Located just before the Massif de l’Estérel, this is the first commune in the Alpes-Maritimes coming from the Var coast. Close to Mandelieu, Cannes and the Lérins Islands, Théoule-sur-Mer has a seaside holiday vocation that is very well entrenched.

A few minutes from the entrance to the motorway, Mandelieu and its shopping zone, but also the Cannes-Mandelieu airport, Théoule-sur-Mer is a go-ahead commune which lays on lots of tourist and cultural activities. The 4-star Tiara Yaktsa has been listed among France’s top 25 palatial hotels, and three harbours provide fans of sailing with possibilities of mooring their boats: Port de la Rague, the largest, on the bundary between Théoule and La Napoule, then Port de Théoule, formerly a small fishing harbour and currently undergoing work enabling it to accommodate large yachts and, finally, Port de la Figueirette, on the frontier with the Var. Port de La Galère is private, and belongs to an estate bearing the same name.

Estate agents split Théoule-sur-Mer into seven distinct zones. Théoule le Trayas, on the boundary with the Var, offers beautiful views of the Mediterranean and Estérel hills. Here, villas reign supreme, with price-tags ranging from 700,000 to 2 million euros. 70 % are second homes, appealing to many Anglo-Saxons who spend part of the year on the Riviera, and a few Russians. They are mostly families fond of nature, water sports and hiking. Miramar, which enjoys good exposure to the sun, mostly offers holiday residences such as “Le Savannah” and “Le Mas de la Mer”. Italians love this area and opt for studios or 1-bedroom apartments in the 200,000 to 400,000 € bracket. As for the French, they prefer villas, including a few right at the water’s edge, priced between 800,000 and 1,500,000 €. The very exclusive private domain of La Galère allows its residents to live in all self-sufficiency if they so wish. It owes its unusual architecture to Frenchman Jacques Couëlle : 400 homes (about 8,000 €/m2), all different, which are described by some people as “oddly shaped”, but certainly have their fans. All the owners subscribe to the club atmosphere which nevertheless allows them to retain their independence and enjoy stays sheltered from prying eyes. In addition to the harbour and private beach, they have two restaurants, a sauna and gym at their disposal. “Théoule in general, and La Galère in particular, appeal to all those for whom privacy is a priority,” explain Astrid and Patrick Najar of the La Galère agency, based in the municipality for 30 years. Another domain, that of Saint-Hubert at the tip of L’Aiguille, faces the bay of Cannes against a backdrop of pines and lush vegetation. Proximity to the village and the bay of Cannes is an important asset for those acquiring a villa in exchange for 2 to 3 million euros, mostly Russian or English. Village houses - many of which are detached and offer small gardens - and apartment buildings from the 1980’s comprise the village of Théoule. Here, the first cost around 6,500 €/m2 while one would expect to pay 4,000 to 5,000 €/m2 for apartments without a view. Inevitably, prices rise to 8,000-12,000 €/m2 in the case of residences right at the water’s edge. Ideally oriented south/south-west, La Californie is a desirable neighbourhood near the village and the beaches. The Imperial Bay and its hundred or so high-class apartments with generous living space, a swimming pool and guardian, bears a price-tag of 10,000 €/m2 : only 10 % of its residents live there year-round. “Many owners take advantage of their properties in the spring and fall, and rent them out during the summer,” says Julie Solari of Solari Properties. The Domaine de Théoule, overlooking the Port de la Rague, enjoys a very lovely view and is close to all amenities.

A dream destination for holiday-makers who like being close to Cannes without having to deal with the crowds, Théoule-sur-Mer has a thriving seasonal rental market. Depending on the location and the property itself, a 1-week stay can cost from 300 € (in a studio without a view) to 15,000 € (for a villa at the water’s edge). Potential purchasers sometimes rent first to get a better idea of the place before taking on a long-term investment. The factors that convince them to take the next step are the view, the Deep Blue Sea, the beaches and harbours, and a quality life-style which abstains from the ostentatious luxury of certain other addresses on the Côte d’Azur.