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Menton
Large city · 06500 · Provence-Alpes-Côte d'Azur
👥 Population
30 604
2023 · INSEE
🏠 Median price /m²
4 767 €
📈 8% since 2015
💰 Gross yield
5.3 %
rent / purchase price
⚡ Avg. energy rating
D
🟠 11.2 % energy sieves (F-G) (F-G)
🎯 Investment score Average
Menton — Score 49/100.
Why this score? This score is penalized mainly by a high purchase price for the area (6/100) and a weak rental yield (27/100).
49
💰 Yield27
🌳 Quality of life85
📊 Dynamism100
💸 Affordability6
🛡️ Safety28
⚡ Energy rating62
🏠 Property prices
DVF · 877 Transactions · Menton
🏢 Apt. /m²
4 767 €
🏡 House /m²
6 250 €
📋 Transactions
877
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Nice | 4 829 € | 7 166 € | 7206 | 357 737 |
| Antibes | 5 179 € | 7 571 € | 2215 | 77 637 |
| Cannes | 5 882 € | 8 500 € | 2534 | 74 350 |
| Cagnes-sur-Mer | 4 753 € | 6 242 € | 986 | 53 354 |
| Grasse | 3 087 € | 4 963 € | 899 | 50 970 |
| Le Cannet | 3 817 € | 5 670 € | 929 | 41 938 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
21.06 €/m²
monthly
💰 Gross yield
5.3 %
⏳ Payback period
18.9 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
50.7 %
🏖️ Secondary homes
42.0 %
Highly touristic market
🚪 Vacant homes
7.2 %
🏢 Apartments
89.8 %
9.5 % houses
🎯 Pinel zoneⓘOfficial Pinel zoning. A Bis = very high tension (Paris, French Riviera), A = high tension (metropolises), B1 = moderate, B2 = low, C = relaxed market.
A
Strong tension
⚖️ Tense area (ALUR law)ⓘTense area under article 232 of the French Tax Code (CGI) / ALUR law. Enables rent control and applies the vacant housing tax.
Yes
Rent control possible
🏢 Social housing units
1 894
RPLS source
💶 Local taxation
REI · DGFIP · Exercice 2024
🏠 Property tax (built)ⓘMunicipal property tax rate on built properties (TFB). Applied to the cadastral rental value to calculate the owner's annual property tax.
39.010 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
48.470 %
🏘️ Housing tax
29.900 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
13.000 %
🌾 Land tax (unbuilt) REI
30.12 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
30 604
2023
📐 Area
14.22 km²
2152 inh/km²
💶 Median income
22 590 €
📊 Median age
46.9 yrs
29.2% under 30
💼 Activity rate
76.9 %
ages 15-64
📉 Unemployment rate
12.0 %
2021 census
🎯 Poverty rateⓘShare of population living below the poverty line (60% of national median income). Source FILOSOFI 2021, calculated only for municipalities ≥ 2,000 inhabitants.
17.0 %
60% FILOSOFI threshold
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
11 549
SIRENE database 2026
✨ 2024 creations
989
+4.5% vs 2023
📊 2023 creations
946
💼 Economic density
377
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Menton Garavan
À 1.97 km · Segment B
🏙️ Urban attraction areaⓘUrban Attraction Areas (INSEE 2020): municipal classification based on commuting relationships with urban hubs. Main hub / secondary / suburban crown / outside.
Monaco - Menton (partie française)
Suburban crown
🏛️ IntercommunalityⓘEPCI — Public Establishment for Intermunicipal Cooperation. Community of communes, agglomeration, urban or metropolitan community grouping the municipality with its neighbors.
CA de la Riviera Française
EPCI
📍 Rail access
Excellent
Station distance
🎓 Education
National Education API
📚 Schools
5
🏫 Middle schools
3
🎓 High schools
1
🏆 Baccalaureate results
| High school | Type | Pass rate | Honors | V.A. |
|---|---|---|---|---|
| LYCEE PIERRE ET MARIE CURIE | public | 88.0 % | — | -3.0 |
🎯 Brevet exam (2021)ⓘBrevet (DNB) — French middle school exam. The rate shown is the average across public and private middle schools in the municipality, latest published session.
89.2 %
Average pass rate · 4 middle schools
📊 Niveau social des établissements
Indicateur Éducation nationale du milieu social des élèves (moyenne nationale ≈ 103). Plus élevé = plus favorisé.
🏫 Middle school IPS
| Middle school | Sector | IPS |
|---|---|---|
| COLLEGE PRIVE NOTRE DAME DU SACRE COEUR | privé sous contrat | 105.8 |
| COLLEGE GUILLAUME VENTO | public | 99.5 |
| COLLEGE ANDRE MAUROIS | public | 95.9 |
🏥 Healthcare
BPE · FINESS
🏥 Hospitals
5
💊 Pharmacies
17
🔬 Laboratories
3
🏥 Établissements de santé
56
Source FINESS
👵 EHPAD
1
💊 Pharmacies
17
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
1089
📋 Commerce
333
📋 Enseignement
30
🏥 Sante
348
🚆 Transport
41
⚽ Sport
51
🎭 Culture
41
🏛️ Public services
Public Service Directory API · 2 services
| Category | Qty | Examples |
|---|---|---|
| 📋 service public | 2 | Maison de justice et du droit de Menton, Caisse primaire d'assurance maladie (CPAM) des Alpes-Maritimes - accueil de Menton |
🛡️ Safety
SSMSI · SSMSI · Ministry of the Interior
| Indicator | Incidents | Rate ‰ | Nat. average | Gap |
|---|---|---|---|---|
| Destructions et dégradations volontaires | 431 | 14.10 ‰ | 7.2 ‰ | +96 % vs moy. |
| Vols sans violence contre des personnes | 375 | 12.30 ‰ | 7.3 ‰ | +68 % vs moy. |
| Escroqueries et fraudes aux moyens de paiement | 200 | 6.50 ‰ | 6.3 ‰ | Dans la moyenne |
| Violences physiques intrafamiliales | 142 | 4.60 ‰ | 4.2 ‰ | Dans la moyenne |
| Violences physiques hors cadre familial | 142 | 4.60 ‰ | 4.0 ‰ | Dans la moyenne |
| Vols de véhicule | 132 | 4.30 ‰ | 2.4 ‰ | +79 % vs moy. |
| Usage de stupéfiants | 92 | 3.00 ‰ | 8.4 ‰ | -64 % vs moy. |
| Cambriolages de logement | 69 | 2.30 ‰ | 7.5 ‰ | -69 % vs moy. |
| Vols dans les véhicules | 61 | 2.00 ‰ | 5.2 ‰ | -62 % vs moy. |
| Violences sexuelles | 57 | 1.90 ‰ | 2.4 ‰ | -21 % vs moy. |
| Usage de stupéfiants (AFD) | 50 | 1.60 ‰ | 7.5 ‰ | -79 % vs moy. |
| Vols d'accessoires sur véhicules | 33 | 1.10 ‰ | 3.7 ‰ | -70 % vs moy. |
| Vols violents sans arme | 19 | 0.60 ‰ | 1.0 ‰ | -40 % vs moy. |
⚡ Energy performance
107 DPE · ADEME
📊 Energy rating distribution
A
0.9 %
B
1.9 %
C
16.8 %
16.8 %
D
47.7 %
47.7 %
E
21.5 %
21.5 %
F
10.3 %
10.3 %
G
0.9 %
11.2 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
🏛️ Historical heritage
Mérimée database · 18 protected monuments
| Building | Era |
|---|---|
| jardin | 1ère moitié 20e siècle |
| hôtel | 2e moitié 18e siècle |
| palais | 18e siècle;19e siècle |
| hôtel | milieu 17e siècle |
| maison | 1er quart 20e siècle |
| jardin | — |
| hôtel de voyageurs | 1er quart 20e siècle |
| hôtel | 1er quart 20e siècle |
| hôtel de voyageurs | 4e quart 19e siècle;1er quart 20e siècle |
| église;immeuble | 1er quart 17e siècle;3e quart 18e siècle |
⚠️ Natural and technological risks
Géorisques API · 13 risks identified
Affaissements et effondrements d'origine anthropique (anciennes carrières souterraines, hors mines)
Eboulement ou chutes de pierres et de blocs
Feu de forêt
Glissement de terrain
Recul du trait de côte et de falaises
Tassements différentiels
Transport de marchandises dangereuses
Mouvement de terrain
Par submersion marine
Par une crue torrentielle ou à montée rapide de cours d'eau
Inondation
Séisme
Par ruissellement et coulée de boue
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 11 752 analyses · ORFEO-VEOLIA
⚗️ Physicochemistry
✅ Compliant
📋 analyses
11 752
⚡ EV charging stations
IRVE
🔌 Stations
9
⚡ Charge points
29
🚀 Incl. fast charging
0
🎯 Municipalities with a similar score
Same region, score close to
Fréjus
83370
49/100
59 719 Inhabitants
Hyères
83400
49/100
55 858 Inhabitants
Arles
13104
49/100
51 811 Inhabitants
Pertuis
84120
49/100
19 548 Inhabitants
Beausoleil
06240
49/100
11 936 Inhabitants
Les Mées
04190
49/100
4 099 Inhabitants
Sospel
06380
49/100
3 791 Inhabitants
Lucéram
06440
49/100
1 234 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Castellar | 3.0 km | 31/100 | 996 |
| Sainte-Agnès | 3.2 km | 36/100 | 1 380 |
| Gorbio | 4.2 km | 25/100 | 1 609 |
| Roquebrune-Cap-Martin | 4.8 km | 42/100 | 12 037 |
| Peille | 7.2 km | 31/100 | 2 123 |
| Beausoleil | 8.1 km | 49/100 | 11 936 |
| Sospel | 10.9 km | 49/100 | 3 791 |
| La Turbie | 9.8 km | 35/100 | 3 045 |
❓ Frequently asked questions about Menton
What is the price per m² in Menton? ▶
The median price per m² in Menton is 4 767 €.
What is the rental yield in Menton? ▶
The gross rental yield in Menton is 5.3%.
Is Menton a good real estate investment? ▶
Menton has a ScorCity score of 49/100, making it a moderate investment.
What is the average energy rating in Menton? ▶
The most common energy rating class in Menton is D.
What are the natural risks in Menton? ▶
13 risks are identified in Menton: Affaissements et effondrements d'origine anthropique (anciennes carrières souterraines, hors mines), Eboulement ou chutes de pierres et de blocs, Feu de forêt.