Apartment with a Terrace in Nice: Prices, Neighbourhoods and What to Look For When Buying
In Nice, the terrace is often what decides a purchase: a place to eat outdoors, entertain and enjoy the view. Here is how to compare properties, what a terrace is really worth, which neighbourhoods to search in and what to check before signing if you are looking for a terrace apartment in Nice.
Balcony, terrace, roof terrace: what are we talking about?
Listings use the word "terrace" for very different things. A balcony is a platform projecting from the facade, often narrow. A terrace is an outdoor space level with the apartment, wider, sometimes set back. The roof terrace (or "tropezienne" terrace, cut into the roof) is on the top level and often offers the most distance and privacy.
One technical point to know: the Carrez law excludes balconies and terraces from the private surface area, even when they are private (sources: manda.fr, matmut.fr, accessed 3 October 2026). A listing that states "83 m² Carrez" therefore does not include the terrace, which comes on top. For the Le Vert Boron apartment: about 83 m² Carrez, plus an 11 m² terrace.
How much is a terrace worth?
In property valuation, terrace square metres are generally weighted at between 30 and 50% of the value of a living-space square metre, depending on size, floor, orientation and view (astero-immobilier.fr, imop.fr, accessed 3 October 2026). Several agency sources mention an average uplift of about 10% in Nice for a property with a balcony or terrace; it is an order of magnitude, not a rule.
The factors that matter most: the real size of the space (beyond 10 m², you can actually live on it), the absence of overlooking, the orientation, and above all the view. In Nice, the Maison Masséna study for the first half of 2026 estimates a sea view at about +14% in value (107promenade.com, accessed 3 October 2026).
Where to look for an apartment with a terrace in Nice?
Prices vary sharply from one neighbourhood to another. Here are the first-half 2026 medians (Maison Masséna study, based on the OIH and the Notaires des Alpes-Maritimes) for older apartments, all properties combined, with or without a terrace:
| Neighbourhood | Median price per m² | Who is it for? |
|---|---|---|
| Mont-Boron | €9,350 | Calm, nature, sea views: residential hill |
| City centre | €8,890 | Urban life, shops within walking distance |
| Carré d'Or | €7,980 | Central, shopping district |
| Old Nice | €7,150 | Character, narrow lanes, lively atmosphere |
| Cimiez | €6,390 | Residential hill, more affordable |
Mont-Boron is the most expensive neighbourhood in Nice, but also the one where open views over the bay are most common. More details in our guide to price per m² in Nice by neighbourhood and on living in Mont-Boron.
What to check before buying
- The real surface area of the terrace, measured and stated in the listing or the diagnostic report.
- The orientation at different times of day, and the shade cast by buildings or trees.
- Overlooking and the lasting protection of the view (local urban plan, buildable land nearby).
- The waterproofing of the terrace floor: ask for the latest works and the minutes of general meetings.
- What the co-ownership rules allow: awning, pergola, enclosure, planters.
- Co-ownership charges and property tax, which rise with the standing of the property.
The detailed list is in our guide apartment with a sea-view terrace in Nice: what to check. For properties on a high floor, also read top-floor apartment in Nice.
A concrete example: Le Vert Boron, Mont-Boron
The Le Vert Boron apartment is a 3-room flat of about 83 m² (Carrez law) on the 8th and top floor of a secure residence with a caretaker, on the route Forestière, in Mont-Boron. Its 11 m² terrace opens 180° onto the Baie des Anges, the Castle Hill and the city. The apartment is fully renovated, with two en-suite bedrooms, an open kitchen with a central island, a closed garage and a cellar. Price: €1,190,000, agency fees included, or about €14,337/m².
This price is well above the neighbourhood median (€9,350/m²), which is justified by the floor, the panoramic view, the full renovation and the garage: always compare with genuinely equivalent properties. View the listing or request a viewing.
Budget: beyond the purchase price
Plan for notary fees (transfer duties of 5.81% in the Alpes-Maritimes, 7 to 9% in total fees on older properties: see notary fees in Nice), co-ownership charges and property tax, then, for a second home, Nice's increased second-home tax (tax on buying in Nice). To estimate a monthly payment, read financing an apartment at 1 million euros.
Sources and consultation date
- 107 Promenade / Maison Masséna, market study H1 2026 (OIH, Notaires des Alpes-Maritimes), accessed 3 October 2026
- Nice Mag, Notaires de France, median €4,846/m², 28 September 2026, accessed 3 October 2026
- manda.fr, matmut.fr — Carrez law and terraces, accessed 3 October 2026
- astero-immobilier.fr, imop.fr — value of a terrace or balcony, accessed 3 October 2026
Related reading
Frequently asked questions
How much does an apartment with a terrace cost in Nice?
It depends on the neighbourhood, the floor and the view. The Nice median for older apartments is €4,846/m², and Mont-Boron's is €9,350/m². A property with a terrace and sea view sits well above these medians; the Le Vert Boron apartment is offered at €1,190,000 (about €14,337/m²).
Is the terrace included in the Carrez law surface area?
No. The Carrez law excludes balconies and terraces from the private surface area, even private ones. The terrace comes on top of the stated Carrez surface area.
How much does a terrace increase the price?
In valuations, a square metre of terrace is often weighted at between 30 and 50% of a living-space square metre. Agency sources mention an uplift of about +10% in Nice, an order of magnitude that varies with size, floor and view.
Which Nice neighbourhood should I choose for a sea-view terrace?
Mont-Boron has the most open views over the bay and the sea, in a calm setting; it is also the most expensive neighbourhood in Nice (median €9,350/m² in the first half of 2026).
Can I visit the Mont-Boron terrace apartment?
Yes, by appointment, in person or by video call. Use the contact form or call 04 22 13 02 56.
This page in other languages : Français · Italiano · Русский
3 rooms · 83 m² · 8th and top floor · garage · €1,190,000 · viewings by appointment.
Discover the apartment All our guides