
Promenade des Anglais
From the Negresco to Magnan: the seafront, its palaces and its residential districts
Apartments — median price 2025 · €5,754/m²
Danilo Pantalena / Unsplash
The Promenade des Anglais runs for seven kilometres along the Baie des Anges, from the Negresco and the Belle Époque buildings of the centre to the neighbourhoods of Magnan, Lenval, La Californie and Carras to the west. The buildings tell this story as you go: palaces and bourgeois buildings from the early 20th century near the centre, 1960s-70s residences facing the sea, more recent developments further out. The vallon obscur of Magnan, cut into the rock a stone's throw from the seafront, is a reminder that the city was built on hills.
The Prom itself has been redesigned for pedestrians and cyclists along its entire length, and tramway Line 2 has its western terminus at Magnan. This neighbourhood is best read as two markets: the seafront proper, where prices climb noticeably, and the streets set back, where prices return to those of an ordinary neighbourhood, with the beach thrown in.
The market
Prices in Promenade des Anglais, from actual sales
450 sales in 2025 · Nice, whole city : €4,872/m²
- Apartments — median price
- €5,754/m²
- 2025 · 448 ventes · 46 m² méd.
- Usual range (Q1–Q3)
- 4,302 – €7,654/m²
- 2024–2025
- Top of the market
- €9,524/m²
- The 10% most expensive sales: view, floor, standing.
- Houses — median price
- Too few house sales for a reliable median.
- On the Promenade itself
- Addresses on the Promenade (215)€7,708/m²Top of the market : €11,559/m²Central stretch (nos. 1 to 60) (41)€8,889/m²Top of the market : €13,548/m²
Sillage's view
On the Promenade, an address right on the Prom costs 30 to 50% more than the same floor area one street back, and the Negresco–Albert-Ier stretch is worth another notch above that. We always check the co-ownership rules: some seafront residences restrict short-term letting, and that changes the value for an investor.
Our addresses
What we really recommend
Neither the most expensive nor the cheapest: typical, well-run places we go back to. We are not paid by any of them.
- Food shop
Le Fournil de Magnan
3 avenue de la Californie
An independent bakery on the corner of Magnan, the neighbourhood's bread.
Open in Google Maps - Restaurant
Brasserie Le Magnan
1 avenue de la Californie
Run by the same Niçois family since 1987, daily specials at friendly prices: the residents' address.
Open in Google Maps - Restaurant
Le Voilier Plage
58 promenade des Anglais
Our properties in Promenade des Anglais
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