Luxury homes for sale in Saint-Jean-Cap-Ferrat, Provence-Alpes-Côte d'Azur

There are 14 houses for sale in Saint-Jean-Cap-Ferrat right now. That figure tells you everything about this market. The peninsula between Beaulieu-sur-Mer and Villefranche-sur-Mer holds some of the most sought-after residential properties on the French Riviera, and supply simply does not keep up with demand. Houses here come with mature gardens that took decades to grow, sea-view terraces facing the open Mediterranean, and garages cut into the limestone hillside. Buyers who look at Cap Ferrat have usually already considered Eze, Roquebrune-Cap-Martin and Menton. They come back to Cap Ferrat for a reason: the density is low, the roads are quiet, and the peninsula feels removed from the congestion of the Riviera coast.

How much does a house cost in Saint-Jean-Cap-Ferrat

Houses on the peninsula start at JP¥164,421,600 for properties set back from the waterfront, with a garden and pool but limited sea views. Seafront houses or those with private access to a cove reach JP¥2,838,230,000. The average price sits at JP¥1,024,838,756. Living surfaces range from 103 to 678 sqm, with a median of 280 sqm and between 2 and 9 bedrooms. The single biggest driver of price is unobstructed south-facing sea views, particularly when the sightline extends toward Corsica on a clear day. But there is a second factor that buyers often underestimate: established landscaping. Mature stone pines, olive trees and mimosa hedges on Cap Ferrat cannot be replanted overnight. Properties with infinity pools, staff quarters, wine cellars and private coastal footpaths command a significant premium.

Where to buy a house in Saint-Jean-Cap-Ferrat

The western side of the peninsula, facing Villefranche-sur-Mer bay, draws families who want walking access to Plage de Passable and open water views toward the west. Houses here tend to sit on larger plots with terraced gardens descending toward the water. The southern tip, along the Sentier du Littoral, is where the most secluded houses are found: direct access to the rocks, no through traffic, complete privacy. The eastern flank toward Saint-Hospice offers historic villas converted into generous family homes, with views stretching toward Monaco and Cap d'Ail. The village center itself has a handful of period houses with interior courtyards and guest annexes, which suit buyers who want proximity to shops and the port. Beaulieu-sur-Mer and Villefranche-sur-Mer are the closest alternatives when nothing is available on the Cap. But no other address on the Riviera replicates what Cap Ferrat offers.