What are the best villages to buy near Cannes in 2026?
Quick answer: Above Cannes, the strongest hinterland choices are Valbonne (walkable, schools, Sophia Antipolis), Mougins (reputation, gastronomy, golf), Châteauneuf-de-Grasse (views, quiet), Biot (artisan village near the sea), and Opio and Le Rouret (rural calm and value). Grasse has the lowest median €/m².
Twenty minutes inland from Cannes, the Alpes-Maritimes hinterland gives up beach frontage in exchange for space, gardens, privacy and village life. Each village has its own character and price level. Below, we rank them on our own DVF data (April 2026 release), then pair villages with what buyers tend to ask for.
How to read this ranking
This is a guide to the market and to daily life, not advice. The €/m² figures are full-year 2025 DVF medians for house sales of €1 million or more (€700,000 or more in Le Rouret, where €1M+ sales are too few), all houses of 100 m² or more, and they vary by sector and by property. Which village is "best" depends on your brief: budget, schools, calm or reputation.
The hinterland villages, by the numbers
Mougins has the highest median €/m² (€10,073). Biot has the highest median sale price (€1,920,000). Biot shows the strongest year-on-year change (+53% 2024→2025). Grasse has the lowest median €/m² (€6,212/m²).
| Village | Median €/m² (2025) | Median sale price | Best for |
|---|---|---|---|
| Mougins | €10,073 | €1,750,400 | Reputation, gastronomy, golf |
| Biot | €9,654 | €1,920,000 | Artisan village near the sea |
| Valbonne | €8,986 | €1,566,000 | Walkable village, schools, Sophia Antipolis |
| Châteauneuf-de-Grasse | €8,705 | €1,445,000 | Views, quiet |
| Opio | €8,593 | €1,550,000 | Rural calm, golf, olive groves |
| Roquefort-les-Pins | €7,440 | €1,261,025 | Space, plots, equestrian |
| Grasse | €6,212 | €1,279,750 | Lowest €/m², perfume capital |
| Le Rouret (houses sold for €700,000 or more, not ranked) | €6,349 | €820,000 | Village life, food, value |
Source: La Reserve analysis of DGFiP DVF data, April 2026 release, house sales of €1 million or more (€700,000 or more in Le Rouret, where €1M+ sales are too few) (houses of 100 m² or more), full-year 2025 medians. Individual sectors and private domains sit above or below these medians.
Which village for which buyer?
Valbonne for schools and a village you walk around. Mougins for its reputation and gastronomy. Châteauneuf-de-Grasse for views and quiet. Biot for art and the sea. Opio for rural calm and golf. Le Rouret, Roquefort-les-Pins or Grasse for space and value.
- Relocating families: Valbonne (CIV and Sophia Antipolis), Mougins (Mougins British International School). See our families guide.
- Reputation and entertaining: Mougins, Châteauneuf-de-Grasse, the Castellaras domain (Mouans-Sartoux).
- Village life and value: Le Rouret, Grasse.
- Space, privacy, horses: Roquefort-les-Pins, Opio.
- Choosing between Mougins and Valbonne: our head-to-head comparison.
Whichever village you prefer, the buying process and costs are the same across the Alpes-Maritimes. Our complete guide to buying in France as a foreigner covers them.