Two peninsular addresses define the upper tier of the Côte d'Azur villa map. Saint-Jean-Cap-Ferrat is the 2.4-square-kilometre wooded peninsula east of Nice, anchored on the Grand-Hôtel du Cap-Ferrat, A Four Seasons Hotel (opened 1908, Four Seasons management since 8 May 2015, web-verified through press.fourseasons.com) and the Villa Ephrussi de Rothschild (built 1905 to 1912, web-verified). Cap d'Antibes is the 4.8-square-kilometre cape south of Antibes town, anchored on Hôtel du Cap-Eden-Roc (Villa Soleil origin 1869, hotel since 1889, Oetker family ownership since 1969, web-verified through oetkercollection.com). The 2026 villa pool across the two capes runs to around 42 properties at peak-week rates of EUR 42,000 to EUR 320,000. The Cap Ferrat median runs EUR 142,000; the Cap d'Antibes median runs EUR 96,000. The two are structurally different villa products at different rate ceilings and on different calendars.
By The Villas For Kings desk
The two capes sit 45 kilometres apart on the Alpes-Maritimes coast and serve different buyers. Cap Ferrat runs the quiet-residence pattern of the eastern Riviera, with the structural orientation toward Monaco (28 kilometres east, 35 to 55 minutes by driver via the Basse Corniche) and the Italian border, and a peninsula scale that constrains the supply at the top of the rate band. Cap d'Antibes runs the structurally larger cape pattern with the Cannes Film Festival mid-May orbit, the Eden-Roc dinner anchor as the structural week-night centre, and a wider villa register that includes the Garoupe and Chemin des Sables quarters on the cape's working flanks.
The shorthand: Cap Ferrat is the wooded-peninsula residence week at the EUR 58,000-to-EUR 320,000 band; Cap d'Antibes is the larger-plot cape week at the EUR 42,000-to-EUR 280,000 band, with the festival distortion in mid-May. The structural buyer who books one with the assumption of the other is paying for the wrong texture.
Saint-Jean-Cap-Ferrat is the 2.4-square-kilometre wooded peninsula in the Alpes-Maritimes, with a permanent population of around 2,000 and a structurally constrained plot register that runs the upper tier of the eastern Riviera. The Grand-Hôtel du Cap-Ferrat, A Four Seasons Hotel sits at the southern tip of the peninsula on a 7-hectare park, with the Le Cap restaurant under chef Yoric Tièche and the Club Dauphin saltwater pool at the structural Riviera-anchor pattern (web-verified through fourseasons.com/capferrat). The Villa Ephrussi de Rothschild on the narrow Pont Saint-Jean waist, built 1905 to 1912 for Béatrice de Rothschild and now operated by the Académie des Beaux-Arts, is the structural cultural anchor and a working visitor draw (around 130,000 visitors a year, web-verified).
The villa pool inside the Cap Ferrat orbit (the peninsula itself plus the immediate Beaulieu-sur-Mer and Villefranche-sur-Mer adjacencies) runs to around 18 properties in 2026 at peak-week rates of EUR 58,000 to EUR 320,000. The median is EUR 142,000. The register splits three ways. The first is the peninsula upper-tier estate register on plots of 0.6 to 2.4 hectares, with seven to twelve bedrooms, full staff, structural Bay-of-Villefranche or Bay-of-Beaulieu sightlines, and direct or near-direct shoreline access (around 6 properties at EUR 168,000 to EUR 320,000). The second is the peninsula upper-residence register on plots of 0.2 to 0.6 hectares, structurally a five-to-seven-bedroom range with private pool and 6-to-15-minute walking access to Plage de Passable or Plage de la Paloma (around 8 properties at EUR 82,000 to EUR 158,000). The third is the Beaulieu and Villefranche adjacencies on the peninsula's neck and the western Villefranche slopes, with five-to-eight-bedroom villas at EUR 58,000 to EUR 124,000 (around 4 properties).
The structural feature of the Cap Ferrat week is the peninsula self-containment. The structural day pattern runs morning pool-and-staff, 12:30 walk or driver to Plage de Passable for lunch at the Plage de Passable restaurant on the Villefranche bay side or to Paloma Beach (Pierre Cardin-era origin, the operating beach club on the Pointe Saint-Hospice eastern shore, EUR 180 to EUR 320 per head at lunch), 15:00 return to the villa, and 19:30 driver to the Grand-Hôtel du Cap-Ferrat for the Le Cap dinner pattern (EUR 280 to EUR 480 per head) or 35-to-55-minute driver to Monaco for the Le Louis XV or the Yoshi sushi pattern at the Hôtel de Paris. The peninsula carries no nightclub of consequence and no working bar scene; the upper-tier evening pattern is the in-villa dinner or the hotel-stack run. The structurally Riviera-quiet buyer treats this as a feature.
Cap d'Antibes is the 4.8-square-kilometre cape south of Antibes town in the Alpes-Maritimes, structurally bounded by the Antibes-Juan-les-Pins boundary on the north and the Mediterranean on the south, east, and west. The cape carries the structural anchor of Hôtel du Cap-Eden-Roc on the western tip (the 1869 Villa Soleil origin built by Hippolyte de Villemessant, opened as a hotel in 1889 by Italian hotelier Antoine Sella, acquired by Rudolf-August and Maja Oetker in 1969, with the Eden-Roc pavilion built in 1914 some 400 yards from the main building, all web-verified through oetkercollection.com), with the Restaurant Eden-Roc on the saltwater swimming-pool terrace at the structural dinner anchor. The Villa Eilenroc at the cape's tip (designed by Charles Garnier in the 1860s for Hugh Hope-Loudon, web-verified) sits at the cultural anchor on the public side.
The villa pool inside the Cap d'Antibes orbit (the cape itself plus the Chemin des Sables corridor on the western flank, the Garoupe quarter on the eastern flank, and the immediate Juan-les-Pins boundary) runs to around 24 properties in 2026 at peak-week rates of EUR 42,000 to EUR 280,000. The median is EUR 96,000. The register splits three ways. The first is the cape upper-tier estate register on the southern and western shoreline with plots of 0.8 to 3.6 hectares, structurally eight-to-fourteen-bedroom range with multiple pools, tennis, staff annexe, dedicated chef pattern, and direct shoreline access (around 5 properties at EUR 168,000 to EUR 280,000). The second is the cape upper-residence register on the Chemin des Sables and Garoupe quarters with plots of 0.3 to 0.8 hectares, six-to-eight-bedroom range with private pool and 8-to-18-minute walking or short-driver access to Plage de la Garoupe or Plage Keller (around 12 properties at EUR 64,000 to EUR 142,000). The third is the cape working-residence register on the inner roads with five-to-seven-bedroom villas at EUR 42,000 to EUR 86,000 (around 7 properties).
The structural feature of the Cap d'Antibes week is the Eden-Roc orbit and the Cannes Film Festival distortion in mid-May. The festival runs 12 to 23 May 2026 (web-verified through the Festival de Cannes), and the cape's rate pattern lifts 60 to 140 percent across those eleven nights, with much of the upper-tier register fully blocked by festival yacht-and-villa parties from the studios and the agency floors. Outside the festival window, the structural day pattern runs morning pool-and-staff, 13:00 walk or short driver to Plage Keller on the eastern shoreline (the working Plage Keller restaurant at EUR 220 to EUR 340 per head) or to Plage de la Garoupe, 16:00 return to the villa, and 19:30 driver to Hôtel du Cap-Eden-Roc for the Restaurant Eden-Roc dinner pattern (EUR 320 to EUR 580 per head) or the 22-minute driver to the Cannes Croisette for the Restaurant La Palme d'Or or the Tetou pattern.
| Metric (peak week, 8 to 15 August 2026) | Cap Ferrat | Cap d'Antibes |
|---|---|---|
| Villas in 2026 rental pool | ~18 | ~24 |
| Median peak-week rate, EUR | 142,000 | 96,000 |
| Top-tier peak rate, EUR | 220,000–320,000 | 180,000–280,000 |
| Floor peak rate, EUR | 58,000 | 42,000 |
| Comune (administrative) | Saint-Jean-Cap-Ferrat | Antibes |
| Typical plot size, hectares | 0.2–2.4 | 0.3–3.6 |
| Anchor hotel | Grand-Hôtel du Cap-Ferrat (Four Seasons, 1908) | Hôtel du Cap-Eden-Roc (Oetker, 1869) |
| Drive to anchor hotel, min | 3–10 | 3–12 |
| Drive to nearest airport (NCE), min | 22–45 | 28–55 |
| Festival-week distortion | None of consequence | Cannes 12–23 May, +60 to 140% |
| Working evening pattern | Hotel dinner or in-villa | Eden-Roc, Cannes Croisette, or in-villa |
Source: Villas For Kings 2026 Côte d'Azur rate-card sample (42 properties across Cap Ferrat, Cap d'Antibes, and immediate adjacencies), Grand-Hôtel du Cap-Ferrat + Hôtel du Cap-Eden-Roc rate disclosure, Festival de Cannes 2026 calendar, Heli Securité and Monacair NCE-to-Cap helicopter pricing, 16 May 2026. Rates exclude TVA, service, cleaning, the Alpes-Maritimes département tourist tax, and helicopter or yacht-tender arrangements.
The first is a seven-bedroom Cap Ferrat residence at EUR 168,000 a week on the western Villefranche-side slope of the peninsula, marketed as "direct walk to Plage de Passable in five minutes." The five-minute walking claim is the structural walk from the property gate down the Chemin du Roy stepped access to the Plage de Passable concession. The structural problem is that the path is structurally unlit after 21:00 and runs through the wooded ravine that the Saint-Jean-Cap-Ferrat commune has structurally classified as a fire-risk corridor (the 2017 Pierrefeu-du-Var fire perimeter mapping framework, applied to the Cap Ferrat western slopes in the 2021 communal review). The practical walking pattern at the working evening hour runs 8 to 14 minutes with a head-torch, and the family-group walking pattern is structurally limited to the daytime. The villa itself is competent: good staff, working pool, structural Bay-of-Villefranche sightline. We would book it at EUR 124,000 to EUR 138,000 with the Plage de Passable walking access reframed accurately as a daytime-only pattern and the evening pattern reframed as a driver pattern.
The second is a nine-bedroom Cap d'Antibes property on the southern shoreline at EUR 220,000 a week, marketed as "Eden-Roc-adjacent estate with private staff and unobstructed sea sightline." The Eden-Roc adjacency claim is the structural problem: the property sits 1.2 kilometres east of the Hôtel du Cap-Eden-Roc on the Chemin de la Garoupe, and the structural walking pattern through the cape's private-road grid runs 16 to 24 minutes rather than the structural "adjacent" pattern the listing copy implies. The unobstructed sea sightline is also structurally compromised by the 2024 build-out of the neighbouring property's pool-house pergola on the southern boundary, which sits 4.8 metres above the principal pool terrace and structurally cuts the southern sightline at the south-east 35-degree angle. The villa is otherwise a competent upper-tier cape property with full staff and a good pool complex. We would book it at EUR 158,000 to EUR 172,000 with the Eden-Roc adjacency reframed accurately as a 16-to-24-minute walking pattern (or a 4-minute driver pattern) and the southern sightline disclosed at the 35-degree obstruction.
Book Cap Ferrat if the brief is the wooded-peninsula residence pattern, the Four Seasons hotel-stack adjacency at the Le Cap restaurant under Yoric Tièche and the Club Dauphin saltwater pool, the Plage de Passable and Paloma Beach lunch register, the structural Monaco orientation at the 35-to-55-minute driver pattern, and the EUR 58,000-to-EUR 320,000 rate band. The Cap Ferrat buyer treats the peninsula as a self-contained week, books either the upper-tier estate register at EUR 168,000 and above for the shoreline-and-staff product or the upper-residence register at EUR 82,000 to EUR 158,000 for the walking-distance Passable pattern, screens out the western-slope properties on the evening-walking-access question, and runs the structural week with the in-villa dinner pattern or the hotel-stack run as the evening anchor.
Book Cap d'Antibes if the brief is the cape's structurally larger plot pattern, the Hôtel du Cap-Eden-Roc as the structural dinner anchor at the Restaurant Eden-Roc on the saltwater swimming-pool terrace, the Plage Keller and Plage de la Garoupe lunch register, the structural 22-minute Cannes-Croisette adjacency for the Restaurant La Palme d'Or pattern, and the EUR 42,000-to-EUR 280,000 rate band. The Cap d'Antibes buyer screens out the southern-shoreline properties on the neighbouring-build sightline question, books either the upper-tier estate register at EUR 168,000 and above for the shoreline-and-staff product or the upper-residence register at EUR 64,000 to EUR 142,000 for the Garoupe walking-distance pattern, accepts the May Cannes-Film-Festival distortion at the 60-to-140-percent rate lift (or avoids the 12-to-23-May window entirely), and runs the structural week with the Eden-Roc dinner pattern or the Cannes-Croisette evening run as the working anchor.
Do not book Cap Ferrat for the structural festival-orbit brief or for the buyer who treats the working-town adjacency as a feature; the peninsula runs structurally quiet and structurally self-contained. Do not book Cap d'Antibes for the structural wooded-peninsula-quiet brief or for the buyer who books the mid-May window without the festival-rate due-diligence; the cape runs structurally different in May from the rest of the calendar, and the rate-card pattern is calendar-dependent. The two capes are structurally different villa products and structurally different weeks.
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