— provence-alpes-cote-d-azur · 06
Real estate prices in Mandelieu-la-Napoule — investor simulator — July 2026
Median price per m² in Mandelieu-la-Napoule
4 806 €/m²
- Dept. 06 rank No. 111 / 140
- 5-year trend +10,3 %
Half of sales between 3 816 €/m² and 5 752 €/m² (2 695 DVF sales).
DVF — DGFiP · median over 1 439 sales (2025)
Real estate market in Mandelieu-la-Napoule
In Mandelieu-la-Napoule, the price/sqm is around 4 806 € (+10,3 % over 5 years), a balanced market for investors (grade C/5).
What investor yield in Mandelieu-la-Napoule?
Indicative calculation. Excludes taxes, notary fees, vacancy and works. 5-year attractivity index crosses DVF + INSEE demography + Sit@del permits + Filocom vacancy.
Net annual yield
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5-year attractivity index: C (51/100)
— Read more
Understanding the Mandelieu-la-Napoule real estate market
Marge de négociation à Mandelieu-la-Napoule
À Mandelieu-la-Napoule, la marge de négociation liée au marché est de 1 % à 2 % — Marché peu tendu — marge de manœuvre accrue, atteintes enregistrées 73 pour 1000 hab (nettement au-dessus de la médiane nationale).
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie -5 à -10 % de plus (décote énergétique, source ADEME) ; un bien A-D performant part, lui, du prix du marché.
Un conseiller immobilier peut vous accompagner sur cette négociation →Range: half of sales between 3 816 €/m² and 5 752 €/m² (across 2 695 DVF sales, 3 years).
Price per m² by neighbourhood — Mandelieu-la-Napoule
| Neighbourhood | Median DVF price |
|---|---|
| Domaine du Grand Duc | 6 669 €/m² |
| La Napoule | 5 571 €/m² |
| Minelle | 4 907 €/m² |
| Les Termes | 4 697 €/m² |
| Le Cottage | 4 675 €/m² |
| Roc Fleuri | 4 498 €/m² |
| Capitou | 4 296 €/m² |
Median DVF (DGFiP) per neighbourhood, across 7 neighbourhoods.
This market is defined above all by a market well above the national average.
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Mandelieu-la-Napoule within the provence-alpes-cote-d-azur regional market. On the rental side, the ANIL median apartment rent there is 19,6 €/sqm/month, an indicative gross yield of 4,9 % before taxes, fees and vacancy.
The town is in demographic decline over 5 years (-2,7 %), with construction activity low (little new construction, tight market on existing stock). Housing vacancy is low (tight rental market, secure rents). These three factors crossed with the recent price trend (+10,3 % over 5 years) determine the attractivity grade C shown above.
Note: DVF covers registered transactions excluding non-finalised off-plan sales, and ANIL publishes medians (not averages — the rent distribution is pulled up by exceptional properties). For a fine analysis at the exact address, use the simulator above or the town's full profile.
Sources: DVF (DGFiP Etalab) — rolling 5-year medians, ANIL — rent map, INSEE pop_evol — 5-year demographics, Sit@del — 24-month building permits, Filocom (DGFiP / SDES) — housing vacancy. The attractivity grade and 5-year capital gain are NTYP estimates (proprietary weighting of the data above, independent of any affiliation) — see our methodology.
— Live calculations
Every dimension, in euros.
On this page, 6 calculations with the real figures for Mandelieu-la-Napoule: whether to buy or rent, how much to negotiate, the monthly mortgage payment, the net rental yield, the monthly cashflow and the energy bill.
Method and assumptions detailed in Transparency.
← View full report for Mandelieu-la-Napoule
— Your questions
Frequently asked questions
Are the prices/sqm in Mandelieu-la-Napoule expensive?
The median DVF price is 4 806 €/sqm. For a 60 sqm apartment, that is around 288 358 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Mandelieu-la-Napoule?
The indicative gross yield is 4,9 % (median rent 19,6 €/sqm/month × 12 ÷ median price 4 806 €/sqm). The net yield after charges, property tax, vacancy and taxes is generally 30 to 45 % lower. Use the simulator above to personalise it to your case.
What does the C 5-year attractivity grade mean concretely?
The index crosses 4 factors over the last 5 years: DVF price trend, INSEE demographic trend, Sit@del building permits and Filocom vacancy. C corresponds to a balanced market with no strong signal. To study depending on the exact location. The full method is documented in the Methodology section.
Can future prices be predicted from the last 5 years?
Not reliably. The past price change (shown above, DVF source) describes the recent market — it does not foretell the future. Property markets tend to revert to their mean: a town that rose or fell sharply does not mechanically keep going the same way, and rates, the wider economy or a local shock weigh more than any extrapolation. That is why we show the observed change and the real drivers (demographics, vacancy, building permits) rather than a speculative future capital gain.
Is it better to buy an apartment or a house in Mandelieu-la-Napoule?
The median apartment price/sqm in Mandelieu-la-Napoule is typically 5 % above the house price/sqm (houses offer more usable surface but a lower €/sqm ratio thanks to the land share). For a rental investment, the apartment generally offers a better yield (more tenants, simpler management, lower urban vacancy). The house is rather preferable for a family primary residence or a heritage project with valuable land.
Is it better to buy or rent in Mandelieu-la-Napoule?
It depends how long you keep the home. In Mandelieu-la-Napoule, a 60 sqm flat costs about €288 358 to buy and €1 175 a month to rent, a rent-to-price ratio of 4,9 % gross per year. That ratio decides, not the price level.
Buying adds costs renting never pays — transfer duties, notary fees, property tax, maintenance — which must be recouped first. The “Buy or rent” calculator on this page works out the year the balance tips.