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If you are thinking about buying a property in Bordeaux to rent it out on Airbnb, you are probably wondering whether it is actually worth it.
We have crunched the numbers, analyzed local regulations, and studied market trends to give you a clear, honest picture of Airbnb profitability in Bordeaux as of early 2026.
This article is regularly updated with the latest data on Bordeaux housing prices, rental yields, and regulatory changes.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bordeaux.
Insights
- Bordeaux just lowered its primary residence rental cap from 120 to 90 days per year starting January 1, 2026, making it one of the strictest cities in France for Airbnb hosts.
- One-bedroom apartments make up 68% of all Airbnb listings in Bordeaux, which means new hosts with 2-bedroom units face significantly less competition while serving families and small groups.
- The gap between top-performing hosts (70 to 78% occupancy) and average hosts (55 to 60%) in Bordeaux represents roughly €300 to €500 extra monthly revenue, mostly driven by photo quality and pricing discipline.
- Secondary homes in Bordeaux require "changement d'usage" authorization plus a compensation mechanism, which effectively filters out casual investors and keeps the market more manageable for serious operators.
- Bordeaux's average nightly rate sits around €111, but listings in Saint-Pierre and Triangle d'Or regularly command €130 to €170 per night due to walkability and wine tourism traffic.
- Mid-term rentals (30+ nights) represent a surprisingly large segment in Bordeaux, signaling that many hosts have pivoted to this strategy to avoid the 90-day cap and regulatory friction.
- Seasonality in Bordeaux is pronounced, with high-season monthly revenue (May to September) reaching €1,600 to €2,100, while low season (January to February) drops to €600 to €800.
- Business tourism in Bordeaux is growing, with 325,000 congress days recorded in the first half of 2025, up 5.9%, which creates demand for well-located apartments near Gare Saint-Jean and the convention center.
Can I legally run an Airbnb in Bordeaux in 2026?
Is short-term renting allowed in Bordeaux in 2026?
As of the first half of 2026, short-term renting on Airbnb is legal in Bordeaux, but the city enforces some of the strictest regulations in France to protect its housing market.
The main legal framework comes from French national law (the "Le Meur" law of November 2024) combined with Bordeaux's own municipal rules, which require registration and impose specific limits on how long you can rent.
The single most important restriction is that Bordeaux has lowered the annual cap for renting your primary residence to just 90 days per year, effective January 1, 2026, down from the previous 120-day national default.
If you own a secondary home, you face even tighter rules: you must obtain "changement d'usage" authorization and comply with a compensation mechanism that requires creating or restoring equivalent housing elsewhere.
Operating an illegal short-term rental in Bordeaux can result in fines up to €50,000, and platforms like Airbnb are legally required to block listings that exceed the annual cap.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in France.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in France.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Bordeaux as of 2026?
As of the first half of 2026, Bordeaux imposes a strict 90-day annual cap for short-term rentals of primary residences, with no minimum-stay requirement set by law, though many hosts voluntarily use 2 to 3 night minimums.
These rules apply specifically to entire-home rentals of your primary residence; if you rent out a room while you are present, the 90-day limit does not apply, and secondary homes face a different authorization process entirely.
Hosts typically track their rental nights through Airbnb's built-in calendar, which automatically suspends listings once the cap is reached, and Bordeaux's registration system allows the city to monitor compliance.
If a host exceeds the 90-day cap in Bordeaux, they face administrative fines of up to €15,000, and repeated violations can trigger the larger €50,000 penalty for operating without proper authorization.
Do I have to live there, or can I Airbnb a secondary home in Bordeaux right now?
You do not have to live in the property to run an Airbnb in Bordeaux, but renting a secondary home requires a much more complex authorization process than renting your own home.
Secondary home owners can legally operate short-term rentals in Bordeaux, but only after obtaining "changement d'usage" authorization from the city, which is not automatically granted.
The main additional condition for secondary homes in Bordeaux is the compensation mechanism: you must either convert commercial space into residential housing or acquire "compensation rights" from another property to offset the loss of long-term housing.
The key difference between primary and secondary residence rules is stark: primary residence rentals are capped at 90 days but require only registration, while secondary homes have no day cap but require full authorization plus compensation, making them significantly harder to set up legally.
Don't buy the wrong property, in the wrong area of Bordeaux
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Can I run multiple Airbnbs under one name in Bordeaux right now?
You can legally operate multiple Airbnb listings under one name in Bordeaux, but each property is evaluated independently against the city's regulations.
There is no explicit maximum number of properties one person can list, but practical limits emerge because each secondary home requires its own separate "changement d'usage" authorization and compensation.
For hosts with multiple listings in Bordeaux, each property needs its own registration number that must be displayed on every ad, and platforms report rental activity to the city starting in 2026 under new EU rules.
Do I need a short-term rental license or a business registration to host in Bordeaux as of 2026?
As of the first half of 2026, all Airbnb hosts in Bordeaux must register their property with the city and obtain a registration number that must appear on every listing.
The registration process in Bordeaux is handled online through the municipal portal and typically takes a few days to a couple of weeks, depending on whether your property is a primary or secondary residence.
You will need to provide proof of ownership or a lease, identification, and confirm whether the property is your primary residence; secondary homes require additional documentation for the change-of-use application.
Registration itself is free in Bordeaux, but hosts should budget for the tourist tax collection workflow and potential CFE (business property tax) if annual rental income exceeds certain thresholds.
Are there neighborhood bans or restricted zones for Airbnb in Bordeaux as of 2026?
As of the first half of 2026, Bordeaux does not have outright neighborhood bans on Airbnb, but the city applies its strict regulations uniformly, with tighter scrutiny in tourist-heavy areas.
The neighborhoods with the most regulatory attention include Saint-Pierre, Quinconces, Triangle d'Or, Chartrons, and Saint-Michel, where the concentration of short-term rentals has historically been highest.
These central zones face extra scrutiny because they contain most of Bordeaux's UNESCO-listed historic buildings and experience the most housing pressure from tourism, prompting neighbors and the city to watch compliance closely.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Bordeaux in 2026?
What's the average and median nightly price on Airbnb in Bordeaux in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Bordeaux is approximately €111 (around $115 USD), while the median sits closer to €95 per night because many smaller listings pull the middle value down.
The typical nightly price range covering roughly 80% of Bordeaux Airbnb listings falls between €70 and €150, with studios and one-bedrooms clustering at the lower end and larger apartments or houses reaching the upper range.
The single biggest factor affecting nightly pricing in Bordeaux is location relative to the historic center and tram lines, with walkable Saint-Pierre and Chartrons listings commanding 30% to 50% premiums over peripheral neighborhoods.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Bordeaux.
How much do nightly prices vary by neighborhood in Bordeaux in 2026?
As of the first half of 2026, the nightly price gap between Bordeaux's most expensive neighborhood (Saint-Pierre at €150 to €170 per night, or $155 to $175 USD) and most affordable areas (outer Caudéran at €80 to €95, or $83 to $98 USD) represents roughly a 70% to 80% premium for central locations.
The three neighborhoods with the highest average nightly prices in Bordeaux are Saint-Pierre (€150 to €170 / $155 to $175 USD), Quinconces and Triangle d'Or (€140 to €165 / $145 to $170 USD), and Chartrons (€130 to €155 / $135 to $160 USD).
The three neighborhoods with the lowest average nightly prices are outer Caudéran (€80 to €95 / $83 to $98 USD), parts of Bacalan near the docks (€85 to €100 / $88 to $103 USD), and Euratlantique edges (€85 to €105 / $88 to $109 USD), though these areas still attract guests who prioritize value and tram access over walking to the historic core.
What's the typical occupancy rate in Bordeaux in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Bordeaux sits around 61%, which reflects a mature but competitive market with strong seasonal swings.
The realistic occupancy range covering most active listings in Bordeaux falls between 50% and 70%, with lower figures for part-time hosts and higher rates for optimized, full-time listings in central locations.
Bordeaux's occupancy rates are roughly in line with other major French regional cities like Lyon and Toulouse, though slightly below Paris due to Bordeaux's stronger seasonality tied to wine tourism and summer travel.
The single biggest factor for achieving above-average occupancy in Bordeaux is pricing discipline combined with instant booking and strong reviews, which together can push a well-located listing from 55% to 70% or higher.
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What's the average monthly revenue per listing in Bordeaux in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Bordeaux is approximately €1,040 (around $1,075 USD), based on an annual market average of roughly €12,500.
The realistic monthly revenue range covering roughly 80% of Bordeaux listings falls between €600 and €1,600 (or $620 to $1,650 USD), with part-time hosts and low-availability listings at the bottom and optimized full-time operators at the top.
Top-performing Airbnb listings in Bordeaux can achieve €1,800 to €2,500 per month (or $1,860 to $2,580 USD), especially 2-bedroom apartments in Saint-Pierre or Chartrons with professional photography and dynamic pricing. At €2,200 per month, that translates to roughly €26,400 per year before expenses.
Finally, note that we give here all the information you need to buy and rent out a property in Bordeaux.
What's the typical low-season vs high-season monthly revenue in Bordeaux in 2026?
As of the first half of 2026, typical low-season monthly revenue in Bordeaux ranges from €600 to €800 (or $620 to $825 USD), while high-season months can reach €1,600 to €2,100 (or $1,650 to $2,170 USD) for well-positioned listings.
Low season in Bordeaux runs from late November through February, with January being the slowest month, while high season spans May through September, peaking in June during wine festivals and August for summer tourism.
What's a realistic Airbnb monthly expense range in Bordeaux in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Bordeaux range from €350 to €850 (or $360 to $880 USD) for self-managed apartments, and €650 to €1,300 (or $670 to $1,345 USD) for larger properties or those using a management company.
The single largest expense category for most Bordeaux Airbnb hosts is cleaning and turnover costs, which can run €40 to €80 per changeover (or $41 to $83 USD), quickly adding up to €200 to €400 monthly during busy periods.
Hosts in Bordeaux should typically expect to spend 35% to 55% of gross revenue on operating expenses, depending on whether they self-manage or use a local conciergerie service that charges 15% to 25% of bookings.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bordeaux.
What's realistic monthly net profit and profit per available night for Airbnb in Bordeaux in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Airbnb in Bordeaux ranges from €150 to €550 (or $155 to $570 USD) before mortgage and income taxes, while profit per available night sits around €30 to €45 (or $31 to $47 USD).
The realistic monthly net profit range covering most Bordeaux listings falls between €100 and €700 (or $103 to $725 USD), with self-managed central apartments at the higher end and part-time or peripheral listings at the lower end.
Net profit margins for Bordeaux Airbnb hosts typically range from 15% to 40% of gross revenue, with the wide spread reflecting differences in management approach, location, and how efficiently hosts handle turnovers.
The break-even occupancy rate for a typical Bordeaux Airbnb listing sits around 35% to 45%, meaning hosts need to fill roughly one-third to half of their available nights just to cover operating costs.
In our property pack covering the real estate market in Bordeaux, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Bordeaux as of 2026?
How many active Airbnb listings are in Bordeaux as of 2026?
As of the first half of 2026, there are approximately 5,900 active Airbnb listings in Bordeaux, covering both entire homes and private rooms across the metropolitan area.
This number has remained relatively stable compared to 2024 and 2025, following a significant decline of about 30% in entire-home listings between 2019 and 2022 due to stricter regulations, but the long-term trend shows the market stabilizing rather than growing aggressively.
Which neighborhoods are most saturated in Bordeaux as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Bordeaux are Saint-Pierre, Quinconces and Triangle d'Or, Chartrons, Saint-Michel, and Victoire, where listing density is highest relative to available housing.
These areas became saturated because they combine walkability to Bordeaux's UNESCO-listed historic sites, proximity to wine bars and restaurants, and easy access to the Garonne riverfront, making them the obvious choice for tourists who want to experience the city on foot.
Relatively undersaturated neighborhoods offering better opportunities for new hosts include Bastide on the right bank, Nansouty, outer Caudéran, and parts of Bacalan and Euratlantique, where tram access provides good connectivity but tourist competition is lower.
What local events spike demand in Bordeaux in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Bordeaux include the Bordeaux Wine Festival (Fête le Vin, typically June), Vinexpo business events, the Quinconces flea market (spring and fall), major congress and convention programming, and end-of-year holiday markets.
During these peak events, Bordeaux Airbnb hosts typically see booking rates jump 25% to 40% and nightly prices increase by 20% to 35% compared to normal weeks, especially for well-located listings near Place des Quinconces or the convention center.
Hosts should adjust pricing and tighten availability at least 6 to 8 weeks before major wine and business events, as Bordeaux's event calendar is well-publicized and savvy travelers book early.
What occupancy differences exist between top and average hosts in Bordeaux in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Bordeaux achieve occupancy rates of 70% to 78%, significantly outperforming the market average.
Average hosts in Bordeaux typically see occupancy between 55% and 60%, meaning top performers fill 15 to 20 percentage points more of their calendar, which translates to €300 to €500 extra monthly revenue.
New hosts in Bordeaux typically need 6 to 12 months of consistent operation, review accumulation, and pricing optimization to reach top-performer occupancy levels, with faster progress for those who invest in professional photography and dynamic pricing tools.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Bordeaux.
Which price points are most crowded, and where's the "white space" for new hosts in Bordeaux right now?
The nightly price range with the highest concentration of listings in Bordeaux is €80 to €120 (or $83 to $124 USD), dominated by the city's massive supply of studios and one-bedroom apartments targeting couples and solo travelers.
The most crowded price points are between €85 and €110 per night (or $88 to $114 USD), while "white space" opportunities exist at €140 to €200 per night (or $145 to $207 USD) for well-appointed 2-bedroom units and family-friendly houses with parking or outdoor space.
New hosts looking to compete in the underserved higher price segment should focus on 2-bedroom apartments with dedicated workspace, family houses with private parking or small gardens, and properties offering air conditioning, which remains relatively rare in Bordeaux's older building stock.
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What property works best for Airbnb demand in Bordeaux right now?
What bedroom count gets the most bookings in Bordeaux as of 2026?
As of the first half of 2026, one-bedroom apartments get the most bookings in Bordeaux by sheer volume, simply because they represent the largest share of available supply and match the city's dominant couple and solo traveler demand.
The estimated booking distribution by bedroom count in Bordeaux breaks down as follows: 1-bedroom units capture roughly 65% to 70% of bookings, 2-bedrooms take about 18% to 22%, 3-bedrooms account for 7% to 9%, and 4+ bedrooms make up the remaining 3% to 5%.
One-bedrooms perform best in Bordeaux because the city is primarily a weekend and short-break destination for wine tourism and gastronomy, attracting couples who want a compact, walkable base rather than sprawling family accommodations.
What property type performs best in Bordeaux in 2026?
As of the first half of 2026, well-located apartments in historic stone buildings ("immeubles en pierre") and modern condos near tram lines perform best for Airbnb in Bordeaux, combining high occupancy with manageable operating costs.
Occupancy rates by property type in Bordeaux roughly break down as follows: central apartments achieve 60% to 70%, traditional Bordeaux townhouses called "échoppes" reach 55% to 65%, while larger detached houses in outer neighborhoods sit closer to 45% to 55% due to less tourist foot traffic.
Apartments outperform other property types in Bordeaux because they are concentrated in the walkable UNESCO-listed center where tourists want to stay, and they offer lower maintenance costs and easier turnover management compared to houses.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bordeaux, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Ville de Bordeaux official host guide | This is the city government's official rulebook for property owners who want to rent on Airbnb in Bordeaux. | We used it to confirm the 90-day cap, registration requirements, and secondary home authorization rules. We also relied on it to understand what the city actually enforces versus what is just national law. |
| Service-Public.fr (declaration requirements) | This is the French government's official public service portal explaining legal obligations for furnished tourism rentals. | We used it to confirm registration number requirements and the national baseline rules. We also used it to explain how Bordeaux's local rules build on the national framework. |
| Service-Public.fr (2025 Le Meur law update) | This is the government's official summary of the November 2024 law changes affecting short-term rentals across France. | We used it to explain the new 90-day municipal option, DPE requirements, and updated penalty structures. We used it to ensure the article reflects 2026-current regulations. |
| Ministry of Ecological Transition 2025 explainer | This is an official ministry document translating the law into practical operational guidance for cities and hosts. | We used it to explain how "changement d'usage" and compensation mechanisms work. We used it to bridge the gap between legal text and real-world Bordeaux enforcement. |
| Conseil d'État appellate court ruling | This is an official French administrative court decision validating Bordeaux's change-of-use and compensation framework. | We used it to verify that Bordeaux's secondary home rules are legally robust and have been upheld in litigation. We used it to strengthen our regulatory analysis beyond city webpages. |
| Bordeaux Métropole tourist tax portal | This is the official metropolitan government portal for tourist tax collection and registration. | We used it to confirm registration number expectations and local tax mechanics. We used it to keep the administrative workload section realistic for Bordeaux hosts. |
| impots.gouv.fr (tourist tax reference) | This is the French tax authority's official page explaining tourist tax obligations. | We used it to frame tourist tax as a formal tax regime. We used it to explain what is host responsibility versus platform collection. |
| AirDNA Bordeaux market overview | AirDNA is a widely used short-term rental data provider with consistent methodology across global markets. | We used it to source occupancy rates, ADR, RevPAR, listing counts, and bedroom distribution. We converted their USD figures to euros using ECB rates for consistency. |
| ECB EUR/USD reference rate | This is the European Central Bank's official exchange rate series. | We used the early January 2026 rate to convert AirDNA's USD metrics into euros. We used it to keep all euro figures consistent throughout the article. |
| Bordeaux Tourisme 2024 tourism report | This is the official destination tourism office's annual report on visitor statistics and demand mix. | We used it to identify what type of demand drives Bordeaux tourism, including the balance of leisure versus business. We used it to connect event programming to STR booking patterns. |
| Agora Tourism Bordeaux statistics | This is the official B2B tourism platform for Bordeaux Métropole with verified visitor statistics. | We used it to confirm 7.2 million overnight stays in 2024 and the tourism industry's economic weight. We used it to validate demand scale for the Bordeaux STR market. |
| SNCF Gares & Connexions (Bordeaux Saint-Jean) | This is SNCF's official communication about France's major train stations and their traffic volumes. | We used it to show Bordeaux's weekend city-break accessibility via high-speed rail. We used station footfall as a structural demand driver for STRs. |
| Notaires de France property price portal | This is the official notarial network's property price database based on actual transaction records. | We used it as ground truth for Bordeaux purchase prices by property type. We used it to validate which neighborhoods and property types are realistically available. |
| Banque de France mortgage credit rates | This is France's central bank and the authoritative source for household borrowing costs. | We used it to frame the financing environment for 2026 investment decisions. We used it to keep profitability discussions grounded in real cost of capital. |
| ECB monetary policy decision (December 2025) | This is the European Central Bank's official policy release explaining the rate environment. | We used it to explain why 2026 rates are relatively stable. We used it to avoid speculative macro assumptions in the risk discussion. |
| INSEE tourism statistics for Gironde | INSEE is France's national statistics agency with official regional tourism data. | We used it to validate that broader Gironde tourism demand is real and measurable. We used it to contextualize Bordeaux's STR demand within official tourism volumes. |
| Rue89 Bordeaux (90-day cap reporting) | This is a respected local news outlet that reported on the July 2025 municipal decision to lower the rental cap. | We used it to confirm the timing and details of Bordeaux's decision to reduce the cap from 120 to 90 days. We used it to ensure our regulatory information reflects 2026 reality. |
| Airbnb Help Center (France regulations) | This is Airbnb's official compliance documentation explaining how the platform enforces French rules. | We used it to confirm automatic listing suspension at the day cap and registration display requirements. We used it to explain platform-level enforcement mechanisms. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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