en
Known as the Pearl of France, Menton appeals to buyers with its mild climate, lush gardens and unique Mediterranean atmosphere. Located on the border just a few kilometres from Italy, its proximity to Nice, Monaco and the routes leading to the hinterland further strengthens its appeal among residents, retirees and property investors. Despite the pressure affecting the entire French Riviera property market, the Menton property market remains relatively accessible compared with neighbouring towns, still offering attractive opportunities in several districts. This article provides an up-to-date overview of property prices per square metre in Menton’s main neighbourhoods at the beginning of 2026.
As of 1 January 2026, the average property price per square metre in Menton, across all property types, stands at around €5,285, according to recently analysed real estate valuation data. Apartments sell for an average of approximately €5,239/m², while houses are slightly more expensive, at around €5,633/m², with significant variations depending on the exact location and the view offered. This average reflects a stable and consistently attractive market, despite the overall increase in property prices recorded over several years across the French Riviera.
Discover all our properties currently for sale in Menton.
The residential district of Haut Borrigo remains popular with families and buyers looking for a peaceful environment, good transport connections and proximity to schools and green spaces. According to the latest estimates, the average price per square metre for all property types is approximately €5,370/m². This price level reflects sustained demand, particularly for bright, well-designed apartments, as well as family houses with gardens or terraces.
In the north of Menton, Carei-Monti continues to attract attention thanks to its residential dynamism, open views and convenient road connections providing easy access to Nice and Monaco. Although precise price data per square metre for this particular district is not published in detail, prices generally fall within Menton’s lower to mid-range averages. In other words, between €5,000 and €5,500/m², depending on recent sales and the property’s characteristics. Carei-Monti remains an attractive neighbourhood for buyers looking for a slightly more affordable alternative without compromising on comfort or proximity to local amenities.
Mont Gros, located above the town, appeals to buyers looking for panoramic sea views without paying the prices found in coastal districts. Properties in this area benefit from a natural setting and spectacular views, which help maintain their value, often in line with the overall Menton average or slightly above the town’s average price. Although no precise estimate is published for this neighbourhood, homes with sea views can command prices significantly above the municipal average, depending on their exposure and orientation.
Nestled among green hills, the Vallée de Gorbio offers a natural quality of life while remaining within a reasonable distance of urban amenities. This district has traditionally been popular with families and buyers seeking peace and quiet, who are often willing to invest in a more tranquil living environment than the coastal areas can offer. Prices are generally comparable to those in Haut Borrigo, or slightly higher for houses with land, due to the appeal of the natural surroundings.
Menton town centre is the vibrant heart of the city. It combines shops, restaurants, markets, cultural facilities and transport links, while providing direct access to the sea. The average price per square metre is close to the municipal average, generally ranging from €5,200 to €5,800/m² depending on the exact location and the property’s characteristics. This district remains a key reference for investors and buyers seeking both capital appreciation and strong rental appeal.
To the east of the town, close to the Italian border, Saint-Paul-Garavan is Menton’s most prestigious district. Renowned for its villas offering spectacular views over the Mediterranean, it attracts an international and high-end clientele. Property prices in this area can exceed the general averages observed across Menton, particularly for homes with sea views or extensive outdoor spaces, reflecting the highly sought-after nature of the neighbourhood.
At the beginning of 2026, Menton continues to offer a dynamic property market, with average prices per square metre of around €5,200–€5,300, depending on the neighbourhood and type of property. While certain districts, such as Saint-Paul-Garavan or the town centre, remain more expensive, other areas, including Haut Borrigo and Carei-Monti, still provide opportunities to purchase property at relatively reasonable prices for the French Riviera. Whether you are looking for peaceful family life, spectacular sea views or a profitable rental investment, Menton offers a diverse range of properties capable of meeting many different requirements. To discover the best opportunities currently available or obtain a personalised valuation of your property, please contact our Édouard VII team. We will help you find the home of your dreams in one of the best neighbourhoods to live in Menton.
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.