Provence-Alps-Cote d`Azur, Alpes-Maritimes, Théoule-sur-Mer, France

A46007RNW06 - At Théoule-sur-Mer on the Bay of Cannes, where the red rocks of the Massif de l’Estérel descend towards the Mediterranean, Propriété Guerguy occupies a position whose combination of scale, landscape and potential would be extraordinarily difficult to recreate today.

From this elevated setting, the view opens across the sea, the coastline and the wooded hills of the Estérel. These are not simply sea views: here, sea, sky and mountains combine to create an almost theatrical sense of place, with the landscape itself becoming part of the architecture.

The property comprises 8,378 m² of private land. Immediately behind it lie more than 12 hectares of adjoining non-buildable woodland, owned separately and not included in the sale. Visually, however, this natural landscape extends the sense of the estate and creates a degree of openness, separation and privacy that has become increasingly difficult to find on the Côte d’Azur.

The existing buildings are currently in a ruinous state and require complete rehabilitation. That is also what makes Guerguy fundamentally different from a finished contemporary villa: the buyer is not inheriting someone else’s completed decorative choices, but a historic place whose next chapter remains open.

An approved residential project allows the property to be transformed into one exceptional private residence of approximately 1,500 m², combining the rehabilitation and transformation of around 1,200 m² of existing structure with an extension of approximately 300 m². The approved scheme is exclusively single-family residential; it does not provide for commercial operation or division into apartments.

This possibility exists within a protected natural environment where projects of comparable scale are necessarily rare and carefully controlled. Much of the difficult preliminary work - architectural development, planning studies and dialogue with the relevant authorities - has already established a framework through which Propriété Guerguy can be brought back to life.

Its history adds another dimension.

Historical records show a building on the site by 1912. Over the decades it evolved into Hôtel Guerguy La Galère, an intimate establishment of just 14 rooms with a restaurant. Its scale was modest, but its gastronomic reputation was not: in 1972, the restaurant was awarded a second Michelin star.

Another particularly evocative survivor of that period is its historic guest book. Its pages include the names of Serge Gainsbourg, Charlotte Rampling, Pierre Cardin and Jean-Michel Jarre, alongside a much longer list of notable figures. A guest book cannot always tell us precisely why somebody was present, how long they remained or in what circumstances they signed it; what it does provide is a tangible record of the artists, actors, designers, musicians and international visitors whose paths crossed this small establishment over the years.

The hotel closed in 1987. Over time, the property fell into abandonment, leaving an architecture visibly marked by the years, the weather and even a later period of squatting and graffiti. These traces are not presented as property features in themselves, but as visible layers in the life of a place that has already passed through several distinct chapters.

The next chapter can be entirely different.

Propriété Guerguy offers the opportunity to preserve and reinterpret a place whose past can remain visible without dictating its future. The volumes, interiors, terraces and relationship between house, gardens, sea and mountains can be reconsidered within the approved project and around the lifestyle, tastes and collections of a new owner.

Cannes and its international infrastructure are readily accessible, as is Cannes-Mandelieu Airport, while Nice Côte d’Azur International Airport connects the region with major European and international destinations. Yet the atmosphere of Théoule-sur-Mer is distinctly different: wilder, more natural and more closely shaped by the meeting of the Estérel and the Mediterranean.

Propriété Guerguy is therefore not a turnkey property. It is intended for a buyer seeking something else: an exceptional setting, genuine scale, profound privacy, an authentic historical identity and the freedom to create a personal residence rather than simply occupy one conceived by somebody else.

Its past provides character. It does not dictate its future.

For its next owner, the next chapter has yet to be written.

Any architectural visualisation shown in the listing is a non-contractual projection of the approved project and does not represent the property’s current condition.