A trophy estate on the Cap d’Antibes peninsula starts around €80,000 a week in August and climbs past €500,000 for the largest staffed properties, while a four-bedroom in Juan-les-Pins can be had for €15,000 in shoulder season. The airport, Nice Côte d’Azur, is a 20 to 30 minute drive. The full structure, by area and season.
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The number that matters first: €15,000 to €600,000 per week. That is the real spread for villa rentals on Cap d’Antibes, and the gap inside it is the widest on the Riviera, because two markets sit side by side. The peninsula itself, the gated cape between Juan-les-Pins and the old town, holds the trophy estates that set the ceiling for the whole coast. Step off the cape and a Juan-les-Pins villa rents for a fraction of the headline.
The single peak is August, with July just behind it, when a villa runs two to three times its spring rate and the largest peninsula estates are gone a year out. The May Cannes Film Festival and the June Cannes Lions across the bay add two demand spikes. The most expensive single combination is an August week at a staffed sea-view estate on the peninsula with private water access.
Indicative weekly rates in euros. Low season is roughly November to March. Shoulder is April, May, June, and October. The summer column carries July and August, the apex of the year, with August the dearest week. The trophy peninsula estates sit well above these bands and are priced as a separate tier.
| Villa size | Low season | Shoulder | Summer peak (Jul to Aug) |
|---|---|---|---|
| 3 bedrooms | €9,000 to €16,000 | €15,000 to €28,000 | €28,000 to €55,000 |
| 4 bedrooms | €16,000 to €30,000 | €28,000 to €50,000 | €48,000 to €95,000 |
| 5 bedrooms | €30,000 to €55,000 | €48,000 to €85,000 | €80,000 to €160,000 |
| 6+ bedrooms (peninsula) | €55,000 to €110,000 | €90,000 to €200,000 | €150,000 to €600,000+ |
Bands reflect the peninsula, Juan-les-Pins, and the old-town side, May 2026. The August peak is the apex: a staffed sea-view estate on the cape that asks €120,000 in June can clear €300,000 or more in August, usually on a strict two-week minimum.
Three areas anchor the market, and they feel different. The Cap d’Antibes peninsula, the wooded gated cape running south from the town, holds the grand walled estates with private sea access, the Plage de la Garoupe below, and the legendary Hotel du Cap-Eden-Roc on its western shore. This is the trophy pocket and the most expensive villa real estate on the coast.
Juan-les-Pins, the lively resort on the west side of the cape, trades the walled seclusion for the beach, the pine wood, and the summer scene, with villas at a fraction of the peninsula rate. The old town and Vieil Antibes side, around the Port Vauban yacht harbour and the Picasso museum, offers character and a working town at the lowest entry of the three. The peninsula buys privacy and the address; the other two buy the position.
France applies a reduced 10 percent VAT to professionally managed and serviced accommodation, the same reduced band that covers hotels. A villa let directly by a private owner is generally outside VAT, with the owner taxed on the rental income rather than charging the guest VAT. On a managed €80,000 summer week the 10 percent line is €8,000.
On top of the rate, Antibes Juan-les-Pins charges a taxe de séjour per person per night. For unclassified furnished tourist rentals, the category most villas fall into, the rate is 5 percent of the per-person, per-night price excluding tax, capped at about €6.43 per person per night in 2026, per the Antibes Juan-les-Pins 2026 tariff schedule. The tax is real but small against the rate.
Expect an end-of-stay cleaning fee of €800 to €3,000 depending on the size of the estate, and on staffed villas a concierge element covering arrival, provisioning, and a local contact. The largest peninsula estates fold a housekeeper, a gardener, and security into the rate.
A private chef on the Riviera runs €350 to €600 per day plus food. A car with a driver is common given the narrow cape lanes and the summer traffic, at roughly €400 to €700 per day, and a helicopter transfer from Nice runs a few thousand euros at the top of the market.
Plan on a refundable deposit of €5,000 to €100,000 depending on the value of the estate, held by card or transfer and returned within two to four weeks of checkout. The trophy peninsula lets carry the steepest deposits and the strictest cancellation terms on the coast.
Each budget is built from the rate plus the fees that actually land on the invoice. On Cap d’Antibes the line items add 12 to 18 percent, and the peninsula estate is a category of its own.
Headline: €22,000 / wk (June, villa a short walk from the beach).
VAT (10%) €2,200. Cleaning €800. Taxe de séjour for two, seven nights about €90. Hire car €500.
All-in: about €25,590 for the week, roughly €3,656 a night for a house that sleeps six.
Headline: €70,000 / wk (July peak, walled villa with pool and sea glimpse).
VAT (10%) €7,000. Cleaning €1,500. Taxe de séjour for eight, seven nights about €360. Chef for four dinners €2,000 plus food €1,200. Car with driver three days €1,800.
All-in: about €83,860 for the week, roughly €11,980 a night for eight.
Headline: €220,000 / wk (August, staffed sea-view estate, two-week minimum).
VAT (10%) €22,000. Cleaning €3,000. Taxe de séjour for twelve, seven nights about €540. Full team already in the rate. Food and bar €5,000. Two cars with drivers €7,000.
All-in: about €238,080 for the week, before the second August week and the boat.
Three levers move the all-in cost on a Cap d’Antibes week.
Avoid August, take June or September. A villa in August costs two to three times its June or September rate, and the sea is just as warm in the shoulder, with the coast far quieter. Unless the August scene is the reason for the trip, the date is where the money goes.
Step off the peninsula for space. Renters fixate on the cape address and pay the trophy premium when a larger, more private villa in Juan-les-Pins or on the old-town side carries the same bedroom count for a fraction of the rate. The peninsula earns its premium only at the marquee, sea-access end.
Take the shoulder weather. April, May, June, and September are warm and clear, with the restaurants and the beaches open and uncrowded, at 30 to 50 percent below the July and August peak. The Riviera shoulder is one of the best-value windows in the luxury market.
Cap d’Antibes in summer is hot and dry, with July and August afternoons clearing 28 to 30 Celsius and the occasional Mistral wind sweeping down the Rhône valley to the coast, cooler and gusty. The sea is swimmable from June into October. A villa without proper air conditioning in the bedrooms is uncomfortable in the peak, so confirm it covers every room, and that the private sea access the listing implies is real and not a shared path.
The peninsula lanes are narrow and walled, so a large vehicle struggles on some approaches, and the summer turns the cape and the Juan-les-Pins front into slow traffic. A car with a driver is the norm at the top of the market, and a helicopter transfer from Nice, about seven minutes, is common in peak season. The Jazz à Juan festival in Juan-les-Pins each July fills the resort, so book the villa, the chef, and the marquee tables a year ahead for August, and by the previous autumn for July.
From about €15,000 per week for a four-bedroom in Juan-les-Pins in shoulder season to €600,000 or more for a trophy estate on the peninsula in August. The marquee gated estates on the cape itself start around €80,000 per week and climb past half a million for the largest staffed properties.
July and August are the apex, with August the single most expensive week. Rates over the summer run two to three times the spring and autumn level, and the trophy peninsula estates are booked a year ahead. The May Cannes Film Festival and the June Cannes Lions also pull demand across the bay.
France applies a reduced 10 percent VAT to professionally managed and serviced accommodation. On top of the rate, Antibes Juan-les-Pins charges a taxe de séjour: for unclassified furnished rentals it is 5 percent of the per-person, per-night price excluding tax, capped at about €6.43 per person per night in 2026, per the Antibes Juan-les-Pins 2026 schedule.
Budget the 10 percent VAT where it applies, the taxe de séjour per person per night, an end-of-stay cleaning charge of €800 to €3,000, a refundable deposit, and staff. A private chef on the Riviera runs about €350 to €600 per day plus food, and the trophy estates often add a full team in the rate.
The cape sits between Cannes and Nice, a 20 to 30 minute drive from Nice Côte d’Azur airport (NCE), the second-busiest airport in France. A helicopter transfer from Nice runs about seven minutes and is common at the top of the market in peak summer.
The largest staffed estates on the Cap d’Antibes peninsula are the most expensive villas on the French Riviera, above Cannes and on par with the biggest Saint-Tropez properties. Off the peninsula, a Juan-les-Pins villa runs close to comparable Cannes rates, and the cape rewards the trade up only at the trophy end.
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