Did you know that in Marseille and Nice, the actual selling prices are significantly higher than what’s listed? This counterintuitive trend reveals a market that’s moving faster than the listings suggest. In Marseille, the median listing price per square meter is €1,413, but the sold prices jump to €3,223/m² — over twice as high. Nice shows an even starker difference, with listings at €3,409/m² versus sold prices at €4,951/m², a gap of over 31%. These figures highlight a market where desirable properties are often selling above asking, especially in Nice, where the ask-vs-sold gap points to a more competitive environment.
What’s behind this discrepancy? It could be a mismatch in seller expectations, with listings lagging behind actual market activity, or a concentration of high-quality assets that command premium prices. Interestingly, both cities show listings priced well below what buyers are actually paying, indicating strong demand and limited supply for premium properties. Marseille remains more affordable overall, with median listing prices around €43,000 per square meter, compared to Nice’s €65,000, yet both markets are experiencing rapid price increases in actual sales.
For buyers and investors, these insights suggest that relying solely on listing prices may undervalue current market conditions. The real action is happening at higher price points, so strategic offers and diligent market research are essential. Read the full analysis with interactive charts and district-level data: [link]
