A 4.5-kilometre peninsula between Cannes and Nice, anchored by the Hôtel du Cap-Eden-Roc and a private-villa stock that runs from $80,000 August weeks to $400,000 Film Festival blocks. The Riviera address book’s most pre-war trophy concentration.
Cap d’Antibes is the Cannes-side peninsula. Twenty-eight kilometres from Nice Côte d’Azur airport, four-and-a-half kilometres long, and the home of the Hôtel du Cap-Eden-Roc, which sets the price ceiling for the entire address. Of perhaps 80 credible private villas on the Cap, 35 to 40 reach the open rental market in a given year. Plum Guide lists a tighter editor-vetted set; Magrey, John Taylor, Beauchamp Estates, AMA Selections, Michael Zingraf, and Le Collectionist cover the rest. The Plum Guide rate floor on the peninsula begins around €7,800 a week for a small four-bedroom shoulder pick, and the trophy block runs to €380,000 a week during the Cannes Film Festival.
The Cap has three windows that matter. May (Cannes Film Festival, mid-month, 10 days) is the highest absolute rate. August (weeks 31 to 34) is the highest committed inventory. September (weeks 37 to 39) is the value window where the Mediterranean water still holds 23 C and rates drop 35 to 50 percent from August. The villa stock is built around these three windows. Booking outside them is straightforward; booking into them is a calendar discipline problem.
The geography divides into four sub-markets. The peninsula tip and the Boulevard John F. Kennedy ring hold the trophy block and the Eden-Roc adjacency. Chemin de la Garoupe holds the La Garoupe beach-walk inventory. The Juan-les-Pins flank, on the western shore, holds the walkable beach-and-port mid-band. Chemin des Mûriers and Chemin du Tamaris, on the south-facing cliffs, hold the prewar private compounds that move rarely and rent for $200,000-plus in August. The full ranked list of Cap d’Antibes villas sits on our best-of guide.
The rest of this page is the structured guide. Best villas by group size, what neighbourhood is for what trip, the Cannes Film Festival premium math, peak vs shoulder math, deposit and contract norms, and the villas we considered and did not recommend.
The peninsula has four sub-markets. The address still decides the trip.
Drive to NCE: 28 km, 35 minutes off-peak. Water access: private rock stair or boat dock. Anchor: Hôtel du Cap-Eden-Roc. The trophy block. Six to eight villas in the €180,000-plus August band sit on this loop. Privacy is total. Walkable to the Eden-Roc gates and to the southern cliff path.
Drive to NCE: 27 km, 32 minutes. Water access: Plage de la Garoupe 5 to 12 minutes’ walk. The beach-adjacent ring. Twelve to fifteen villas walk to the public sand at La Garoupe. The right pick for groups that want beach proximity over total privacy. Mid-trophy rate stack, €55,000 to €125,000 in August.
Drive to NCE: 28 km, 35 minutes. Water access: private cliff stair on the south face. The prewar compound ring. Six to eight historic villas with 1 to 3 hectares of parcel and gatehouse staff. Books privately through Michael Zingraf and John Taylor. Wedding-friendly on a clauses-permitted basis.
Drive to NCE: 26 km, 30 minutes. Water access: Plage de Juan-les-Pins walkable, plus marina. The walkable mid-band. Four to six-bedroom format, €18,000 to €58,000 in August. Walking distance to the jazz festival and the port. Weaker on privacy than the peninsula proper.
Drive to NCE: 24 km, 28 minutes. Water access: Plage de la Salis walkable, plus the Port Vauban marina. The mainland alternative. Larger event-friendly inventory, lower rate stack. The right pick for a wedding of 80-plus or a group that priced out of the peninsula.
Drive to NCE: 26 km, 35 minutes. Water access: none, 15 to 22-minute drive to the coast. The off-peninsula alternative. Bastide format, €14,000 to €42,000 in August. Right for a multi-generational group that wants a Provençal setting over the seafront, with day trips to the Cap and Cannes.
Two areas we would not book a Cap d’Antibes villa week in: the Boulevard du Cap road-edge strip on the western flank (single-lane road noise, no rear privacy), any Juan-les-Pins property within 200 metres of the Pinède festival venue in July (amplified concert noise to 01:00 across the jazz programme).
Each card sorts by what the villa does well at the occupancy level it is built for. Rates verified May 2026 against Plum Guide, Magrey, Michael Zingraf, John Taylor, AMA Selections, and Le Collectionist.
Bedrooms: 3. Sleeps: 6. Neighbourhood: Juan-les-Pins, port-adjacent. Peak rate: €9,500 to €16,000 / week. Verdict: walking distance to the port and the Plage de Juan-les-Pins. Small pool, two terraces. Right for a small group that wants the walkable port and a lower rate stack.
Get the free villa buyer’s guideBedrooms: 4. Sleeps: 8. Neighbourhood: Chemin de la Garoupe. Peak rate: €34,000 to €58,000 / week. Verdict: 8 to 12 minutes’ walk to Plage de la Garoupe, heated 12m pool, full kitchen. The default Cap d’Antibes four-bedroom pick.
Get the free villa buyer’s guideBedrooms: 5. Sleeps: 10. Neighbourhood: Boulevard du Cap, eastern flank. Peak rate: €52,000 to €95,000 / week. Verdict: peninsula address, heated pool, parcel of 4,000 to 7,000 sq m. The five-bedroom workhorse on the Cap. Independent chef from the Antibes bench.
Get the free villa buyer’s guideBedrooms: 5. Sleeps: 10. Neighbourhood: Chemin de la Garoupe. Peak rate: €65,000 to €115,000 / week. Verdict: 6 to 10-minute walk to the beach, terrace dining for 14, full kitchen. The Garoupe alternative when beach proximity beats parcel size.
Get the free villa buyer’s guideBedrooms: 7. Sleeps: 14. Neighbourhood: Peninsula tip, Boulevard John F. Kennedy. Peak rate: €135,000 to €225,000 / week. Verdict: direct sea frontage, private cliff stair, 18m heated pool, full staff of five to seven. The trophy 14-pax pick. Books through John Taylor and Magrey.
Get the free villa buyer’s guideBedrooms: 7. Sleeps: 14. Neighbourhood: Chemin des Mûriers. Peak rate: €105,000 to €180,000 / week. Verdict: 1.5 to 2-hectare parcel, gatehouse, the prewar Riviera architecture rather than new build. Books through Michael Zingraf. The right pick for a group that wants the history.
Get the free villa buyer’s guideBedrooms: 9 to 10. Sleeps: 18 to 20. Neighbourhood: Peninsula tip. Peak rate: €195,000 to €385,000 / week. Verdict: the top of the Cap d’Antibes rental market. Two or three buildings on one parcel, private dock or rock stair, full staff of eight to twelve. Festival premium runs the rate to €320,000 to €480,000 in the May Cannes window.
Get the free villa buyer’s guideBedrooms: 10 to 11. Sleeps: 20 to 22. Neighbourhood: Mougins hinterland, 18 minutes off the peninsula. Peak rate: €65,000 to €145,000 / week. Verdict: for the group that priced out of the peninsula or wants the bastide format with the larger parcel. Two pools, tennis court on the larger properties. The off-peninsula trade-off.
Get the free villa buyer’s guideHeadline rates by bedroom count and season. The Cannes Festival premium sits in its own row. Verified May 2026.
| Bedroom count | Cannes Festival (May, 10 days) | Peak (Jul to Aug) | Shoulder (Jun, Sep) | Off (Oct to Apr) |
|---|---|---|---|---|
| 4 BR | €28,000 to €55,000 | €22,000 to €48,000 / wk | €13,000 to €28,000 | €8,000 to €18,000 |
| 6 BR | €95,000 to €165,000 | €75,000 to €145,000 / wk | €42,000 to €85,000 | €24,000 to €48,000 |
| 8 BR | €180,000 to €320,000 | €135,000 to €240,000 / wk | €75,000 to €145,000 | €42,000 to €82,000 |
| 10 BR+ | €320,000 to €480,000 | €195,000 to €385,000 / wk | €120,000 to €225,000 | €65,000 to €125,000 |
Rates are weekly except the Festival column, which is the 10-day block. Before taxe de séjour (€3 per adult per night, capped at 7 nights), 20% TVA on serviced extras (chef, transfers, butler), staff gratuities (€500 to €1,100 per staff per week, typically 3 to 7 staff), and chef cost (€700 to €1,400 per day plus food at cost). The May Festival block typically requires a 100% prepay 90 days before arrival.
The Festival runs ten days in mid-May. Demand for the peninsula trophy block during that window is the most concentrated event-rate event in the European villa calendar. The peninsula sits twelve minutes by car from the Palais des Festivals, or six minutes by helicopter from the Cannes-Mandelieu heliport.
Rates run 2.5 to 4 times the August week for the same villa during the Festival. A six-bedroom that holds €110,000 in early August holds €240,000 to €320,000 for the ten-day Festival block. Trophy nine and ten-bedroom compounds clear €420,000 to €480,000.
The contract pattern is different from a standard summer week. One hundred percent prepay is the standard, ninety days before arrival. Cancellation is non-refundable inside the same window. Some villas reserve a damage deposit of €75,000 to €150,000 against event-related wear (carpet, sound system, exterior lighting). Insurance is a separate line item: brokers like Hiscox and Chubb write event-week cover at 4 to 7 percent of the headline rate.
The booking window is tight. By the end of October the prior year, the peninsula trophy block is committed. By January, the wider Cap d’Antibes inventory is committed. February to March releases are typically a force-majeure or business reason from an original Festival party. Cannes city-side inventory holds longer but is poorer on privacy and weaker on the entry-and-exit choreography that matters at the trophy end of the Festival.
For the first two weeks of August on the peninsula tip and Chemin de la Garoupe, August the prior year is the credible booking month. For the Cannes Film Festival in May, the previous October is the latest credible window. For shoulder season (June and September), eight to twelve weeks of lead time is enough on most properties.
Cap d’Antibes villas at the top of the market typically contract through Magrey, John Taylor, Michael Zingraf, Beauchamp Estates, LVH Global, Le Collectionist, AMA Selections, and Plum Guide. The deposit pattern outside the Festival is 30 to 50 percent on confirmation, balance 60 to 90 days before arrival. Security deposit is €10,000 to €50,000 by credit-card pre-authorisation.
The thing to walk away from: any Cap d’Antibes villa where the deposit is wired to a personal name in a non-EU jurisdiction, or any Festival contract that does not name a specific villa address and parcel reference. The substitution clause is common at the high-end Festival market and is responsible for the bulk of dispute emails we receive about the Cannes window.
Eight properties currently advertised across the major Cap d’Antibes brokers that we did not include in our editorial list, with the reason each was disqualified.
The villa is the destination. The Eden-Roc deck, the Plage Keller cabana lunch, and the Cannes Croisette night still matter.
The Eden-Roc terrace tables. The Plage Keller and La Guarita lunches. The Antibes Vieil chefs worth the drive.
BarsForKingsThe Eden-Roc bar from 18:00. The Cannes Croisette programme for the late hours. The Juan-les-Pins jazz week.
HotelsForKingsThree-night Riviera trips. The Eden-Roc and the Cap d’Antibes Beach Hotel cases. The Festival half-week when the villa stock is locked.
Fourteen nights is the standard minimum on Chemin des Mûriers and the Boulevard du Cap from late June through August. Juan-les-Pins side villas hold seven nights as the floor. During the Cannes Film Festival the minimum is typically a 5 or 7-night festival block.
The Chemin des Mûriers and Boulevard John F. Kennedy ring on the peninsula tip holds the trophy block. Chemin de la Garoupe holds the La Garoupe beach-adjacent inventory. The Juan-les-Pins flank holds the wider mid-band inventory with walkable port and beach access.
Twenty-eight kilometres along the A8 and the D6098 coast road. Thirty-five minutes outside July and August, fifty-five to seventy-five minutes in peak August traffic and during the Cannes Film Festival. Helicopter transfer from NCE to the Cannes-Mandelieu heliport is six minutes, then a fifteen-minute car to the peninsula.
French villas at this end of the market run 30 to 50% on confirmation, balance 60 to 90 days before arrival. Security deposit of €10,000 to €50,000 is held against damage by credit-card pre-authorisation. Cannes Film Festival bookings often require a 100% prepay 90 days out.
The top 10 villas on the peninsula commit by the previous September. For the first two weeks of August, August the prior year is the safe booking month. For the Cannes Film Festival in May, the previous October is the latest credible window. For shoulder season, eight weeks of lead time is enough.
A minority. Plage de la Garoupe is the only true public sand beach on the peninsula, and roughly eight villas in our editorial list are within a 5 to 12-minute walk. Other peninsula properties access the water from private cliff stairs or boat docks. The Eden-Roc swimming platform is hotel-private.
No. Chef is typically a la carte, €700 to €1,400 per day plus food at cost. Roughly one in five villas in our editorial list includes a daily continental breakfast. Independent chefs from the Antibes and Juan-les-Pins bench cover the peninsula.
Five hundred to 1,100 euros per staff member for a week, paid in cash on the final day. Trophy villas with a full staff of four to seven expect a pooled gratuity of 2 to 4% of the headline rate. Independent chef gratuity is 10 to 15% of the chef fee.
Yes. Cap d’Antibes is the standard private base during the Festival. The trophy block on the peninsula tip rents on 5, 7, and 10-night festival blocks at a 2.5 to 4-fold premium over the August rate. Confirm the noise ceiling and any neighbour clauses before booking.
Fiber is strong (200 to 500 Mbps) across the Boulevard du Cap and Chemin de la Garoupe ring. Some properties on the south-facing cliff drop to 50 to 120 Mbps. Verify on inquiry if remote work or live-streaming during the Festival is part of the trip.
Last updated April 2026. Properties on this page were assessed through a combination of site visits across 2024 and 2025, broker interviews (Magrey, John Taylor, Michael Zingraf, Beauchamp Estates, LVH Global, AMA Selections, Le Collectionist), Plum Guide listing reviews, and verified guest data. Rates verified within the last 60 days. Next refresh: September 2026.
The named editor of this page is the Villas For Kings Riviera desk. Conflicts of interest, where they exist, are disclosed on each individual villa page.
The Eden-Roc terrace lunch. The Cannes Croisette night. The Plage Keller cabana programme.