In the latest France apartment snapshot, the widest asking-versus-sold gaps are concentrated in a mix of Riviera, Paris-region, and secondary cities. Cannes tops the list at 75.1%, while Saint-Quentin stands out as the only city in this cut with a negative gap at -44.9%, a pattern that usually points to a thinner or less representative sold sample rather than a simple pricing signal.

For buyers and agents, these gaps are best read as a price-discovery indicator: large positive gaps often suggest more room between listing ambitions and recorded transaction reality, while unusual negative readings can appear when the sold side is thin or skewed toward a different mix of homes than current listings.

The widest gaps cluster in high-profile apartment markets

In the latest snapshot, the biggest asking-versus-sold gaps are led by cities where apartment markets are active enough to sustain visible listing inventory, yet still show a wide spread between marketed and recorded transaction levels. In practical terms, that tends to matter most in places where sellers can anchor expectations around headline asking prices while buyers negotiate against harder evidence from completed sales.

Cannes ranks first with an asking-sold gap of 75.1%. The city shows a median sale price of €479,003, an average asking price of €514,674, and a DVF median of €273,500, based on 1,097 listings. Antibes follows at 55.7%, with a median sale price of €391,112, an average asking price of €334,483, and a DVF median of €251,250 across 908 listings.

Fort-de-France comes next at 53.2%, with a median sale price of €268,066, an average asking price of €187,132, and a DVF median of €174,971 from 117 listings. Annecy posts 50.4%, pairing a median sale price of €429,198 with an average asking price of €329,443 and a DVF median of €285,400 across 571 listings. Issy-les-Moulineaux rounds out the top five at 49.7%, with €479,003 for the median sale price, €382,575 for the average asking price, and €320,000 for the DVF median, based on 249 listings.

The Riviera dominates the upper end of the ranking

In the latest snapshot, the French Riviera stands out as the clearest geographic cluster in the upper tier of the ranking. That is a familiar market pattern in lifestyle-driven apartment markets, where premium positioning and heterogeneous stock can widen the distance between what sellers first seek and what notarial records ultimately capture.

Cannes, Antibes, and Nice all appear near the top. Nice records a gap of 47.7%, with a median sale price of €347,167, an average asking price of €319,226, and a DVF median of €235,000. It also has the largest listing count in this cut at 3,485, far ahead of Cannes and Antibes.

The southern concentration extends beyond the Côte d’Azur. Aix-en-Provence shows a gap of 46.6%, with a median sale price of €364,745, an average asking price of €348,216, and a DVF median of €248,750 from 788 listings. Narbonne follows closely at 46.5%, with €168,456 for the median sale price, €149,815 for the average asking price, and €115,000 for the DVF median across 342 listings. Perpignan also lands in the upper group at 41.6%, with a median sale price of €127,441, an average asking price of €122,126, and a DVF median of €90,000 based on 760 listings.

This southern skew sits alongside housing-policy pressure in French media, including "La taxe sur les logements vacants va-t-elle tirer les prix à la baisse à Paris ?" (20 Minutes, 2026-04-29), which reflects how pricing and vacancy debates remain part of the broader market backdrop even when this ranking is city-specific and transaction-based.

Paris-region cities also show meaningful pricing spread

In the latest snapshot, several Paris-region apartment markets also show sizable asking-versus-sold divergence. For negotiators, that matters because dense urban markets often carry enough comparable stock for asking prices to remain visible and sticky even when recorded transactions settle lower.

Issy-les-Moulineaux posts 49.7%, placing it among the national leaders in this cut. Clichy is close behind at 48.0%, with a median sale price of €426,269, an average asking price of €360,900, and a DVF median of €288,000 from 262 listings. Bondy, while lower in absolute price level, still shows a notable 42.8% gap, with a median sale price of €197,753, an average asking price of €205,790, and a DVF median of €138,500 based on 96 listings.

The common thread is not that these cities behave identically, but that each shows a meaningful spread between listing and recorded-sale benchmarks. In urban apartment markets, that often signals that headline listing levels alone are a poor guide to clearing prices, especially when unit quality, building condition, and micro-location vary sharply inside a small geographic area.

Saint-Quentin is the clear outlier on the negative side

In the latest snapshot, Saint-Quentin is the only city in this group with a negative asking-sold gap, making it the clearest outlier in the ranking. Negative readings are rarer and are usually better interpreted as a sign of sample mismatch or thin-market distortion than as evidence that current sellers are systematically underpricing stock.

Saint-Quentin shows an asking-sold gap of -44.9%, with a median sale price of €60,057, an average asking price of €136,481, and a DVF median of €109,000 from 144 listings. That combination is striking because it departs sharply from the rest of the list, where gaps are positive and mostly clustered between 41.6% and 75.1%.

For researchers, this is the city to treat most carefully in cross-city comparisons. A market with 144 listings and a low median sale price can look dramatically different from larger, higher-value apartment markets such as Nice with 3,485 listings or Cannes with 1,097. The ranking still flags Saint-Quentin as unusual, but the more useful takeaway is that not every gap measures the same kind of pricing friction.

Listing depth shapes how readable each gap is

In the latest snapshot, the number of listings varies enough across cities to affect how interpretable each gap appears. As a general market pattern, larger listing pools tend to give a cleaner view of current seller expectations, while smaller pools can be more easily skewed by a few atypical homes.

Nice has the deepest listing inventory here at 3,485, followed by Cannes at 1,097, Antibes at 908, Aix-en-Provence at 788, and Perpignan at 760. Those markets offer a broader visible sample of asking prices than Fort-de-France at 117, Bondy at 96, or Saint-Quentin at 144.

That does not make the smaller-city signals invalid, but it does change how they should be used. In a city such as Nice, a 47.7% gap is paired with substantial market depth. In Bondy, the 42.8% reading comes from fewer than 100 listings. For agents calibrating comparative market analyses and buyers preparing offers, the most actionable gaps are often the ones supported by both a large spread and a sizable current listing base.

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Published: May 11, 2026