Overview
Our Analysis
Priced 34% above the local sale average of €5,116/m², this property carries a significant premium for its private terrace and 'independent entrance' layout. The inclusion of the property within the protected perimeter of the 'Château de Valrose' introduces a critical friction point: any future modifications to the terrace, pergola, or external joinery will be subject to strict Architectes des Bâtiments de France (ABF) oversight, potentially leading to increased costs and lengthy approval delays. While the B-rated energy performance is unusually high for Nice’s housing stock, the high price per square meter reflects the trade-off between standard apartment living and its specific house-like configuration.
Property Records
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Property Records
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Nearby Sales
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Price & Market
The Property
What the listing leaves out
Energy Performance (DPE)
From the listing text — not an official ADEME match.
Source: listing textTaken from what the ad states. Verify with the seller’s official DPE document.
The Verdict
Suited for
Less suited for
Financials
What It Costs to Own
Estimated monthly and upfront costs based on your buyer profile
Upfront
~€164,445
Monthly
~€1,702 /mo
Rental potential
Estimate how much you could earn renting this property — as a holiday let, B&B, or separate units.
Location & Daily Life
Location
Nice
Living here
What daily life looks like in this area
The 'countryside in the city' marketing suggests a residential enclave within Nice that prioritizes quiet over immediate doorstep amenities. Depending on the exact location in Nice, residents should expect significant elevation changes or winding roads when accessing the main commercial arteries.
Nearby services
Soil & gardening
Risks & Compliance
Environmental risks
Risks shown for the commune area. Add the exact address for parcel-level confirmation.
Source: Géorisques, Min. Transition Écologique · View official report
Safety & crime
Interpreted from official police & gendarmerie records
Local regulations
Rules and public policies that may affect renting, resale or future use of the property.
Several items to note
Most rules are standard, but some items need attention before buying.
3 items to note
Zone tendue, Short-term rental, DPU preemption zone.
In a nutshell
Urban zone
Zone U — UDc
Generally buildable in principle
Renovation constraint
Protected perimeter
ABF approval may be needed
Nearby development
No AU zones nearby
No expansion zone found within ~800m
What this means
Building or extension
Likely possible, subject to local PLU rules
Exterior renovation
Needs attention, visible changes may require ABF approval
Surrounding development
No AU development zone found nearby
Planning layers found
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Applies to parcel
Main zone
Zone U · UDc · Urban
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Applies to parcel
Protected perimeter of Château de Valrose
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Context
Reserved land
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Verify
Other local planning layer recorded
Affouillement De Plus De 3 M De Hauteur Interdit Sur Une Profondeur De 20 M En Bordure De Voie
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Verify
Other local planning layer recorded
PÉRimÈTre De RÈGles VolumÉTriques Qualitatives Par Rapport Aux Voies Et Emprises
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Context
Reserved land
Renovation constraint
A protected monument perimeter (Château de Valrose) exists in this commune. Confirm whether this specific parcel sits inside it. If it does, visible exterior changes (windows, roof, facade materials) need approval from the Architecte des Bâtiments de France (ABF), typically adding 2 to 6 months. Verify with the mairie.
Next Steps
Questions to ask
- Is the wooden pergola fully permitted and does it have specific Architectes des Bâtiments de France (ABF) approval?
- Can you provide the minutes from the last three general assemblies (AG) to check for any upcoming works on the 'Domain' infrastructure?
- What is the legal status of the 'Domain'—is there an ASL fee in addition to the €110/month condominium charges?
Documents to request
- Title deed (titre de propriété)
- Technical diagnostics package — DDT (DPE, amiante, plomb, termites, ERP, assainissement, électricité, gaz, bruit)
- Land survey plan (plan cadastral)
This report is generated from listing data and regional knowledge. It is not a substitute for a professional survey, legal review, or in-person visit.
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