Between Menton and Saint-Tropez, the most significant properties never reach a portal. Lemon Properties operates exclusively off-market, with a background in wealth advisory and a network of private bankers, attorneys, and notaires in Switzerland, Monaco, and Luxembourg.
15 properties · €101M under mandate · private listings
Between 30 and 40% of prime transactions above €3M on the French Riviera never appear on any portal, any agency window, or any listing site. They move through networks, through trust built over years, through introductions made at the right moment, to the right person.
This is the off-market segment of the Côte d'Azur. It is not a niche. At this price point, it is the primary market.
Lemon Properties operates exclusively within this segment, from the Monaco corridor to Saint-Tropez, from Cannes to the Var hinterland. Our current portfolio comprises 15 private mandates and €101M in assets. Not one appears publicly.
Our approach is not that of a traditional agency. Our background is wealth advisory. Before any property is introduced, we address the questions that precede the transaction: tax residency, acquisition structure, financing, succession. The right property in the wrong structure is still the wrong decision.
The conversation starts here.
Saint-Tropez · Grimaud · Gassin · Cannes · The Var
Lifestyle. Protected land. A coastline that has been essentially built out since 1986, when the Loi Littoral froze new coastal construction permanently. What exists is what will exist. Stone bastides in Grimaud and Gassin, private estates on the Saint-Tropez peninsula, villas above Cannes on the Californie hillside, domaines in the Var hinterland that have never appeared on any portal.
A market driven by lifestyle, privacy, and a structural scarcity that only increases with time.
Monaco · Menton · Èze · Villefranche · Cap Ferrat · Courchevel · Paris
Capital preservation. Fiscal residency. A jurisdiction as much as a location. From Menton at the Italian border to Cap Ferrat, one of the most restricted property markets in Europe, the Monaco corridor is where Swiss, British, and Gulf capital concentrates quietly.
Off-market transactions represent more than 40% of the prime segment here. Extending to Paris and Courchevel, where the same clients, the same discretion, and the same standard of advisory apply.
The transaction is the beginning, not the end
Twenty minutes from the Croisette, Mougins occupies a position in the Cannes hinterland that serious buyers consistently discover and rarely leave.
The plateau de Mougins offers stone properties, olive groves, and a quality of life that the coast itself cannot provide, combined with direct access to the infrastructure of Cannes and Nice-Côte d'Azur airport. Properties here range from restored Provençal mas to contemporary architect-designed estates, typically on land parcels that the coast stopped offering decades ago.
Prices range from €3,000 to €12,000 per square metre depending on position, views, and condition — representing genuine value against equivalent coastal stock. The off-market culture here is strong: many of the most interesting properties have never been formally mandated.