A detailed examination of the thriving luxury real estate scene in Saint-Jean-Cap-Ferrat during 2025, featuring the wealthiest property buyers and sales.
Rebounding Luxury Real Estate in Saint-Jean-Cap-Ferrat
The luxury real estate market in Saint-Jean-Cap-Ferrat (SJC-F), France, is experiencing a strong recovery in 2025, bouncing back after a decline in high-value transactions from 2022 to 2024 [2]. SJC-F remains one of the most exclusive and glamorous luxury real estate markets in France, renowned for its palatial gated villas, spectacular gardens, and celebrity clientele [1][3].
The market is characterized by multi-million euro villas, with some valued up to €65 million, showcasing the ultra-high-end nature of the market [5]. SJC-F's exclusivity is supported by massive private estates and villas commanding lavish prices, attracting ultra-wealthy global buyers, including billionaires and oligarchs [3].
A Positive Outlook for the Future
The future outlook for luxury real estate in SJC-F is promising, driven by its status as a perennial safe haven for ultra-wealthy buyers seeking privacy, security, and prestige [4]. The continuing allure of the French Riviera post-pandemic, especially for those seeking stable, high-quality luxury properties, is another factor contributing to the market's positive trajectory [4].
As global wealth creation in tech and other sectors fuels more high-net-worth individuals, demand for prestigious second homes or retreats is likely to increase [4].
Exclusive Properties and Amenities
Buyers are seeking "flawless properties that meet modern expectations" with contemporary interiors, high-tech amenities, and no renovation needs [6]. Panoramic sea views, private coastal access, and features like home cinemas, wellness spas, and security quarters are now standard in the high-end segment [6]. Such features help justify values three to four times higher than nearby Riviera cities, as no other place truly replicates Cap Ferrat's exclusivity aura.
Considerations for Foreign Buyers
Foreign property owners in France should be aware of inheritance tax, as French law may apply forced heirship rules. Consulting an experienced international succession lawyer is recommended to structure the property if this is an issue [7].
France imposes an annual wealth tax on real estate, called the Impôt sur la Fortune Immobilière (IFI), on all property owners in France, including non-residents, if the net value of their French real estate exceeds €1.3 million [8].
Evolution, Not Expansion
The future of SJC-F is likely to see more evolution than expansion, with a focus on quality over quantity [9]. Any development tends to be boutique-style and high-end, with a focus on meticulous restorations, improved services, and technological integration in old villas for sustainability and security [10].
Notable Developments
Paloma Beach, one of Cap Ferrat's iconic bathing spots, closed for a major renovation in the summer of 2025, with the local municipality overseeing the selection of a new manager and a "modernized structure" set to debut in the summer of 2026 [11].
Investing in a property in SJC-F means navigating the French legal and tax landscape, which can be complex but is well-established [12]. The Taxe d'Habitation, which now applies only to second homes and high-value properties, can be substantial. In SJC-F, the municipal council imposes a surcharge on the Taxe d'Habitation for secondary residences [12].
Despite the complexities, the luxury market in SJC-F saw a slight slowdown in transaction volume, but prices remain stable or increase [13]. The rental market prospects are a bit more subdued, with rental yields expected to remain low and could fall further if prices outstrip rents [14].
The Cap Ferrat rental market can be described as "high prices, low yields" [15]. Demand for rentals will remain robust for Cap Ferrat in summer [16].
The ultra-prime values in SJC-F have increased by around 15-20% since 2019 [17]. Cap Ferrat retains its crown as one of the world's leading luxury real estate markets in the coming years [18]. Its unique fundamentals - a glamorous history, an unmatched location, an ultra-limited supply, and global appeal to high net worth individuals - make it as "future-proof" as the real estate sector can be [18].
References: [1] https://www.sothebysrealty.com/eng/cap-ferrat-france [2] https://www.savills.com/en-gb/research-reports/prime-residential-reports/cote-dazur [3] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [4] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [5] https://www.sothebysrealty.com/eng/cap-ferrat-france [6] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [7] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [8] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [9] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [10] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [11] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [12] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [13] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [14] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [15] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [16] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [17] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635 [18] https://www.cnhn.com/france-news/cap-ferrat-le-paradis-des-millionnaires-1125635
Finance and investing in real-estate in Saint-Jean-Cap-Ferrat can be an attractive prospect, given its strong recovery in 2025 and the promising outlook for the future, driven by the market's exclusivity, appeal to high-net-worth individuals, and continued allure of the French Riviera. However, potential investors should be aware of considerations such as inheritance tax, annual wealth tax, and the Taxe d'Habitation, which can significantly impact their financial decisions.
