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How can this French Riviera phenomenon be explained?
- The extreme rarity of properties without flaws (a combination of criteria such as proximity to the sea, sea views, peace and quiet, a prestigious location, and a stylish residence).
The coincidence of such criteria, especially location and views, immediately drives prices up on the French Riviera. - Demand for luxury real estate on the French Riviera still exceeds supply.
- Property buyers must understand that unlike Moscow or St. Petersburg, on the French Riviera they are not competing only with locals, but also with many international buyers: Scandinavians, Swiss, British, Italians, etc.
Neither the pandemic nor Brexit has discouraged international capital from investing in the French Riviera. - The typical seller of luxury real estate on the French Riviera remains quite resistant to negotiation.
Especially in 2020–2021, property owners were in no hurry to bring their assets to market. - Potential buyers often ask us to find “distressed” deals from sellers with serious problems.
Unfortunately, such purchase schemes are unlikely here, as most sellers are wealthy and financially secure people who prefer to wait for better times rather than agree to significant price reductions. - Of course, urgent sales do occur, but combining an urgent sale, strong criteria, and a prime location such as Cap Ferrat is unrealistic.
Even if such a situation were to arise, the property would most likely be purchased by a bank or a local investor before reaching the open market.
2. Negotiation opportunities on the French Riviera
The myth of falling property prices on the French Riviera gives rise to another myth among Russian-speaking buyers — the myth of enormous discounts.
Some clients viewing villas on Cap Ferrat priced at 20 million euros offer 10 million, and for villas priced at 10 million they offer 5 million.
Indeed, different situations occur, and sometimes it is possible to purchase a property with a very large discount. However, as a rule, when it comes to a property in the “right” location and without significant drawbacks, such miracles do not happen here.
When our clients tell us that acquaintances bought something somewhere very cheaply, we always advise them to visit and draw their own conclusions about whether such housing would suit them.
Where prices are low, you will most likely find a number of disadvantages: a busy road nearby, a north-facing exposure, a low floor, a questionable neighborhood, lack of a terrace, etc.
If you work with a serious agency that has correctly priced the property, a negotiation margin within 10% is considered a good result.
At the same time, it should be noted that at all times — including now — we sometimes sell property on the French Riviera with no negotiation at all: clients understand that the price is reasonable compared to other properties and are ready to make an offer at the owner’s price if the latter is unwilling to concede.
3. Safety concerns about living on the French Riviera
Among Russian-speaking buyers, there are rumors about thefts and burglaries in apartments and villas on the French Riviera. Interestingly, we usually hear such stories from luxury renters or potential buyers, rather than from actual owners.
Indeed, on the French Riviera, where there are many wealthy people who relax and lower their guard, it is necessary to observe basic safety rules.
In most cases, Russian clients whose behavior and expensive attributes attract the attention of criminals actually provoke such situations themselves.
For example, if you own a detached villa, it is advisable to close the house and windows when leaving, activate the alarm at night, not leave the house open when spending long periods by a pool located far from the building, etc.
And if you are returning home after expensive shopping in :contentReference[oaicite:3]{index=3} or :contentReference[oaicite:4]{index=4}, pay attention to whether anyone might be following you.
Of course, these rules mostly apply to luxury property renters visiting the French Riviera for the first time.
Property owners who feel at home in France are generally more relaxed and calm, as living experience shows that burglaries are actually rare, and many locals do not close window shutters during the day or activate alarms when leaving their homes.
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