Ultra-luxury real estate in France in 2026: record prices, international buyers and the reign of off-market

Where does ultra-luxury begin?

In Paris, ultra-luxury begins above €5 million. Below that, the market speaks of luxury or high-end: the Parisian luxury threshold sits around €2 million, or roughly €15,000/m².

Professionals now distinguish three tiers. According to Barnes data cited by Propriétés de Charme, luxury (under €3M) trades at around €13,400/m², high-end (€3M to €5M) at around €19,200/m², and ultra-prestige (over €5M) at around €27,500/m².

But price alone is not enough. Ultra-luxury is also defined by what cannot be reproduced: a signature address, a view of a monument, a garden in the heart of Paris, direct access to the sea. It is this absolute rarity, more than the amount, that places a property in this category.

Paris: record-breaking micro-markets

In 2026, exceptional properties crossed the symbolic threshold of €50,000/m² in Saint-Germain-des-Prés; the neighbourhood's average price remains well below that. This record illustrates a reality: at this price level, there is no longer one Parisian market, but a mosaic of micro-markets.

The 7th arrondissement is the perfect example. Around Gros Caillou, prices range between €14,000 and €15,000/m². With a view of the Champ-de-Mars, they rise to around €30,000/m². In the 6th, the average luxury purchase exceeds €3 million.

For properties above €10 million, the momentum is clear. According to CFNews Immo, these sales continue to accelerate, with prices around €40,000/m² in the capital. A 200 m² apartment at a signature address — 7th, 6th, Île Saint-Louis — commonly sells for between €5 and €10 million; private mansions (hôtels particuliers) and penthouses with terraces frequently exceed that ceiling.

On a global scale, Paris retains a unique position: more accessible than Monaco or Hong Kong, yet endowed with a historic heritage no other capital can offer. Our Paris concierge service already assists many international buyers as they settle in.

French Riviera: rarity sets the price

On the Croisette, exceptional properties are now approaching €50,000/m². In Cannes, the gap is staggering: the city average is around €6,000/m², while some seafront apartments trade between €15,000 and €50,000/m².

Saint-Tropez follows the same logic, with prices around €25,000/m² and often much more. But in 2026, not everything sells at any price: only genuine rarity — sea view, address, land — justifies the highest amounts.

The Riviera market remains above all a second-home market, accounting for around 65% of sales. The average purchase exceeds €2 million across the coastline. And it withstands interest-rate swings better than the mainstream market: in Saint-Tropez, the most expensive purchases are often made with equity. Locally, our concierge teams in Cannes and Saint-Tropez take over after the acquisition.

Who is buying? The weight of international buyers

French ultra-luxury is driven by an international clientele. On the French Riviera, more than 70% of buyers are foreign. In Paris, American, Middle Eastern and Asian buyers are said to account for around 30% of luxury transactions.

What these buyers seek in France goes beyond investment. CFNews Immo sums up their motivation in three words: wealth security, confidentiality and turnkey residences. In an unstable geopolitical context, exceptional French property fully plays its role as a safe haven.

The market has also regained momentum. According to the market update published by Engel & Völkers in January 2026, activity in the prestige segment rose by more than 20% nationwide in 2025, after two years of slowdown.

What buyers are looking for today

In 2026, the ultra-luxury buyer no longer wants just an address: they want a property that is ready to live in, secure and impeccably serviced. Their expectations focus on four points.

• Turnkey. Buyers, often foreign and with several residences, want to move in without works. A property in need of renovation suffers a clear discount compared with one that has been entirely redesigned.
• Hotel-style services. Concierge, security, permanent maintenance: serviced residences sell at an estimated premium of 20% to 30% over conventional property.
• Security. Controlled access, privacy, no overlooking neighbours: protecting one's private life has become a purchase criterion in its own right.
• The irreplaceable. View, land, the history of the place: this is what protects a property's value over time, whatever the market cycle.

Why the finest sales happen off-market

Above €5 million, up to one sale in two in Paris is concluded off-market, without the property ever being advertised. Across the Parisian prestige market as a whole, this share is estimated at around 35% by some agencies (others put it considerably lower), and close to 40% in the 7th arrondissement.

The reasons are simple. The seller protects their privacy and avoids a property losing value after too long on the portals. The buyer gains access to properties no competitor has seen, in a confidential setting. To understand the mechanism in detail, read our complete guide to off-market real estate.

The phenomenon goes beyond real estate. Across the luxury world, brands increasingly favour private events, where everything is controlled, over large public showcases — the 2026 Paris Motor Show, without Ferrari or Porsche, is one illustration.

The direct consequence: to access ultra-luxury, your network matters as much as your budget. The finest addresses circulate between specialist agents, notaries, family offices and wealth advisers long before appearing — if they ever do — on a listings site.

A market apart, one that must be earned

French ultra-luxury real estate approaches the end of 2026 in a position of strength: record prices, a loyal international clientele and a resilience rooted in the rarity of properties more than in credit conditions. But it is also an increasingly demanding market, where only truly exceptional properties reach the top.

For sellers and buyers alike, one rule applies: the best opportunities are not found online. They are passed on, discreetly.

Would you like to sell an exceptional property in complete confidentiality, or access our selection of off-market properties? Join the Off-Market Circle, discover our real estate consulting or contact us for a private conversation.

Frequently asked questions

From what price is Paris real estate considered ultra-luxury?

Above €5 million. The Parisian luxury threshold sits around €2 million, or roughly €15,000/m².

Is the average price in Saint-Germain-des-Prés €50,000/m²?

No. That level has been reached for exceptional properties; the neighbourhood average is well below it.

What share of prestige sales in Paris happens off-market?

Up to one sale in two above €5 million. For the Parisian prestige market as a whole, estimates vary by source, around 35% according to some agencies.

Who buys on the French Riviera?

More than 70% of buyers are foreign, and second homes account for around 65% of sales.

The figures quoted come from specialist agencies and portals: they are market estimates, subject to change, not official statistics. Sources: CFNews Immo (June 2026); Propriétés de Charme (Luxury real estate in France 2026, Barnes data; 2026 global ranking); Mon Immeuble (2026 trends, Engel & Völkers data); Home Select; Actual Immo (French Riviera, August 2026); Agence CVR; Propriétés Clovis. Photographs: Wikimedia Commons, credited authors.