About Cap d'Antibes, French Riviera
Cap d'Antibes is the French Riviera's most exclusive residential peninsula — a 7km² promontory between Antibes and Juan-les-Pins where the coastline alternates between white limestone cliffs and private harbours. The cap is home to the Hotel du Cap-Eden Roc (the original Great Gatsby-era hotel), Villa Eilenroc (a public museum), and an extraordinary concentration of privately held villas belonging to European, American, and Russian ultra-HNWI families. Average transaction prices for Cap d'Antibes properties of 1,000 sq m+ routinely exceed €30 million, with some estates trading at over €100 million.
About Eden Roc Properties
Eden Roc Properties is the residential development and brokerage arm associated with the Hotel du Cap-Eden Roc's parent group, Oetker Collection. Their mandate is rare: to facilitate private sales and curated new developments within and immediately adjacent to the hotel estate, maintaining brand coherence with the hotel. This association with the world's most famous Riviera hotel gives Eden Roc residences an unmatched cachet.
Project Overview
Eden Roc Residences is a 6-villa development on a 3.2-hectare private pine forest site adjacent to the hotel's southern garden boundary, delivering exceptional sea views across the Lérins Islands to the Esterel massif. Each villa is positioned for complete visual privacy from neighbours and hotel guests. Architecture by Christian de Portzamparc's Paris atelier draws on Provençal tradition — pale stone, barrel tile roofing — without historical pastiche. Hotel du Cap services — including pool, spa, beach — are available to residents under a private membership agreement.
- Hotel du Cap-Eden Roc membership — pool, spa, beach, and restaurant access
- 6 villas only — extreme privacy and limited neighbour density
- Christian de Portzamparc architecture — Grand Palais award winner
- Private pine forest setting — no visual intrusion from road or neighbours
- Each villa has private saltwater infinity pool and deep-water access platform
- 30-minute boat from Monaco; 25-minute helicopter from Nice Airport
Unit Types & Configuration
- Villa (4 bed) — 480–560 sq m on 4,500–6,000 sq m plot, private pool
- Grand Villa (6 bed) — 780 sq m on 9,000 sq m forest plot, pool and guest cottage
Pricing
Four-bedroom villas priced from €12 million. Six-bedroom grand villas from €22 million to over €35 million for the most exceptional sea-facing positions. Cap d'Antibes freehold (libre propriété) is available under French law; as EU buyer rules apply, non-EU nationals should note the standard administrative requirements. Annual maintenance charge €45,000–80,000 for hotel membership and private road upkeep.
Investment Verdict
Positives:
- Cap d'Antibes supply is near-zero; this is one of 6 new completions in a decade in the sub-peninsula
- Hotel du Cap association creates a singular cachet: no other residential development on the Riviera carries equivalent legacy brand value
- The Côte d'Azur ultra-prime market is global in buyer composition — exposure to wealth cycles in US, GCC, and Asia
Watch Points:
- French wealth tax (IFI) applies to real estate above €1.3 million held in France — for buyers with large global real estate portfolios, this is material
- French planning law (PLU) and the Loi Littoral impose strict constraints on coastal construction; check for any outstanding planning conditions before signing