Cannes, one of the most famous seaside resorts on the French Riviera, is located in the Alpes-Maritimes department in the Côte d’Azur region of France. Just 25 minutes from the Nice International Airport, Cannes offers convenient access for international visitors, making it one of the Riviera’s most popular destinations.
Cannes offers a unique blend of natural beauty, cultural richness, and modern amenities, making it an attractive destination for both residents and visitors. The city is renowned for its picturesque beaches, Mediterranean climate, and scenic landscapes. Cannes is made up of various towns and neighborhoods, each with its own character and appeal, such as La Bocca and other distinct areas.
A thriving economic area with a non-stop events program, Cannes is also the annual host to the world-famous film festival and other industry-leading conferences and gatherings. In addition to being a prosperous city, Cannes is also sophisticated, chic, and endlessly popular, making it one of the most coveted places to live in the world.
Finding the right neighbourhood to live in the French Riviera is particularly important for affluent buyers, including celebrities and property investors. Specific areas of Cannes are synonymous with exclusivity and prestige, and each has its own characteristics that help it stand out.
Key Takeaways
- Cannes is home to some of the most prestigious neighbourhoods on the French Riviera, offering a blend of luxury, culture, and lifestyle.
- Top exclusive areas include La Californie, La Croisette, Palm Beach, Super Cannes, and Le Cannet—each known for unique features like sea views, privacy, and high-end amenities.
- Emerging upscale districts such as Basse Californie, La Bocca, Oxford, and Montfleury offer more affordable luxury living with increasing appeal.
- Factors that define exclusivity in Cannes include location, proximity to amenities, cultural value, property scarcity, and the presence of affluent residents.
- High-quality education and healthcare services are readily available, enhancing Cannes’ appeal for families and long-term residents.
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What Defines an Exclusive Neighbourhood in Cannes?
The glamorous city of Cannes is known for its luxurious lifestyle. Cannes achieves a perfect balance between luxury, culture, and lifestyle, making it a truly unique destination. What exactly makes a specific Cannes neighbourhood more exclusive than others, though? Let’s explore.
Location
The most exclusive Cannes neighbourhoods are typically in prime locations, particularly along the Mediterranean coastline with views of the sea and private beach access. Other sought-after locations include central Cannes and the city centre, which are highly desirable due to their convenience, vibrant local life, and proximity to amenities. Areas close to landmarks, like the Palais des Festivals et des Congrès, which hosts the Cannes Film Festival each May, are also in high demand.
The proximity to important amenities is also what makes a location desirable or not. For example, many of the best neighbourhoods in Cannes are close to designer shopping, Michelin-starred restaurants, and private beaches. Some areas, such as those at sea level, offer flat terrain, easy access, and excellent walkability for daily activities. They also have easy access to luxury activities and services. You are also not far from some of the most beautiful villages in the surrounding areas, which are perfect for relaxing days out.
History and Culture
Not all of Cannes’ top neighbourhoods are located by the water. Some are a bit further from the sea and close to cultural and historic landmarks, which adds to their popularity and exclusivity. For example, Le Suquet is inland from the Vieux-Port, an iconic landmark of Cannes that hosts breathtaking yachts. Le Suquet is famous for its charming cobbled streets, which wind through the old town and evoke a sense of historic ambiance and tradition. In Le Suquet, you’ll find the Musée de la Castre located in a medieval chateau, the Notre-Dame d’Espérance church, and a selection of Provencal bistros. Nearby, the Forville Market offers a vibrant atmosphere and is renowned for its fresh produce, making it a favorite spot for both locals and visitors. The Old Port, a historic harbour adjacent to Le Suquet, adds to the area’s traditional charm and provides a scenic contrast between the old town and the luxury yachts moored there.
Property Value and Supply
The most exclusive areas of Cannes have property values to match. You’ll find high-end apartments, mansions, and villas in these areas, and they’ll have equally impressive amenities, like private pools, advanced security systems, and in-home spas.
Additionally, because these areas of Cannes are so popular, there’s a limited supply of available properties. When supply is low, demand is often high, which raises real estate prices. That scarcity makes property here all the more interesting to those looking to buy.
Well-Maintained Infrastructure
Since the local government wants to continue attracting affluent visitors and residents to exclusive neighbourhoods, there’s often more money invested in these areas than elsewhere. This has a cyclical effect, as the wealthy prefer to stay in neighbourhoods with landscaped public spaces, reliable roads, etc.
High-Profile Residents
Anywhere that attracts affluent buyers or visitors, including celebrities and jet-setters, is bound to become an elite area in high demand. As more high-profile residents buy or rent property in certain Cannes neighbourhoods, those areas become harder for non-A-listers to access.
Where Are the Most Exclusive Neighbourhoods in Cannes?
These are the top five most exclusive neighbourhoods in Cannes, with exceptional properties and the experiences you’d expect from such a lavish destination.
Among these, the Carré d’Or stands out as a prestigious and trendy area, renowned for its luxury shops, upscale cafes, and vibrant atmosphere. The Carré d’Or is also considered a lively neighborhood, offering abundant amenities, social activities, and a dynamic environment ideal for those seeking an energetic lifestyle.
La Californie
La Californie is one of the most sought-after property hotspots in Cannes. Located close to the city centre, it’s perfect for getting into town quickly while also being positioned to provide beautiful panoramic views of the Estérel mountains, Cap d’Antibes, and the Lérins Islands.
La Californie has developed a reputation as an out-of-the-way haven for celebrities and individuals with a high net worth. Provencal-style houses, modern villas, and luxury residences boast top-notch privacy and security, plus must-have amenities like expansive outdoor areas with open-air dining sections and large swimming pools. Many of these properties offer panoramic views of the surrounding landscape, further enhancing their exclusivity and appeal.
Le Cannet
One reason why Le Cannet is so beloved is that it’s slightly removed from Cannes but still close enough for residents or travellers to visit the city centre, which makes it both accessible and private.
Set in the hills north of Cannes, Le Cannet has a charming old town filled with history, art galleries, and Provencal architecture. You can find all sorts of residences here, from modern apartments to historic houses.
La Croisette
Having a prestigious address near the Boulevard de la Croisette — the Cote d’Azur’s most famous boulevard — means being near luxury boutiques, sandy beaches, and the renowned rue d’Antibes, Cannes’ famous shopping street.
High-end apartments along La Croisette are always in high demand, and penthouses are the crème de la crème. Homes here typically have modern interiors, large windows, and spacious terraces with incredible views of Port Canto and Massif de l’Esterel.
Palm Beach
Palm Beach is one of Cannes’ most luxurious neighbourhoods, boasting a quiet residential ambience and proximity to exclusive beaches. The prominent location and relaxing atmosphere make investing in a luxury apartment or penthouse here (with a sea view, no doubt) a wise choice. Residents enjoy breathtaking views of the Lérins Islands, adding to the natural beauty of the area. The neighbourhood also features convenient local shops, making daily life easy and enjoyable. Pointe Croisette, a scenic and prestigious peninsula at the end of La Croisette, is part of this exclusive area, known for its tranquil seaside atmosphere and luxury properties.
There are also a lot of opportunities to live an active lifestyle in Palm Beach. The beachfront walkway is ideal for cycling, jogging, or walking, and water activities, like paddleboarding, sailing, and swimming, are also available.
Super Cannes
The area known as Super Cannes is found in the hills of Cannes and Golfe Juan. Real estate in this property hotspot usually offers breathtaking views of Cap d’Antibes and the Lérins Islands, as well as magnificent views over the Bay of Cannes and the Iles de Lérins, and is known for being a peaceful haven away from the bustle of the city. Super Cannes is a popular choice for those seeking a holiday home in a tranquil setting.
The locale’s spacious luxury villas offer the utmost privacy, and the area is a top choice for those seeking seclusion without feeling isolated. Properties often include additional buildings, like a separate apartment or guest house, as well as high-end amenities like a saltwater pool or tennis court.
What Are the Emerging Exclusive Neighbourhoods in Cannes?
There are a number of areas that are on the rise within the Cannes real estate market, despite not being the longstanding exclusive areas that made our list above.
Many of these neighbourhoods share the same characteristics:
- There have been recent redevelopment projects to revitalise the area, including improving amenities, infrastructure and public spaces. Transportation links have also been improved, and there’s been new construction on commercial and residential buildings.
- These neighbourhoods are more affordable than the top luxury areas of Cannes while offering many high-end properties and a similarly luxurious lifestyle. They also provide a lower cost of living or property investment compared to the most exclusive neighbourhoods, making them attractive for budget-conscious buyers or investors.
- Since space isn’t as scarce as in exclusive Cannes neighbourhoods, there tend to be more diverse property options, including apartments, townhouses and villas.
The following areas may not be ideal for investment properties if you hope to rent out your home throughout the year. However, if you’re considering moving to Cannes or buying a second home there and you’ll have a way to get around, you won’t be isolated despite not living in the city centre.
Basse Californie
Set close to the city centre of Cannes, Basse Californie is located at sea level, making it easily accessible and ideal for walking and daily activities. The area has plenty of its own amenities, including cafes, green spaces, restaurants and shops, many of which are within walking distance for residents.
La Bocca
La Bocca is one of the towns or neighborhoods that make up the greater Cannes area. While it’s an industrial area, La Bocca is set on the waterfront and has public and private beaches. There are also wonderful views of the islands and the mountain range.
Montfleury
With its many green spaces and recreational options (gardens, parks and sports facilities), Montfleury is particularly appealing to families. There is also a selection of libraries and museums here that enhance its cultural appeal.
Oxford
This district close to Cannes is desirable because it’s so quiet and peaceful. You can find luxury apartments and villas here with garages, gardens and pools.
Petit Juas
This neighbourhood offers a residential setting with the ability to live an urban lifestyle. It’s close to the city centre, so you won’t miss out on the amenities, attractions and lifestyle of Cannes.
Education and Healthcare in Cannes’ Exclusive Neighbourhoods
Cannes is not only celebrated for its sandy beaches, glamorous city life, and the world-renowned Cannes Film Festival, but also for its commitment to providing top-tier education and healthcare. These essential services are a major advantage for families and property investors seeking a luxurious lifestyle on the French Riviera.
In the city’s most exclusive neighbourhoods, residents have access to a selection of prestigious international schools and bilingual institutions. These schools offer globally recognised curricula, making Cannes an attractive destination for expatriate families and those who value a cosmopolitan education for their children. The proximity to cultural events, such as the film festival and other artistic gatherings, provides students with unique opportunities to engage with the vibrant cultural scene that defines Cannes.
Healthcare in Cannes is equally impressive, with state-of-the-art private clinics and modern hospitals located within easy reach of the city’s best neighbourhoods. Residents benefit from high-quality medical care, wellness centres, and specialised services, ensuring peace of mind and convenience. The presence of these facilities further enhances the appeal of living in Cannes, where a luxurious lifestyle is complemented by excellent support for health and well-being.
For those considering investment properties or a permanent move, the combination of outstanding education and healthcare, alongside the allure of the beaches and the dynamic atmosphere of this glamorous city, makes Cannes one of the most desirable places to live on the French Riviera.
Final Thoughts: Making Your Home in Cannes’ Most Exclusive Neighbourhoods
When it comes to choosing an exclusive neighbourhood in Cannes, consider the location and proximity to amenities; the history and culture of the area; property value and scarcity; the neighbourhood’s infrastructure; and the elite residents the area attracts. Those elements are what makes Cannes’ top areas unparalleled options for affluent buyers, celebrities, and discerning property investors.
In La Californie, homes are private and secure, making the neighbourhood an escape for celebs and VIPs. In the charming old town of Le Cannet, art and history abound, and there are even historic properties if that’s what you’re after. Being near the French Riviera’s most popular boulevard in La Croisette also puts you close to luxury shopping, dining and entertainment, while Palm Beach has a more tranquil setting fit for outdoor lovers. There’s also Super Cannes, with spacious villas in an uber-private setting, providing a true escape while still allowing homeowners to benefit from the best of what Cannes has to offer.
When searching for a luxury property in Cannes, make sure to partner with an experienced real estate professional. Your property agent will help you find the perfect Cannes home that meets your preferences and tastes.
