VERA Pre-offer Brief
€2,000
A rapid, property-specific assessment of where the asking price sits against the recorded market – before you decide whether the villa warrants a Valuation Brief. 0.03% of a €4.5 million purchase.
Cap d’Antibes
The Cap, counted.
02Live-market case study
One villa. A €1,174,000 gap between the asking price and the evidence.
The seller wants the highest price. You need the right one. VERA analysed the completed transaction evidence and turned it into the numbers a buyer could act on – what to offer, where to settle and when to walk away.
Asking price€4,500,000the seller’s advertised price
VERA central value€3,326,000what the transaction evidence supports
VERA valuation range€3.19m – €3.46mthe central 50% of simulated outcomes
Gap to asking price€1,174,00035% above the evidence
The villa was publicly marketed at €4,500,000. VERA’s central value was €3,326,000, with a defensible valuation range of €3.19 million to €3.46 million. The Valuation Brief did not predict what the seller would accept. It showed where the recorded market evidence ended – and where any personal premium would begin.
Live-market case study. We selected this villa, which was publicly marketed on Cap d’Antibes at €4,500,000 at the valuation date, to demonstrate how VERA analyses a real property before an offer is made. The address and certain identifying details have been withheld because the marketing and potential transaction remain live. The valuation figures are genuine. Results vary by property, and VERA does not guarantee a discount, seller acceptance or any particular transaction outcome.
Request a Valuation Brief See a sample of every Brief
The samples are free to read. Property-specific Briefs are delivered within 24 hours of our confirmation.
The economics
The fee is fixed. The cost of getting the price wrong is not.
Sixteen hundred villas. About fifty change hands a year. Choose the price of the villa below and see what a 5%, 10%, 20% or 30% pricing difference means in euros – then compare it with the fixed cost of obtaining independent evidence before you make an offer.
€1.5m€4.5m€20m
A 5% pricing difference€225,00050× the VERA Valuation Brief · 113× the Pre-offer Brief
A 10% pricing difference€450,000100× the VERA Valuation Brief · 225× the Pre-offer Brief
A 20% pricing difference€900,000200× the VERA Valuation Brief · 450× the Pre-offer Brief
A 30% pricing difference€1,350,000300× the VERA Valuation Brief · 675× the Pre-offer Brief
The cost of knowing
VERA Valuation Brief
€4,500
The complete evidence-based valuation, acquisition range, opening position and walk-away strategy. 0.10% of a €4.5 million purchase.
The gap on the case-study villa
€1,174,000
261 × the Valuation Brief · 587 × the Pre-offer Brief
The villa was publicly marketed at €4,500,000. VERA’s central value was €3,326,000 – a gap of €1,174,000. The Valuation Brief did not promise that the seller would reduce the price. It gave the buyer the completed transaction evidence, a defensible negotiation range and the point above which any additional amount would represent a personal premium rather than recorded market value.
Illustrative live-market case study. Results vary by property. VERA does not guarantee a discount, seller acceptance or any particular transaction outcome.
Request a Valuation Brief Start with the Pre-offer Brief
The Pre-offer Brief is delivered within 24 hours and is credited against a Valuation Brief on the same property commissioned within 90 days.
09Cap d’Antibes, counted
A market too small to average, and too valuable to guess at.
Cap d’Antibes is four and a half square kilometres of land carrying about sixteen hundred villas. Roughly fifty of them change hands in a year.
Villas on the peninsula1,639Parcels carrying a building with a footprint of 80 m² or more
Private pools1,03563% of those villas. A pool is standard here, not a feature
Median plot1,168 m²Quartiles 766 m² and 1,829 m²
House sales a year52Recorded 2021–2025. 43 of them 100 m² or larger
Median recorded house price€2,075,000What buyers actually paid, not what was asked
Second homes72%1,293 of 1,798 dwellings. Most of Cap d’Antibes is empty most of the year
Why no individual can know this marketWhich is why nobody has seen enough of it
At about fifty sales a year against sixteen hundred villas, the peninsula turns over roughly 3% of its houses annually. An agent with a good year here handles a handful. No individual – however experienced, however well connected – accumulates a statistically useful picture of this market from their own deals. There is not enough of it to go round.
The register does not have that problem. It holds every sale, including the ones nobody talks about.
Sources · Etalab open cadastre (DGFiP), June 2026 edition, commune 06004, restricted to territory south of the isthmus at 43.5700 N. Private pools from the Ville d’Antibes planning layer cad_bassins_piscines. Dwellings and second homes from INSEE, IRIS 060040103 “Le Cap”. Sales from Demandes de Valeurs Foncières, 2021–2025. Every figure above is counted, not modelled.
How the evidence is assembled
Measured, not looked up.
There is no service you can subscribe to that will tell you the area of a villa’s pool, how many metres of fence it shares with each neighbour, or how far its boundary is from the water. Those figures are not withheld – they do not exist. They are consequences of geometry that has to be assembled from 23 separate public sources and measured.
Public sources23Cadastre, conveyance register, IGN mapping, terrain, planning, risk, energy certificates, census
Values in all1,676,272A populated field or a projected coordinate. Counted by opening the files, not estimated
Mapped coordinates586,396Every one reprojected into Lambert-93 before a single area is taken
Records85,270Parcels, buildings, conveyances, certificates, easements, pools
Read for one Brief140,904The full record is built once; each Brief draws the slice its parcel needs
Under Licence Ouverte19Open data or a public record consulted directly. Every figure is republishable
Two figures nobody publishes.
A pool is a long rectangle, usually set at an angle to north. Take its area from a bounding box and you overstate it by 132%; compute it in degrees and you get a number with no units at all. Projected properly, the pool on the villa in the case study is 61 m², and we publish it as approximately 60 because the outline follows the coping rather than the waterline.
Shared boundary is the same story. Walk the cadastral line at half-metre steps and this plot shares roughly 50 m of fence with one neighbour, 45 with another and 30 with a third – but move the tolerance across the range the cadastre is actually drawn to and those lengths shift by about a tenth. So we round them to 5 m and say so. What does not move at any tolerance is the number of adjoining parcels and which side each lies on, and those we state plainly.
That distinction – which figures are robust, which are approximate, and by how much – is the product. It is a sentence no estate agent will write for you.
What the assembly makes possible.
- Pool area, from the mapped outline, projected and closed.
- Shared fence length with every adjoining parcel, and which flank each runs along.
- Road and sea frontage, derived by elimination: the cadastre draws private ground and does not draw roads.
- Open ground – plot less every mapped building and pool, measured on a quarter-metre raster.
- Distance to the water, boundary to mapped shoreline, not centre to coastline.
- Whether the sea is visible, tested against bare-earth terrain along every bearing to open water.
Every one of these is printed with its evidence class and its caveat. Where a source returned nothing, the Brief says the source was searched and returned nothing – which is a different statement from the feature being absent, and the distinction is enforced in code.
What counts as a data point, and what does not
A populated field, or one projected coordinate. Not a record: a single conveyance carries a date, a price, a transaction type, a floor area, a land area and its parcel references, so counting acts would understate the work by an order of magnitude. Not a byte, which would overstate it by two. Empty fields are not counted – an unpopulated column is not evidence, however many rows it has. Geometry is counted as vertices, because a parcel polygon is a coordinate pair per corner and each one had to be reprojected before any area could be taken.
The count is produced by opening every cached file at build time. It is not a remembered figure: if a source is missing, this section shows a dash rather than last week’s number.
The full peninsula record is assembled once – 1,676,272 values across 23 sources – and each Brief draws the slice its parcel needs, which is about 140,904. Both are given above because quoting only the larger one would flatter the individual document, and quoting only the smaller would understate what it rests on. The largest single source is the Cadastre parcellaire (PCI vecteur). Every Brief lists all 23 on its own sources page, with publisher, licence, record count and what each one contributes.
10Position your own
The VERA™ Price Position Brief. Complimentary.
Put in a floor area and an asking price and VERA returns a Price Position Brief: the asking rate, where it falls among the recorded sales, the local evidence rate and the nearest deeds. This is a market-positioning brief, not a valuation – it is the one thing you can work out from the register without us, and it is where every valuation starts.
Compare with sales
Your asking rate€22,500 per m²
Position–
Every point is one recorded house sale on the Cap d’Antibes, 2014–2025: 521 in the register, 520 with a floor area on the deed. Price per m² of the house floor area as recorded. Your position on this scale is a starting question, not an answer: it takes no account of plot, condition, view, aspect or what the floor area actually means on your certificate. Those are worth €574,000 of range on the sample villa, which is rather the point.
Take this away as a one-page brief.
Your rate, its percentile, the whole distribution with your mark on it and the property as you have described it – in VERA’s own typesetting. Everything below is needed: the page names the property it is about, so it cannot be produced from a rate alone. It is a position, not a valuation, and it says so on its face.
The address, post code and listing are printed on the page as you enter them and are never verified against the register. VERA keeps a copy of the brief with the address and email you entered, so we can answer questions about it; we email you news only if you tick the box above – see the privacy notice. If you want the same question answered properly for a villa you are actually looking at – against the sales nearest to it, on its own street, with the plot and area figures checked against the cadastre – that is the pre-offer brief, €2,000, back within 24 hours of the address.
14Coverage
The register, département by département. The Cap in full.
VERA holds the register data for Alpes-Maritimes, Paris and Var; the rest of France follows as each département is loaded and checked. The Cap d’Antibes is covered in full, and on request we prepare the same Briefs for any property in France with an asking price above €2 million.
Cap d’Antibes · every BriefFrance above €2 million · on request
Sales records cover France except Alsace, Moselle and Mayotte, where the state does not publish them.
A new area launches only once its own transaction record has been built – never by extrapolating from Cap d’Antibes. If your property is elsewhere on the Côte d’Azur, write anyway and we will tell you honestly whether the evidence base is ready.
