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DOSSIER 03 · LE CANNET · CÔTE D'AZUR

A level 1,175 m² plot in Le Cannet — €285,000 where houses around sell at ~€2M

A plot in a new residential subdivision (lotissement) in Le Cannet, minutes from the old town. We checked the relief, the utilities, the prices around it in the state deal registry and priced three levels of ambition — from a resale to a full villa. Concept visuals will be added separately; every photo on this page is real.

Plot break-down · data as of 11.08.2026

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The level field with the mature olive tree
The subdivision's new road and utility cabinets at the boundary
Autumn foliage and grass across the plot
Cypress, citrus and the boundary fence
Access road along the pines
The plot as it is: real photos from the listing. Use the arrows.

Key facts

Where
Le Cannet (06), a quiet residential area near the old town; Cannes and the Croisette ~10 min. Exact address in a private conversation
Plot
1,175 m², essentially level (IGN relief survey: ~2.5 m of variation) · mature olive trees on site, pines around
Utilities
Fully serviced: water, electricity, mains drainage (tout-à-l'égout) — the connection cabinets are visible in the photos
Right to build
Zone UGa · 192 m² of floor area (surface de plancher) per lot
Context
A new subdivision: the fresh road with kerbs and connections is already built (visible in the photos)
Price
€285,000 — about €243/m² of land; Le Cannet plots usually cost more, and the reason is our first check

Why this plot

Houses of 130-300 m² within 800 m actually sell at a median of ~€2.0M — 49 deals in the state DVF registry, upper quartile €2.34M. The plot is level, the utilities are connected, and the right to a 192 m² house is fixed by the zone. The €285k entry is well below Le Cannet's usual land rate: part of the answer is that this is a lot in a new subdivision, but the full reason must be found before any deal.

What we check first

The wording “192 m² per lot”: how many lots the subdivision has and what exactly sells for €285k. Then the UGa zone règlement (setbacks, height, coverage), the cadastral boundaries with a géomètre and the full Géorisques risk sweep. Until those checks pass, every figure below remains a screening estimate.

Three levels of ambition for this plot

Every photo on this page is a real frame of the plot from the listing. Architectural concepts of the future villa (in the Riviera's regional code) will be added to the page in a separate update.

A

V1 · Light: prepare and resell the plot

The minimal cycle with no construction: purchase, surveying and confirmation of rights (CU opérationnel), clearing, professional presentation — then a resale at Le Cannet's market land rate (~€450/m²). It only works because the entry is anomalously low.

  • Total in ~€342k (preparation ~€25k)
  • Profit after tax: ~€53-125k (stress/base)
  • Timeline ~8 months
  • No building permits needed — only clean rights and boundaries

The fallback: fastest and least capital-intensive, but it leaves the plot's main value to others.

B

V2 · Middle: build a 150 m² house

A classic 150 m² family villa with a garage — a conservative volume that builds faster and sells to the widest market. The exit uses the actual rate of ~€10,300/m² of living area (median of the 49 deals in the radius).

  • Total in ~€943k (construction ~€576k)
  • Profit after tax: ~€183-405k (stress/base)
  • Timeline ~20 months
  • Permits: permis de construire in zone UGa

The reliable middle: less capital and time than the maximum, but the plot allows more.

C

V3 · Maximum: the full product — a 192 m² villa with a pool

Use the full right to build: a 192 m² villa in the Riviera's regional code, a pool, proper outdoor zones — lounge, pergola, summer kitchen. A level plot saves everything that sloped sites spend on retaining walls. The exit uses the MEDIAN of the radius' absolute deals (€2.0M) — deliberately not the upper quartile.

  • Total in ~€1.19M (construction with pool ~€793k)
  • Profit after tax: ~€268-558k (stress/base)
  • Timeline ~24 months
  • Permits: permis de construire; the villa in the Riviera's architectural code

The recommended scenario: the plot is level, utilities ready, the 192 m² right is fixed — here the maximum pays back even at the median.

The short comparison

ABC
Permits needed?No (rights and boundaries only)Yes: permis de construireYes: permis de construire
Works budget~€25k~€576k~€793k
Timeline~8 mo~20 mo~24 mo
First stepCU + géomètreArchitect + permisArchitect + permis

Money: the levels of the estimate

The entry in our maths is €285k plus fees (~€308k in total). Counted: purchase + fees + works + cost of capital; profit after corporate tax (IS). The V3 exit deliberately uses the median of real deals in the radius, not the upper quartile. The stress level is an exit 20% lower. All construction rates are estimates until contractor quotes — the quotes are one of the mandatory checks.

LowBaseHigh
Entry (price + fees)—€308k—
A — profit after tax€53k€125k—
B — profit after tax€183k€405k—
C — profit after tax€268k€558kwe promise nothing above the median
Time to sale8 mo (A)8-24 mo24 mo (C)

Five checks before any deal

We do not sign until all five pass.

  1. 01The lot's composition: how many lots in the subdivision, what exactly sells for €285k, the règlement du lotissement and cahier des charges.
  2. 02The UGa zone's PLU règlement: setbacks, height, coverage — confirming the 192 m² of floor area.
  3. 03Cadastre and boundaries with a géomètre; easements and access.
  4. 04Géorisques in full: seismic, clay, wildfire (PPRIF), noise — plus an étude de sol G1.
  5. 05Contractor quotes for the chosen scenario — until then every construction figure remains an estimate.

Download the PDFs

Full numbers and photos — four documents (Russian with a French summary).

PDF 01

The plot as it is

Real photos, the lot's facts, prices around and zone rules.

PDF ↓PDF 02

A — V1 · Prepare and resell

Preparation programme, budget, profit maths.

PDF ↓PDF 03

B — V2 · A 150 m² house

Build programme, budget, profit maths.

PDF ↓PDF 04

C — V3 · A 192 m² villa with a pool

The full product: programme, budget, profit maths.

PDF ↓

Where the data comes from

  • The bienici listing (agency lot, snapshot 11.08.2026) — area, utilities, zone and the right to build as stated by the seller; photos from the listing.
  • Real transactions (state DVF registry, dept 06): 49 sales of 130-300 m² houses within 800 m in 2021-2025, median ~€2,014,000 (~€10,300/m²).
  • IGN RGE ALTI relief (~2.5 m of variation across the survey cross) and IGN geodata.

An independent break-down for discussion — not a listing and not a guarantee of income. Every figure carries a date and a source; the outcome depends on the lot checks and contractor quotes.

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We will walk you through the maths and what to verify first. Have a property of your own — we will break it down the same way.

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