The average price per m² in Théoule-sur-Mer is 7 442 €/m² for an apartment, based on actual notarised (DVF) sales. About 76 transactions are recorded each year.
Ambiance illustration of the French Riviera coastline.
The average price in Théoule-sur-Mer stands at 7 442 €/m², based on DVF (the French notarised sales database) transactions actually recorded at the notary. The municipality covers only 10,5 km², a large part of it protected massif and steep slopes: buildable land is scarce here, and properties split between seafront apartments and villas clinging to the slopes of the Esterel. The average covers significant gaps depending on the area and the view.
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 6 109 €/m² in 2021, the average price in Théoule-sur-Mer reaches 7 442 €/m² in 2026, an increase of roughly +22 % over the period.
The Théoule market reads through an atypical housing stock: 3 300 dwellings for only 749 main residences. In other words, three dwellings out of four are not occupied year-round. This structure makes the market little sensitive to local demand and heavily dependent on holiday demand coming from outside, which supports prices but also makes sales volumes irregular from one year to the next.
Land constraint is the second driver. Between the protected Esterel massif, the areas managed by the Conservatoire du littoral (the French coastal conservation body), the non-buildable coastal strip and the forest fire risk prevention plan approved in 2022, the surface truly available for new housing is small. With constant demand, this scarcity keeps the valuation level around 7 442 €/m² in 2026.
Placed back in its setting, Théoule-sur-Mer sits above Cannes and Mandelieu-la-Napoule, without reaching the levels of Cap d'Ail or the Saint-Jean-Cap-Ferrat peninsula.
Théoule-sur-Mer backs onto the south-eastern slopes of the Esterel massif, whose red porphyry rock falls straight into the Mediterranean along some fifteen kilometres of coast cut into calanques. For a long time the site was no more than a hamlet: in 1851 only seven households and twenty-three inhabitants were recorded there. A soap works had nonetheless employed close to two hundred people in the 17th century, before the activity died out.
The turning point came from the railway and from land. The Les Arcs to Cannes line opened in 1863, Théoule station was built in 1883, and in 1888 Louis Frémy divided up a vast estate that a well-off clientele, notably from Lyon, came to buy. Holiday life took hold, and the Estérel-Grand-Hôtel opened at Le Trayas in 1906. Detached from Mandelieu, Théoule became a municipality in its own right on 24 March 1929. The Provence landings reached the area on 15 and 16 August 1944.
Today the municipality stretches along the Corniche d'Or in clearly distinct sectors: the village, la Figueirette, Port-La Galère, Miramar and Le Trayas, on the edge of the Var. Four marinas punctuate its coastline. It is these sectors, more than the municipality taken as a whole, that explain the differences in value from one property to another.
The Théoule market is first and foremost a holiday market. According to INSEE (France's national statistics institute), second homes account for 75 % of the municipality's 3 300 dwellings, against 23 % of main residences, and the vacancy rate falls to 2,2 %. Buyers are looking for a seaside pied-à-terre or a villa with a view rather than an everyday home, and the available supply stays narrow. Apartments make up close to three quarters of the stock, which makes the segment of small seafront units particularly contested.
The average price in Théoule-sur-Mer is 7 442 €/m², calculated on DVF transactions actually recorded at the notary. This level places the municipality in the upper part of the Riviera market, clearly above the Cannes average.
Because land here is physically constrained. The municipality covers 10,5 km², a large part of it protected Esterel massif and steep slopes, with a coastline subject to the Loi Littoral (the French coastal protection law) and a forest fire risk prevention plan approved in April 2022. New supply is therefore very limited against constant second-home demand.
No. Théoule stretches over some fifteen kilometres of coast in strongly characterised sectors: the village, la Figueirette, Port-La Galère, Miramar and Le Trayas. A seafront apartment, a villa on the heights and a property in a gated estate are not valued in the same way. The 7 442 €/m² average covers these gaps.
Yes. With around 76 apartment sales a year, the sample remains enough to give a reliable order of magnitude. The immover estimator draws on transactions actually recorded, then adjusts for floor area, type and location. In this kind of market, a local opinion usefully refines the result.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).