Yes. Buyers living abroad can finance a flat or villa in Cannes with a French mortgage, on the usual non-resident terms of 70–80% for strong files from the UK, Ireland, the EU or Switzerland and 50–70% for others. The district sets the price and often the lender: retail banks handle most apartment loans, and private banks take over for prestige property above roughly €1 million. Before you sign, read the flood section of the état des risques, and plan the loan without festival or summer letting income.
Cannes prices district by district
A mortgage in Cannes can finance very different property. The PAP price observatory put the city average at €5,834 per m² in May 2026. Around the Croisette and Palm Beach it reached €10,094 per m², while flats in Camp Long averaged €4,545. On the Californie hill, houses averaged €11,550 per m².
Banks lend on what a valuer thinks the property would fetch, so these gaps matter. A sea-view apartment in a building with a pool, a caretaker and security can be compared with recent sales nearby. A villa with an unusual layout or a long private drive has fewer comparable sales, and on large loans lenders commonly order their own valuation.
When a private bank becomes the lender
For apartments up to around €1 million, retail banks with international desks lend on the usual terms, and purchase costs of 7–8.5% come from your own funds. Above that, private banks become the main lenders. They usually ask you to place part of your assets with them, and they are the main source of interest-only loans (prêt in fine), where the capital is repaid in one sum at the end. Our explainer on the prêt in fine sets out how these loans work.
At these prices the wealth tax on property (IFI) often applies, from €1.3 million of net French property. Debt taken to buy the home can reduce the taxable value within limits, which is one reason to discuss the loan structure early.
Flood risk and the état des risques
On 3 October 2015 a violent storm dropped 175 mm of rain on Cannes in two hours, and the floods along this stretch of coast left 20 victims. Cannes has a flood-risk prevention plan, and every sale includes a state-of-risks report (état des risques) showing whether the address lies in a mapped zone.
Read it before the compromis. A ground-floor flat, a garage level or a villa beside a stream in a flood zone can cost more to insure, and lenders commonly ask for proof of home insurance at completion. The valuer may also be more cautious on the price.
Festival lets and the quota plan
Many Cannes owners let their apartment during the film festival in May or the large trade fairs held in the city. Since 20 May 2026 every furnished tourist let in France must be registered through the national online service. In August 2025 the mayor also announced quotas on tourist lets in the most affected districts, including the area around the Croisette and Le Suquet, the old town, to apply from 2026. Ask the town hall what applies to the exact address before you rely on this income.
Banks rarely count event or summer income. They count rent they can verify, commonly at around 70%, and the loan should rest on your own earnings.
Running costs in Cannes
Unlike Nice, Cannes does not apply a surcharge on the council tax for second homes. Buildings with pools, caretakers and gardens carry higher co-ownership charges, and seafront facades need regular upkeep. Ask for the last three years of charges and the minutes of recent general meetings. Banks look at what is left to live on after repayments, and a large call for works soon after completion weighs on it.
Next steps for a purchase in Cannes
Start with the eligibility check. Tell us the price range and the district, and we will introduce you to one English-speaking broker who works with Cannes buyers and, where needed, with private banks. French Notaires in Cannes can find you an English-speaking notaire to go through the risk report and the co-ownership documents. For villas, SCIs and wealth tax along the coast, read our Côte d'Azur guide.
Your purchase deed is signed before a notaire. French Notaires matches English speakers with a bilingual notaire nearby, free of charge: Notaires in Cannes.
Questions
Do I need a private bank to buy an apartment on the Croisette?
Not always. Retail banks with international desks lend on many Cannes apartments, and private banks become the usual lenders above roughly €1 million, often asking you to place assets with them.
Can I let my Cannes apartment during the film festival?
The let must be registered through the national service, and the city announced quotas for the most affected districts from 2026. Check with the town hall for the exact address, and do not rely on the income for your mortgage.
Is there extra council tax on second homes in Cannes?
Cannes does not apply the second-home surcharge on council tax, unlike Nice. You still pay the standard council tax on a second home, the property tax and co-ownership charges.
Does flood risk affect a mortgage in Cannes?
It can. The état des risques shows whether the property is in a mapped flood zone, and insurers and valuers take that into account, so read it before signing the compromis.