with sea views, on the eastern hills. Demand focuses on terraced villas, apartments with a view and houses on the heights. The southern aspect, the views and the proximity of the centre and Garavan support steady demand, in the middle of the Menton market.
The average price in Terres Chaudes is 4 582 €/m² for an apartment (actual DVF transactions, notarised sales), within a range of 3 889 to 5 277 €/m² depending on the building, the floor and the condition.
It combines a southern aspect, sea views over the bay and the border, a residential setting of terraced hills and the proximity of the centre and Garavan, below. This combination makes it an area valued for its quality of life.
Mostly terraced villas, apartments with a view and houses on the heights. Properties with an open view over the sea, a terrace and a good aspect are the most sought-after in the area.
Terres Chaudes sits in the middle of the Menton market, a little below the levels of neighbouring Garavan. On a national scale, the district remains a premium French Riviera market, with a premium for sea-view properties.
The district is mainly served by car, via the winding roads that climb from the centre and Garavan. Bus lines serve the eastern hills, and the centre, its shops and its stations remain a few minutes away below.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).