A 295 m² house by Cap Martin: priced at half the neighbouring sales

Three levels of ambition — from fast flip to a new house

All variant images are built on real photos of this house. They show ideas of the future result, not a finished design — precise plans come after the purchase.

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A

V1 · Light: refresh and resell fast

Minimal works and professional staging. The bet is that the house is bought far below the market.

• Total in ~€2.57M (works ~€236k)
• Profit after tax: €0.72 - 1.16M (base 0.95)
• Timeline ~12 months
• No permits; the pre-purchase checks decide everything

The fastest turnaround of capital. Works if the checks confirm the low price hides no defect.

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B

V2 · Serious rebuild: extend to an XL villa

The middle rung: a ground extension plus a partial upper floor within the plot's building rights add ~142 m² — the house grows to ~437 m² and sells whole, without a total interior redesign.

• Total in ~€3.85M (works ~€900k)
• Profit after tax: €1.33 - 2.17M (base 1.75)
• Timeline ~34 months
• Condition: a preliminary “yes” from the ABF before buying

The sensible maximum of volume without a total reconstruction. If the ABF says no — C works at the same entry price.

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C

V3 · Maximum transformation: a new house born from the existing walls

Demolition is off the table here (heritage zone) — and unnecessary: a full reconstruction turns the house into an entirely new ~437 m² product while keeping the silhouette, the stone tower and the arches. Full-height glazing between the stone elements, glass balustrades, cascading terraces on the slope, a stone mirror pool, summer kitchen, parking. Price target: the top quartile of real deals in this quarter (sales up to €12M confirmed by the registry).

• Total in ~€6.15M (works ~€2.82M: reconstruction + the full exterior package)
• Profit after tax: €1.15 - 2.70M (base 1.92; revenue capped at the p90 of real quarter prices)
• Timeline ~30 months
• Conditions: permis + a preliminary “yes” from the ABF before buying; an architect's project; 10% VAT possible on the existing base

The lead scenario: put the maximum into this plot and sell a new house in a premium quarter. The design devices come from the statistics of the 199 most expensive listings of the coast.

The short comparison

Money: three levels of the estimate

What we counted: purchase + fees + works + holding for the full period; profit is after corporate tax (IS). What we did not: financing and taxes beyond IS. All figures firm up after the plot survey and contractor quotes. Rungs V1 and V2 include the full level package (entire facade, all windows/doors, paving, carport, landscaping; for V2 — veranda, summer kitchen, unified style) — the maths shows this market pays the package back.

Five checks before any offer

We do not offer a price until all five pass.

1. 01Documents and areas: why the listing says 934 m² and the cadastre 560.
2. 02A visit: confirm the condition the photos show.
3. 03Building rules and a preliminary opinion of the heritage authority (ABF).
4. 04Re-price the works with local contractor quotes.
5. 05For scenario A — confirm large villas actually sell here.

Download the PDFs

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

Where the data comes from

• The Bien'ici listing, snapshot of 03.08.2026 — price and specs as stated by the seller.
• Real transactions (state DVF registry): 319 house sales nearby in 2021-2025, median ~€13,750/m².
• Official building rules (PLU) and IGN geodata: plot, heights, terrain.

An independent break-down for discussion — not a listing and not a guarantee of income. Every figure carries a date and a source.