Roquebrune-Cap-Martin and Saint-Jean-Cap-Ferrat: two exceptional addresses on the French Riviera

Between azure seas and Alpine horizons, certain stretches of the Mediterranean coastline embody the very essence of the French art of living. Peninsulas and capes, with their singular geography, offer the rare promise of privacy while preserving easy access to the French Riviera’s most dynamic hubs. Roquebrune-Cap-Martin and Saint-Jean-Cap-Ferrat represent two complementary facets of this Mediterranean excellence, each cultivating its own identity while sharing the codes of international luxury.

Located just a few kilometres from the Principality of Monaco, these two sought-after destinations attract an Ultra-High-Net-Worth clientele in search of discretion, outstanding architectural heritage, and an incomparable quality of life. While Saint-Jean-Cap-Ferrat has embodied, for over a century, the absolute benchmark of prestige real estate on the French Riviera, Roquebrune-Cap-Martin is increasingly establishing itself as a refined alternative, with its preserved authenticity and compelling value-creation potential.

This comparative analysis helps investors grasp the distinctive features, and complementarities, of these two exceptional markets, guiding their wealth strategies according to personal and financial objectives. Between a long-established safe-haven and an emerging opportunity, let us explore how these two locations meet the highest expectations of an international clientele.

I. Saint-Jean-Cap-Ferrat: the timeless reference for Mediterranean luxury

An exceptional historical and architectural heritage

Saint-Jean-Cap-Ferrat remains one of the most coveted addresses in the world, inheriting a history intimately linked to the Belle Époque and the golden age of the Riviera. From the late 19th century onwards, this four-square-kilometre peninsula captivated European aristocracy and international fortunes alike with its privileged climate, sea panoramas, and lush vegetation.

The legendary estates that punctuate the peninsula bear witness to this exceptional heritage: Villa Ephrussi de Rothschild, an architectural jewel surrounded by nine themed gardens; Villa Santo Sospir, adorned with Jean Cocteau’s frescoes; and Villa Les Cèdres, whose botanical gardens shelter nearly 14,000 plant species. These historic properties have shaped Cap Ferrat’s architectural identity, setting standards of excellence that endure to this day.

Urban planning on the peninsula remains strictly regulated by a particularly stringent Plan Local d’Urbanisme (local urban plan), preserving its residential character, moderate density, and architectural harmony. New builds or major renovations must comply with rigorous aesthetic requirements, ensuring the continuity of the Belle Époque character while allowing discreet modernisation of infrastructure.

An established market with prestigious benchmarks

The Saint-Jean-Cap-Ferrat real estate market is characterised by some of the highest price-per-square-metre values in the world.

As Cyrille Jalon, Savills French Riviera’s prestige market expert, notes: “The Saint-Jean-Cap-Ferrat market remains emblematic. It is more than a real estate investment; it is a legacy investment in one of the Riviera’s iconic addresses. With around 600 houses, only a limited number becomes available for sale each year: demand therefore always far exceeds supply.”

This structural scarcity forms the foundation of the market’s exceptional value. Supply consists primarily of exceptional villas, often built on wooded plots spanning several thousand square metres, along with apartments and penthouses.

Transactions are frequently concluded confidentially, off-market, reflecting the discretion sought by clients who value anonymity. Marketing timelines remain relatively short for impeccably positioned properties, mirroring steady demand and a particularly fluid market despite the considerable sums involved.

A demanding international clientele

For over a century, Saint-Jean-Cap-Ferrat has attracted an Ultra-High-Net-Worth clientele among the wealthiest in the world. European legacy families, international entrepreneurs, multinational executives, and prominent figures from the business world make up the majority of buyers, drawn by the peninsula’s legendary discretion, well away from mass tourism circuits.

Proximity to the Principality of Monaco, located approximately ten kilometres away, is a decisive advantage for many Monaco residents seeking a residential pied-à-terre that combines tranquillity, space, and an exceptional lifestyle, while maintaining easy access to the Principality’s infrastructure, services, and professional opportunities. This dynamic fully aligns with trends observed in the Monaco real estate market, where peripheral demand for exceptional properties remains strong.

This clientele favours primary or secondary residences intended for family use, within a multigenerational legacy framework. Acquiring a property in Saint-Jean-Cap-Ferrat transcends the purely financial dimension: it reflects a desire to belong to an exclusive circle, to preserve a refined Mediterranean art of living, and to build a lasting asset with indisputable pedigree.

II. Roquebrune-Cap-Martin: discreet elegance at Monaco’s doorstep

A distinct identity between tradition and authenticity

Roquebrune-Cap-Martin cultivates a singular identity within the French Riviera’s prestige real estate landscape. The commune stands out for the harmonious coexistence of Roquebrune’s perched medieval village, listed among “Les Plus Beaux Villages de France”, and Cap Martin, the historic epicentre of aristocratic resort life on the eastern Riviera.

Cap Martin, less widely known than its neighbour, preserves an intimate, residential character that is particularly prized by connoisseurs. The town is home to remarkable architectural heritage, including historic villas such as Villa Torre Clementina, as well as Le Corbusier’s Cabanon, an emblematic site where the architect spent the last summers of his life.

The Le Corbusier coastal path, which follows the Cap Martin shoreline for nearly three kilometres, offers an exceptional seaside walk between pine groves and secluded coves. This preserved public amenity enhances the area’s residential appeal, combining access to the waterfront with tranquillity.

Roquebrune’s medieval village, dominated by its Carolingian castle, brings a cultural and heritage dimension, with picturesque lanes, vaulted passageways, and breathtaking panoramas over the Mediterranean. This duality, between village authenticity and seaside elegance, is one of the destination’s defining strengths.

An attractive market positioning

The Roquebrune-Cap-Martin property market features a price-per-square-metre range that is noticeably lower than Saint-Jean-Cap-Ferrat’s. This price differential does not reflect a lower qualitative positioning; rather, it points to a different level of market maturity.

Supply is diverse, comprising Belle Époque seafront villas on Cap Martin, contemporary apartments with high-end specifications in recent residences, and character properties with landscaped Mediterranean gardens. Buying a villa in Roquebrune-Cap-Martin therefore offers varied opportunities, from spacious family apartments to grand villas with several hundred square metres of living space.

As Cyrille Jalon highlights: “In 2024 and early 2025, Roquebrune-Cap-Martin saw record transactions: four villas between €40 million and €70 million were sold one after another. Three Belle Époque residences and one contemporary villa; all located in the Domaine Privé of Cap Martin.” These exceptional deals reflect the market’s growing recognition among ultra-luxury buyers, validating the premium positioning of certain exceptional assets, and above all, the strong appeal of the highly coveted Domaine Privé de Cap Martin.

This private, secure estate has become one of the French Riviera’s most exclusive enclaves, just a few kilometres from the Principality of Monaco. Comprising 22 properties, each with its own architectural identity, it offers sea views and vistas over neighbouring estates, including Coco Chanel’s Villa La Pausa. The ensemble embodies a perfect blend of a unique natural setting, architectural elegance, and absolute discretion.

The luxury real estate segment in Roquebrune-Cap-Martin particularly attracts investors seeking properties with panoramic sea views, direct beach access, and preserved privacy. Front-line villas benefit from sustained value growth, driven by the increasing scarcity of this type of asset along the entire French Mediterranean coastline.

Differentiating strengths for investors

Roquebrune-Cap-Martin offers several strategic advantages for wealth investors seeking an optimal balance between excellence, authenticity, and value-creation potential.

Its exceptional proximity to Monaco, less than ten kilometres separating Cap Martin from the Principality, is a decisive argument. This immediate access enables residents to enjoy Monaco’s infrastructure, services, and professional opportunities on a daily basis, while living in a more spacious and serene residential environment. Cyrille Jalon confirms this dynamic: “Roquebrune benefits from Monaco’s appeal, from the purchasing power of new Monaco residents, with prices that are still attractive for beautiful surface areas and plenty of space.”

Cap Martin’s outstanding seafront, dotted with coves and beaches, offers preserved coastal quality, in contrast with the more crowded areas of the central Riviera. The Le Corbusier path ensures privileged access to the shoreline in a protected natural setting, significantly enhancing the value of properties nearby.

The medium-term appreciation potential is particularly attractive for investors looking to optimise the risk-return profile of their real estate holdings. The current valuation gap with Saint-Jean-Cap-Ferrat suggests meaningful upside as the market gains visibility among international clients. Recent record transactions confirm this trend in the ultra-premium segment.

Roquebrune-Cap-Martin also enables international buyers to benefit from the French tax framework, which may be more advantageous, depending on personal circumstances, than other Mediterranean jurisdictions. Legal stability, the quality of public infrastructure, and security contribute to the destination’s appeal.

Infrastructure and quality of life

Beyond purely real estate advantages, Roquebrune-Cap-Martin offers an exceptional living environment that appeals to international families seeking authenticity.

Local amenities, though more discreet than those in neighbouring seaside resorts, meet the expectations of a demanding clientele: quality shops in the historic village, fine-dining restaurants, medical centres, and bespoke concierge services.

The Le Corbusier path is a favoured place for residents to unwind and offers a route between sea and Mediterranean vegetation, ideal for gentle sporting activities (jogging, walking, swimming) in a natural, preserved setting.

Security and discretion remain priorities for permanent and seasonal residents. The commune has preserved a calm residential atmosphere, away from the summer tourist bustle that characterises certain neighbouring resorts, while ensuring effective public safety services.

International accessibility is excellent: Nice Côte d’Azur Airport is around thirty kilometres away, Monaco’s heliport is just minutes away, and rail links make it easy to reach major European cities. This connectivity supports residents’ international lifestyles while maintaining the sought-after residential privacy.

III. Two complementary markets for real estate wealth strategies

Which investor profile?

Saint-Jean-Cap-Ferrat

Saint-Jean-Cap-Ferrat primarily speaks to buyers seeking:

• The absolute reference and most prestigious address on the French Riviera, internationally recognised for over a century. Acquiring in Cap Ferrat is less a simple property transaction than a legacy investment, conferring membership in an exclusive circle.

• A consolidated asset in an established safe haven, characterised by structurally higher demand than supply, ensuring stability and long-term capital preservation. The extreme scarcity of opportunities supports relative liquidity despite the considerable sums involved.

• An international social network and environment, encouraging encounters and interactions within a community sharing similar cultural codes and expectations. The peninsula’s legendary discretion preserves family privacy and anonymity while offering a socially coherent ecosystem.

Roquebrune-Cap-Martin

Roquebrune-Cap-Martin appeals to investors who prioritise:

• An investment combining qualitative excellence with stronger value-creation potential. The current price gap with established benchmarks (Cap Ferrat, Cap d’Antibes) suggests attractive medium-term upside, particularly in the ultra-premium segment, as confirmed by recent transactions between €40 million and €70 million.

• A balance of excellence, authenticity, and tranquillity. Unlike more media-exposed destinations, Roquebrune-Cap-Martin offers preserved residential privacy, exceptional architectural and natural heritage, while guaranteeing immediate access to Monaco’s infrastructure and services.

• A premium entry point with an optimised budget, with no compromise on quality of life, specifications, or environment. For an equivalent investment, buyers can access significantly larger living areas, more generous gardens, or additional amenities (swimming pool, pool house, outbuildings).

• A smart wealth-diversification strategy for investors already positioned in other segments of the Riviera market, or looking to build a balanced property portfolio combining established safe havens with high-potential emerging opportunities.

Shared DNA: a premium identity

Beyond their respective specificities, Saint-Jean-Cap-Ferrat and Roquebrune-Cap-Martin share fundamental characteristics that place them at the very top of the Mediterranean real estate hierarchy.

Their exceptional proximity to the Principality of Monaco is the major common advantage. This immediate accessibility meets the expectations of a Monaco-based clientele representing a significant share of buyers, seeking a more spacious and soothing residential complement while maintaining professional and social activities in the Principality. As Cyrille Jalon puts it: “Saint-Jean and Roquebrune are two complementary markets that meet the expectations of a very diverse clientele, whether coming from France, Monaco, the United States or Europe.”

Panoramic sea views and direct access to the shoreline define exceptional properties in both addresses. This privileged relationship with the Mediterranean, combined with optimal exposures (south, south-west), is a key value driver for international clients, particularly sensitive to the Mediterranean lifestyle.

Discretion and robust security are shared priorities. Both destinations have preserved their residential character away from tourist agitation, while ensuring effective security services and a community of residents respectful of one another’s privacy.

Architectural quality and a preserved environment are shared legacies of the Belle Époque, the founding era of aristocratic resort life on the Riviera. Strict planning regulations ensure the durability of this landscape and architectural heritage, protecting investments from speculative excesses or excessive densification.

IV. Market outlook and strategic recommendations

2026 trends in these two markets

The 2026 outlook appears favourable, supported by several structural dynamics.

• Sustained demand from Monaco-based and international buyers remains the primary market driver. 
• The progressive scarcity of supply in Roquebrune-Cap-Martin, particularly in the ultra-luxury segment, is increasing tension between supply and demand. 
• Growing regulatory and environmental constraints along the entire Mediterranean coastline are reinforcing the value of existing properties. 
• Post-pandemic lifestyle shifts have durably changed UHNW expectations, with greater emphasis on generous spaces, private gardens, wellness amenities (pool, spa, home cinema), and the ability to work remotely in an exceptional setting. 
• This trend favours residential destinations such as Roquebrune-Cap-Martin and Saint-Jean-Cap-Ferrat, which offer unparalleled space and environments compared with dense urban centres.

Savills French Riviera support

The complexity, and the considerable financial stakes, of these ultra-premium markets make expert support essential, from professionals with deep territorial knowledge, strong local networks, and a clear understanding of valuation dynamics.

Savills French Riviera’s in-depth local expertise is built on a thorough understanding of both Saint-Jean-Cap-Ferrat and Roquebrune-Cap-Martin. This mastery makes it possible to pinpoint the most sought-after micro-locations, assess the intrinsic quality of assets beyond appearances, and anticipate regulatory or planning developments likely to impact value.

Privileged access to off-market opportunities is a decisive advantage in markets where the most significant transactions are often completed in complete confidentiality, before any public release. The Savills International network, combined with established local relationships, offers exceptional visibility on properties that are available, or likely to become available, allowing buyers to anticipate the market rather than react to it.

Personalised support for international clients goes far beyond simple brokerage: tax and legal guidance coordinated with specialist lawyers and notaries; introductions to trusted providers (architects, renovation firms, landscapers, concierge companies); administrative assistance for non-resident buyers; and post-acquisition follow-up to ensure full satisfaction for new owners.

This 360° approach enables investors to secure acquisitions within a French regulatory and tax environment that can be complex for non-specialists, while benefiting from experience built on hundreds of comparable transactions in these exceptional territories.

Saint-Jean-Cap-Ferrat and Roquebrune-Cap-Martin embody two complementary expressions of Mediterranean real estate excellence, each aligned with distinct wealth strategies while sharing the codes of international luxury.

Saint-Jean-Cap-Ferrat remains the iconic address par excellence, an established safe haven for over a century, where acquisition transcends the purely financial dimension to reflect a desire for membership in an exclusive circle and multigenerational transmission. The extreme scarcity of supply and structurally excess demand ensure stability and long-term value preservation, making Cap Ferrat an absolute reference for legacy investment.

Roquebrune-Cap-Martin is increasingly positioning itself as an emerging excellence opportunity, combining preserved authenticity, residential tranquillity, and compelling value-creation potential. Recent record transactions confirm the market’s growing recognition among ultra-premium buyers, validating the upscale repositioning of a destination that remains undervalued relative to its intrinsic strengths. Exceptional proximity to Monaco, combined with a favourable quality-to-price ratio compared with established benchmarks, positions Roquebrune as a refined alternative for discerning investors looking to optimise the risk-return profile of their real estate holdings.

As Cyrille Jalon emphasises, these two markets do not compete; they complement one another, meeting the diverse expectations of a sophisticated international clientele. Whether securing a legacy asset in the Riviera’s most prestigious address or capturing an emerging opportunity before full price maturity, these two exceptional locations offer remarkable wealth perspectives for real estate investors.

Discover your exceptional property on the French Riviera

Savills French Riviera experts are at your disposal to support you in identifying and acquiring the property that precisely matches your wealth, family, and personal objectives. Contact our dedicated team for Roquebrune-Cap-Martin and Saint-Jean-Cap-Ferrat, and let our specialists guide you through the prestige property market in these two legendary French Riviera addresses.