Section I · The Ranked Twelve
From best to twelfth.
Sorted by what each property actually does well at its price point, on the peak August week.
No. I
Villa Les Cèdres, Hotel du Cap-Eden-Roc.
Bedrooms: 7. Sleeps: 14. Neighborhood: Hotel du Cap-Eden-Roc grounds, south tip. Water access: hotel pathway to Eden-Roc saltwater pool and rock-cut sunbathing platforms. Peak weekly rate: $320,000 to $380,000 / wk peak August, listed on oetkerhotels.com as a nightly Hotel du Cap-Eden-Roc villa (verified May 2026). Included: private heated pool, full hotel service register (twice-daily housekeeping, butler, in-villa dining), Eden-Roc pool access, transfers from Nice in a hotel car. Not included: chef-by-the-day above three covers (booked through the kitchen at an additional rate), spa treatments, Bellini at Eden-Roc Bar on the rocks. .
Why it ranks here: the seven-bedroom configuration on the only 22-hectare hotel property between Monaco and Saint-Tropez with a Mediterranean saltwater pool cut into the rock (the Eden-Roc Pavilion, opened 1914, recorded in Oetker Collection archive). Seven proper bedrooms, the cedar-tree-formed garden register that gives the villa its name, and the hotel kitchen on 24-hour call. The fit-out runs the Belle Époque palette with post-2018 service-room and bath specification. For a group of 12 to 14 that wants the Eden-Roc register, this is the registered top.
What we would change: the rate. At $320,000-plus per week peak, the math only works if the group uses the hotel service register and pulls on Eden-Roc Bar and the Pavilion pool. A self-catering family will pay twice for amenities it does not use. Drop to a Boulevard Kennedy property for one-quarter the rate.
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No. II
Villa Eleana, Hotel du Cap-Eden-Roc.
Bedrooms: 5. Sleeps: 10. Neighborhood: Hotel du Cap-Eden-Roc grounds, contemporary build. Water access: hotel pathway to Eden-Roc pool. Peak weekly rate: $240,000 to $300,000 / wk peak August, listed on oetkerhotels.com (verified May 2026). Included: private heated pool, full hotel service register, butler, transfers, hotel pool access. Not included: chef-by-the-day above three covers, spa, Eden-Roc cabana day-rates. .
Why it ranks here: the contemporary fit-out gives a register the Belle Époque properties on Boulevard Kennedy do not have. Five proper bedrooms with sea-frame from the main suite and the long-axis terrace, a kitchen that handles in-villa dining for 10, and the hotel adjacency that the off-property villas cannot match on response time. The post-2018 refit holds.
What we would change: the rate-per-bedroom is the highest in the Eden-Roc villa register. For a 10-person group that does not need full hotel adjacency, the comparison is Villa Sainte-Anne (also Hotel du Cap, slightly off the grounds) at roughly two-thirds the rate.
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No. III
Villa Sainte-Anne, Hotel du Cap-Eden-Roc.
Bedrooms: 6. Sleeps: 12. Neighborhood: adjacent to Hotel du Cap-Eden-Roc, walking-distance entry. Water access: 6-minute walk to Eden-Roc pool entry; 8-minute walk to Plage de la Garoupe public beach. Peak weekly rate: $180,000 to $240,000 / wk peak August, listed on oetkerhotels.com (verified May 2026). Included: private heated pool, hotel service register on request, butler, transfers, Eden-Roc pool access for villa guests. Not included: chef-by-the-day above three covers, spa, mini-bar restock. .
Why it ranks here: the Provençal estate register with the Hotel du Cap service tier attached. Six proper bedrooms in a stone-and-stucco fit-out that holds the Provençal estate language (terracotta floor, beamed ceiling, garden allées), with the hotel kitchen on call. Right for a multi-generational group of 12 that wants the historic register without the hotel-grounds positioning of Les Cèdres or Eleana.
What we would change: the walk to the Eden-Roc pool is real. Six minutes is fine; the same walk back uphill in heat is not. Plan around the hotel car shuttle (every 20 minutes during the day, verified May 2026 on oetkerhotels.com inquiry).
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No. IV
Villa La Guettière, Hotel du Cap-Eden-Roc.
Bedrooms: 5. Sleeps: 10. Neighborhood: adjacent to Hotel du Cap-Eden-Roc. Water access: 7-minute walk to Eden-Roc pool entry; 6-minute walk to Plage de la Garoupe. Peak weekly rate: $150,000 to $200,000 / wk peak August, listed on oetkerhotels.com (verified May 2026). Included: private heated pool, hotel service register on request, butler, transfers, Eden-Roc pool access. Not included: chef-by-the-day above three covers, spa. .
Why it ranks here: the Provençal estate register with the strongest sea-frame in the Eden-Roc off-grounds villa set. Five proper bedrooms, a kitchen built for catered service, and a garden positioning that gives the master suite a frame across the western coastline. Right for a 10-person group that wants the Eden-Roc service tier without the Sainte-Anne footprint.
What we would change: the off-grounds positioning means the Eden-Roc Bar walk is two-way. Confirm the hotel car schedule with the butler on arrival; the night-time return without the car runs 10 to 12 minutes uphill.
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No. V
Eight-bedroom waterfront, Avenue Mrs. L.D. Beaumont.
Bedrooms: 8. Sleeps: 16. Neighborhood: Avenue Mrs. L.D. Beaumont, southwest shore. Water access: private rock-cut platform and staircase to the sea (about 60 steps). Peak weekly rate: $180,000 to $240,000 / wk peak August. Included: heated pool, hot tub, beach platform, gym, full staff bench (housekeeper, gardener, day driver). Not included: chef, tender or chartered boat, hotel-tier in-room dining. .
Why it ranks here: the largest off-hotel waterfront property on the cape that holds a 16-person occupancy without bunk rooms. Eight proper bedrooms, a rock-cut platform that lets the group enter the sea without a beach walk, and a kitchen built for catered service. The road is the smallest waterfront band on the peninsula and the property holds the calmer west-side water frame.
What we would change: the 60-step descent to the platform is real. Confirm anyone in the party can manage it before booking. The alternative is the Eden-Roc pool, four ranks above, or a Garoupe-walking property at rank No. XI.
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No. VI
Seven-bedroom Belle Époque, Boulevard Kennedy.
Bedrooms: 7. Sleeps: 14. Neighborhood: Boulevard Kennedy, east-shore spine. Water access: 5-minute walk to Plage de la Garoupe public beach. Peak weekly rate: $130,000 to $180,000 / wk peak August. Included: heated pool, hot tub, formal garden (about 6,000 m²), staff bench. Not included: chef, daily housekeeping above twice weekly, dock. .
Why it ranks here: Boulevard Kennedy is the east-shore spine that holds the strongest concentration of 1900-to-1920 Belle Époque properties on the cape (the original American owners’ band before the second world war). Seven proper bedrooms in a limewashed stucco fit-out with formal garden and the shortest walk to Plage de la Garoupe of any property on this list. Right for a 14-person group that wants the historic register at one-third the Eden-Roc rate.
What we would change: Boulevard Kennedy holds day traffic to the Eden-Roc and to the Plage de la Garoupe Beach Club. Confirm the bedroom orientation (garden side, not road side) in writing on inquiry.
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No. VII
Six-bedroom contemporary, Chemin des Mougins.
Bedrooms: 6. Sleeps: 12. Neighborhood: Chemin des Mougins, mid-peninsula. Water access: 11-minute drive to Plage de la Garoupe, 6-minute drive to Plage Joseph. Peak weekly rate: $110,000 to $150,000 / wk peak August. Included: heated infinity pool, gym, garden (about 3,200 m²), staff bench. Not included: chef, day driver, dock. .
Why it ranks here: the post-2015 build register on the mid-peninsula. Six proper bedrooms in a contemporary fit-out with an infinity pool that holds the long axis to the sea over the property line. Right for a group of 10 to 12 that wants the modern register and the more open lot footprint that Boulevard Kennedy does not allow.
What we would change: the inland positioning is the trade. Drive to water is 6 to 11 minutes; no walking option. For groups that want the water frame in the picture window, drop to a Garoupe or Beaumont property.
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No. VIII
Eight-bedroom estate, Garoupe west.
Bedrooms: 8. Sleeps: 16. Neighborhood: Garoupe west slope, mid-cape. Water access: 7-minute walk to Plage de la Garoupe. Peak weekly rate: $140,000 to $190,000 / wk peak August. Included: heated pool, hot tub, tennis court, garden (about 8,500 m²), staff bench. Not included: chef, beach service, dock. .
Why it ranks here: the only mid-cape estate at this size band with a regulation tennis court. Eight bedrooms with a court and a kitchen built for full-occupancy catered service. Right for an extended family of 14 to 16 that wants morning tennis, the Garoupe beach walk, and the Antibes Vieux Port dinner band (Le Vauban, La Taille de Guêpe, Lou Caleu) at a 14-minute drive.
What we would change: the property frame holds the garden rather than the sea; the upstairs west-suite is the only bedroom with a coastal frame. For a group that wants sea-frame from most bedrooms, drop to Beaumont (rank No. V).
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No. IX
Six-bedroom villa with dock, Anse de l’Argent Faux.
Bedrooms: 6. Sleeps: 12. Neighborhood: Anse de l’Argent Faux, west cove. Water access: private dock with 10-meter slip, 3-minute walk to the cove beach. Peak weekly rate: $150,000 to $200,000 / wk peak August. Included: heated pool, hot tub, dock with slip, beach gear, staff bench. Not included: chef, boat charter or tender (mandatory if the slip is used). .
Why it ranks here: Cap d’Antibes holds a small number of private-slip villa addresses; the Anse de l’Argent Faux cove is the calmer west-side pocket that lets a chartered boat sit at the house rather than at Port Vauban or Port Galice. Six proper bedrooms, the walking distance to the cove, and the slip that holds a 10-meter motor yacht through the August holding period.
What we would change: the dock requires a boat to use. If the group is not chartering, this property is paying for an amenity it will not use. Drop one rank in that case.
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No. X
Seven-bedroom Provençal, Chemin de la Garoupe.
Bedrooms: 7. Sleeps: 14. Neighborhood: Chemin de la Garoupe, east slope. Water access: 6-minute walk to Plage de la Garoupe. Peak weekly rate: $120,000 to $160,000 / wk peak August. Included: heated pool, hot tub, formal garden (about 4,500 m²), staff bench. Not included: chef, dock, beach service. .
Why it ranks here: the Provençal estate register on the east slope. Seven proper bedrooms with the stone-and-stucco fit-out, walking distance to Plage de la Garoupe (the best public beach on the cape), and the price band that runs under the Boulevard Kennedy properties at the same bedroom count.
What we would change: Chemin de la Garoupe holds day foot-traffic to the lighthouse and Notre-Dame-de-la-Garoupe chapel walk (a 12-minute climb from the beach). Expect light path noise from 10 a.m. to 5 p.m. on August weekends.
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No. XI
Five-bedroom villa, Plage de la Garoupe walking.
Bedrooms: 5. Sleeps: 10. Neighborhood: Plage de la Garoupe, east shore. Water access: 3-minute walk to Plage de la Garoupe. Peak weekly rate: $95,000 to $130,000 / wk peak August. Included: heated pool, garden (about 2,000 m²), housekeeper (three times weekly). Not included: chef, daily housekeeping, dock. .
Why it ranks here: the 5-bedroom entry to the cape that holds genuine walking distance to Plage de la Garoupe. Three minutes is the real time, not the brochure time. Five proper bedrooms with a kitchen built for a 10-person family that walks to the beach in the morning, books the Beach Club for lunch (Plage Keller, with the €90-per-person Beach Club lunch ticket), and books a dinner reservation in Vieux Port two nights of seven.
What we would change: the small lot footprint means the pool deck sits close to the bedroom side of the house. Plan the noise envelope around morning swimming, not late-evening pool use.
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No. XII
Five-bedroom villa, Juan-les-Pins north of the cape.
Bedrooms: 5. Sleeps: 10. Neighborhood: Juan-les-Pins shoulder, north of the cape proper. Water access: 8-minute walk to Plage de Juan-les-Pins. Peak weekly rate: $80,000 to $110,000 / wk peak August, the only entry on this list below $90,000 / wk floor. Included: heated plunge pool, small garden (about 1,500 m²), housekeeper (twice weekly). Not included: chef, daily housekeeping, dock, full staff bench. .
Why it ranks here: the Juan-les-Pins shoulder gives Cap d’Antibes proximity at the lowest band on this list. Five proper bedrooms within the Juan-les-Pins jazz festival circuit (mid-July, verified on jazzajuan.com), walking distance to Plage de Juan-les-Pins, and the price band that suits a 10-person trip that books restaurants more often than chef-at-the-house. Right for the group that wants the cape proximity under $115,000 per week.
What we would change: the Juan-les-Pins beach scene runs noisy through the jazz festival window. If the group books the third week of July, plan around the festival noise envelope. The Eden-Roc proper is 14 minutes by car from this property.
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