A Look at the Best Value Neighborhoods in Paris and Nice to Celebrate 2025

By Jay Corless, edited by Adrian Leeds

If you think this year might be the year to pursue your dream of owning a slice of France, chances are you’ve wrestled with the quintessential dilemma: Paris or Nice? Both cities are brimming with charm, history, and lifestyle opportunities. Still, the comparison becomes fascinating when it comes to real estate. As we enter a new year, it’s the perfect time to weigh your options and decide where to invest. Recent reports from De Particulier À Particulier (PAP) on Paris and Nice highlight the contrasts between these markets, offering invaluable insights into where your euros might stretch further and align better with your lifestyle goals. These vibrant cities thrive on diversity and human-scale design. Let’s look at these two gems and explore the possibilities.

PARIS: THE CITY OF LIGHT, SHONE A LITTLE LESS BRIGHT IN 2024

Paris is iconic, but even the most brilliant stars face dim moments. Over the past year, Parisian real estate prices have declined significantly. On average, prices dropped by 6.7%, with some arrondissements experiencing reductions as steep as 7.1%. For buyers, this is an opportunity in a city that has historically been one of the most expensive in the world.

In the 4th arrondissement—the very heart of Paris, known for its cobblestone streets and proximity to Notre Dame—prices fell to an average of €12,120 per square meter. This historic neighborhood, home to the Marais and the Place des Vosges, blends old-world charm with vibrant modern living. Narrow streets lined with boutiques, cafés, and galleries make it one of the most desirable places to live in Paris. The mixed-use nature of this area—with homes, shops, and cultural hubs intertwined—is a hallmark of a thriving urban ecosystem. It’s common to find a bakery with the smell of freshly baked baguettes wafting through the streets or a “fromagerie” showcasing a dazzling array of cheeses. Even the traditionally posh 1st arrondissement, home to the Louvre, saw a decline, with prices now averaging €12,440/m². With its grand Haussmannian architecture and proximity to iconic landmarks like the Palais Royal, it remains a dream location for many despite the drop. It offers an air of exclusivity, particularly in areas like Rue de Faubourg Saint-Honore, lined with luxury shops and hotels.

More modestly priced areas like the 19th arrondissement saw averages around €7,630/m², offering fantastic value for those willing to venture outside the more postcard-perfect zones. Known for the Parc des Buttes-Chaumont, one of Paris’s most picturesque green spaces, the 19th has a vibrant multicultural vibe, a thriving arts scene, and various charming cafés and bars. The presence of bustling fresh fruit and vegetable markets enhances the community feel, offering residents a chance to connect while shopping for local produce. Similarly, the 20th arrondissement, famous for the eclectic Père Lachaise Cemetery and a vibrant arts scene, remains budget-friendly at €8,030/m². This up-and-coming area has a bohemian atmosphere, affordable housing, trendy restaurants, and a community-oriented feel that attracts young professionals and creatives. Local amenities include charming bistros and artisan bread shops that lend the neighborhood its quintessential Parisian character.

Paris’s silver lining is its resilience. While some of the shine may have dulled in 2024, a city with centuries of history and culture at every turn doesn’t lose its charm overnight. The price decline may be temporary, as the world’s love affair with Paris never wanes.

Note: The recent plan to pedestrianize districts 1 through 4 could easily increase values in those districts!

NICE: A MEDITERRANEAN PARADISE ON THE RISE

Meanwhile, Nice, the darling of the French Riviera, tells a sunnier story—literally and figuratively. Property prices in Nice have increased steadily over the past five years, with a 21% rise. However, the city remains more affordable than its glamorous neighbors, Cannes and Antibes. Today, the average price per square meter in Nice is €4,771—a far cry from Paris’s figures but reflective of its burgeoning appeal.

The neighborhoods in Nice offer diverse options. The chic Mont Boron, perched high above the Baie des Anges, commands top dollar at around €6,885/m², attracting those seeking stunning sea views and luxurious villas. This exclusive area combines tranquility and prestige, featuring grand historic villas, modern residences, and lush greenery. Its peaceful ambiance is ideal for those seeking privacy and proximity to the city center. Local amenities include artisanal delis and wine shops that cater to the area’s refined clientele. (Note: residents of Mont Boron will want or need a car to fully enjoy its location.)

The bustling Rue de France and Rue Masséna and its surroundings in the Carré d’Or district offer properties averaging €7,069/m², catering to those who crave a vibrant, walkable lifestyle near the famous Promenade des Anglais. This pedestrian-friendly neighborhood is alive with shops, cafes, and cultural activities, making it one of the most dynamic areas of Nice. Its proximity to the beach only adds to its appeal.

If you choose the districts surrounding the Carré d’Or, such as the Quartier des Musiciens or Quartier des Fleurs, even going east to Nice Centre or the Carabacel, all of which provide access to everything with good tram service, you’ll find them less expensive and every bit as desirable. Our recommendation is to stay within the “triangle” from the Old Port to the Airport if you don’t want to have a car and have the best Nice has to offer.

For those looking for serious affordability, Nice doesn’t disappoint. The Pasteur neighborhood offers properties for as little as €3,140/m². It’s outside of our “triangle,” but Pasteur is popular with families and students and is known for its modern buildings and practical amenities. It is also undergoing redevelopment, which bodes well for future appreciation in property values. Small but thriving fruit and vegetable markets bring a touch of tradition to this evolving area. The key to living here happily is having close proximity to the Tramline #1.

THE RIGHT PLACE TO INVEST IN FRANCE 2025

Choosing between Paris and Nice comes down to your goals and lifestyle priorities. Paris is your playground if you love history, culture, and the arts and crave the cosmopolitan buzz of a global city. The current price dip provides a rare opportunity to own in some of its most prestigious neighborhoods, like the 4th and 1st arrondissements, or to find value in vibrant and evolving areas like the 19th and 20th. Imagine yourself strolling along the Seine, shopping in the Marais, or enjoying a glass of wine at a Montmartre bistro—this is the life Paris offers.

On the other hand, Nice provides an entirely different lifestyle centered on relaxation, natural beauty, and Mediterranean charm. If you dream of waking up to the sound of waves, exploring quaint Provençal markets, or basking in 300 days of sunshine a year, Nice is for you. The wide range of neighborhoods—from the luxurious Carré d’Or to the affordable yet promising Pasteur—makes it a versatile choice for high-end buyers and savvy investors. With its booming appeal, Nice also offers excellent potential for rental income, especially in sought-after areas close to the beach or city center.

Both cities promise a unique and enriching way of life. Paris gives you the romance of a world capital steeped in history. At the same time, Nice offers the allure of coastal living with a cosmopolitan twist. Whichever city you choose, investing in French real estate is about more than just bricks and mortar; it’s about embracing the lifestyle and joie de vivre that only France can provide. Understanding the unique character of each city and neighborhood can lead to investments that are not only financially rewarding but also deeply fulfilling.

A bientôt and Happy New Year!,