Comparing two districts

Les Parcs de Saint-Tropez or Saint-Jean-Cap-Ferrat?

Q: Les Parcs de Saint-Tropez or Saint-Jean-Cap-Ferrat?

On the most recent record, Les Parcs de Saint-Tropez shows a median of €23,409 per square metre and Saint-Jean-Cap-Ferrat €15,263, making Les Parcs de Saint-Tropez 53% more expensive.

Q: Les Parcs de Saint-Tropez and Saint-Jean-Cap-Ferrat — is it the same market?

No. Les Parcs de Saint-Tropez: 72% of the sales retained are of a house alone. Saint-Jean-Cap-Ferrat: 29%. With a difference in composition that sharp, the two prices per square metre do not describe the same market.

Both medians below come from the same record of deeds, over the same period and by the same method. That is what makes them comparable, and it is rarer than it sounds.

The record

Les Parcs de Saint-Tropez

€23,409/m²

Sales retained: 39
Houses alone: 72%

Saint-Jean-Cap-Ferrat

€15,263/m²

Sales retained: 107
Houses alone: 29%

Source: Demandes de valeurs foncieres (DVF), DGFiP — ventes agregees par mutation, Licence Ouverte 2.0.

The gap

Les Parcs de Saint-Tropez comes out 53% more expensive per square metre than Saint-Jean-Cap-Ferrat.

What the gap does not tell you

The two districts do not sell the same thing. Les Parcs de Saint-Tropez: 72% of the sales retained are of a house alone. Saint-Jean-Cap-Ferrat: 29%. With a difference in composition that sharp, the two prices per square metre do not describe the same market — a price does not tell you what you are buying.

Both records in full

And for one particular property?

A median describes a district, never a house. The view, the condition, the aspect and the off-market never appear in a deed. We prepare a reasoned valuation on documents.

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