Large Studio Apartment on the Promenade des Anglais with Private Garden Plus Guest Stays Exclusive to Our Community

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Large Studio Apartment on the Promenade des Anglais with Private Garden

99 Promenade des Anglais
06000 Nice, France

Surface loi Carrez totale : 32,75 m2

• Newly Renovated
• Air-conditioned
• Fully Furnished, Furnishings Included
• Sold as US Company to US Buyer (no closing costs) or via France Notarial System (7.5 -8% closing costs)*

Large studio apartment on the ground floor of the building, just to the left of the entry door, south-facing, directly on the Promenade des Anglais with sea view, comprised of a foyer, American-style fully equipped kitchen, bathroom with shower and toilet, built-in retractable queen-sized bed and cabinetry, with a large private garden. Sold fully furnished. Sleeps up to 3 with an additional fold-out sleep chair.

The bed is one of the apartment’s best features. If you want more space, you can hide it away by easily lifting it and letting it glide into the wall. Miraculously, an Italian-designed comfortable sofa appears so with the flick of a wrist, you can create a living room with no sign of the bed! When you want the bed again, just an easy pull slowly lowers it down to the floor again. There is no shortage of pillows, linens, comforters, throws, etc. to ensure you sleep soundly.

The bathroom has a shower with both rainhead and hand-held showers, a sink and toilet, plus a special mirror lit from behind for perfect make-up application or shaving without missing a stubble.

Not only can you see the sea from its large glass sliding doors, and from its private garden, but you can step out, walk across the street and be on the beach in a matter of seconds.

Its location is just a few bus stops or tram stops from Place Masséna (dead center Nice), but that’s one reason it’s so appealing—it’s not crawling with tourists and the traffic on that end of the Promenade is minimal. There is a bus stop within steps of the apartment, as is Tramway #2 that takes you to the airport or the Old Port. If you walk into town, along the Prom (which is too heavenly for words), it would only take about 20 minutes. You may never take public transportation because it’s simply too pleasant to stroll along the waterfront, but it’s all there for fast and easy access.

Should you have a car, there is street parking and it’s easy to find a place. There are also public lots nearby.

Meanwhile, the apartment is surrounded by amenities for living a fabulous life on the Riviera—there is no shortage of markets and one of the best “primeurs” (fresh produce seller), “Marché des Dômes,” is just around the corner opposite a Casino Supermarket. The very essential hardware store, “Bricorama,” is next door and there’s a really great café on the corner, “Le Magnan,” across the street from it, where the food and service are excellent. Just down the street from the apartment is the landmark Palais de l’Agriculture, a learned society founded in 1860, the building built in 1900 and a fine example of Belle Epoque architecture.

EVERYONE WANTS TO BE “ON THE PROM!”

In the latter half of the 18th century, the English aristocracy began a practice of spending their winters in Nice, reveling in the picturesque coastal scenery. In 1820, during an exceptionally harsh winter that drove a surge of beggars to Nice from the north, some English residents proposed a unique solution. They suggested that these newcomers could be employed in the construction of a promenade by the sea, known as the “chemin de promenade.” The city of Nice, enticed by the idea of a delightful waterfront walkway, decided to expand the project significantly. Initially referred to as the “Camin deis Anglés” (the English Way) by the locals in their native dialect, it underwent a name change after Nice was annexed by France in 1860, becoming the “Promenade des Anglais.”

The Promenade gained prominence as the setting for the team time trial during the 2013 Tour de France, which took place on July 2, 2013. It also served as the starting and finishing point for the first two stages of the 2020 Tour de France. In anticipation of the Paris Olympics, the 2024 Tour de France will culminate on the Promenade, a departure from its traditional finish line on the Champs-Élysées.

In the present day, for local residents, the Promenade des Anglais is simply known as the “Promenade” or, in a shortened form, “La Prom.” It is a popular destination for cyclists, skaters, families with baby strollers…especially on Sundays.

For residents and tourists alike, life in Nice is all about the sea and its color! The aqua blue of the Mediterranean in Nice is different than anywhere else—a special blue-green that changes all day long, every day of the year, to the point where just about everyone comes out just to see how it’s changed and take photos! I must have thousands myself.

During the mild weather months, cafés and beach clubs line the Promenade for seaside dining and relaxing. This is where you will want to meet up with your friends and then you will sigh, “This is pure heaven!”

The apartment being directly on the Prom on the ground level is a big advantage! Just like your home is on one level, it’s convenient for anyone, even those who are “mobility-challenged.” The width of the bathroom door is the only aspect deterring wheelchair access, but for those who need or want ease of mobility, this is the perfect answer to avoiding stairs and even elevators that go out of service.

The hedge can be trimmed so that you still have privacy, but you can see the water from the apartment, and of course from the garden. In the garden is a tall table and tall stools so you can have a glass of wine and watch the sunset. There are also two armchairs and a sofa with a table so you can spend time outside whenever you like and however long you like. There is a large wooden plastic-lined storage box to house the outdoor and beach equipment. A blue and white striped awning can be easily rolled out to shade you from all the beautiful south-facing sun. This is a perfect spot to have your morning coffee or “apératif” at dusk, and see the sea and the lovely swaying palms. The garden is filled with Birds of Paradise, which inspired the décor.

The apartment is MISSING NOTHING. It is equipped with electric heat and air conditioning for year-round comfort, but Nice is so nice, that you may not even need it! The fully equipped kitchen includes a two-burner cooktop, full oven and microwave, large refrigerator and dishwasher, plus the apartment has its own washer/dryer combo unit.

*IMPORTANT NOTE:

This property was originally designed as a Fractional Ownership property known as Le Jardin de la Promenade. Ownership is in the name of a U.S. Non-Profit Mutual Benefit Corporation structured so that shares can be easily bought and sold via the U.S. company, without passing through the French legal and tax system. This means that there are no closing costs to pay in France if the shares in the company are purchased–a savings of about 8% of the price of the property! This also means that a new owner can easily maintain all or only part of the shares as they wish and can be sold to others with an easy and inexpensive transfer of shares.

The price of the property is based on euro value and would be sold in US Dollars at an agreed-upon rate of exchange at the time of the accepted offer. This is a particularly advantageous time to make this purchase as the rate of exchange is very favorable!

The estimated legal cost to manage the transaction by our recommended attorney is $1500-$3500, depending on the exact scope of work. This does not include any income tax reporting advice or tax filings.

Staying at Le Jardin de la Promenade was truly a dream. First, the location is unbeatable. Just a short tram ride from the airport, right across from the sea, and with bus stops and Lime bikes literally at your doorstep, getting around couldn’t be easier. Everything you need — Carrefour, a butcher, a bakery — is within a 2-minute walk. Amazing restaurants are both a short tram ride or an easy walk away, whether you’re craving Indian, Vietnamese, Italian, or something else entirely. It’s out of the hustle and bustle, but close enough that you never feel disconnected — and you absolutely don’t need a car.

The apartment itself is perfection in design. Everything is brand new — appliances, floors, fixtures, cabinets — and done with impeccable taste. High ceilings make the space feel airy and open, there’s tons of storage, and it even has central AC, which is a rare luxury in Europe. Honestly, it’s the nicest apartment I’ve ever stayed in on the continent.

The garden is a peaceful gem — it gets beautiful natural sunlight all day and has amazing sunset views, all while still feeling private and serene. Since it’s on the first floor, there’s no schlepping luggage or groceries upstairs, which is a huge plus. It’s incredibly quiet and even has a security shutter that blocks out noise and light when needed.

The Murphy bed? Absolute heaven. I’m 6’2”, 210 lbs, and slept like a baby. And for a studio, the space is shockingly generous — you could easily host a dinner party for 10–20 people and no one would feel cramped.

Adrian and her team have created something truly special here. ~ SKB, esq.

We have just spent our first week at le Jardin de la Promenade and it was a delightful week. The concierges attended to our every need and welcomed us in a jewel where every possible thought had been anticipated! They even came back and added a few additional touches, as if it were possible. Thank you so much for a great stay! ~ A.A.

Other Details:

TRANSPORTATION:
Buses 12, 32, 62, LR230, Tram #2

Purchase Info

Sale price: OFF THE MARKET

• Furnishings and agency fees included
• Annual Taxe Foncière: 1,128€
• Annual Taxe d’Habitation: 1,655€
• Homeowner Insurance: 210€
• Utilities: Electricity 528€/year, Freebox Internet/TV/Phone 360€/year
• Homeowner Association Dues: 1,261€/year

Contact Listing Agent: Zerina Serulle, Adrian Leeds Group at [email protected].
+33 06 16 35 39 34‬

Guest Stay Info

Contact us to inquire about staying one week or more or more as of November 1, 2025.

Email us for info or to book your stay at Le Jardin de la Promenade.

 

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