Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
France remains the world's top tourist destination in 2026, welcoming over 100 million visitors annually, creating strong demand for short-term rentals.
However, new regulations under the "Le Meur Law" have tightened rules significantly, reducing tax benefits and giving municipalities more power to restrict Airbnb activity.
In this article, we cover everything about Airbnb profitability in France in 2026, and we update this content regularly.
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 France.
Insights
- France has roughly 1.3 million active short-term rentals in 2026, making it the second-largest Airbnb market globally, yet stricter regulations are reshaping which properties can operate legally.
- The national 120-day cap for primary residences has been reduced to 90 days in cities like Paris and Marseille, directly cutting potential revenue for hosts renting their main home.
- Tax allowances for non-classified furnished rentals dropped from 50% to 30% in 2025, with a revenue ceiling of only 15,000 euros per year under micro-BIC.
- Average nightly rates hover around 130 euros nationally, but swing from 80 euros in smaller towns to over 350 euros in prime Paris neighborhoods or ski-in chalets.
- Occupancy rates average about 56%, but top-performing hosts using dynamic pricing regularly achieve 65% to 75% occupancy.
- Operating expenses for a self-managed Airbnb typically run 650 to 1,400 euros monthly, but property management can push costs to 1,200 to 2,600 euros.
- Secondary homes in "tense" zones like central Paris, Lyon, or Nice now require change-of-use authorization, which can be costly and difficult to obtain.
- Energy efficiency requirements now ban G-rated properties from short-term rental, with F-rated properties facing the same restriction by 2028.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can I legally run an Airbnb in France in 2026?
Is short-term renting allowed in France in 2026?
As of the first half of 2026, short-term renting is legal in France but operates under a strict "meublé de tourisme" framework that gives local authorities significant power to impose additional restrictions.
The main legal framework is the Tourism Code, supplemented by the Construction and Housing Code for change-of-use requirements, and strengthened by the "Le Meur Law" (Law 2024-1039) enacted in November 2024.
The most important restriction is registration: by May 2026, all furnished tourist rentals must be declared through a national online service and display a registration number on listings.
Additional restrictions include rental night caps for primary residences (120 days nationally, often 90 in major cities), mandatory energy efficiency standards (DPE rating E or better), and change-of-use authorization for secondary homes in "tense" housing zones.
Penalties can reach 10,000 euros for failure to register, 15,000 euros for exceeding rental limits, and 50,000 euros for failing to remove non-compliant listings.
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 France as of 2026?
As of the first half of 2026, France has no nationwide minimum-stay requirement, but enforces a maximum of 120 nights per year for renting primary residences in registered communes, though many cities have reduced this to 90 nights.
These rules differ by property type: night caps only apply to entire primary residences (renting a room has no limit), while secondary homes face change-of-use authorization requirements rather than simple night caps.
Hosts track rental nights through platforms like Airbnb, which automatically blocks calendars once caps are reached in integrated cities, though hosts remain responsible for compliance across multiple platforms.
Exceeding the cap brings fines up to 15,000 euros, with repeated violations leading to forced delisting and potential commercial reclassification.
Do I have to live there, or can I Airbnb a secondary home in France right now?
France does not require you to live in a property to rent it on Airbnb, meaning both primary and secondary homes can legally be used, though rules differ substantially.
Secondary home owners can operate short-term rentals, but in "tense" housing zones (Paris, Lyon, Nice, Bordeaux, Marseille), they must obtain "changement d'usage" authorization before renting.
For non-primary residences in regulated cities, authorization requires applying through the local mairie, often with compensation mechanisms like converting commercial space elsewhere, making the process expensive and sometimes impossible.
The key difference: primary residences face night caps (90-120 days) but generally don't need change-of-use authorization, while secondary homes can rent year-round but may need prior authorization.
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Can I run multiple Airbnbs under one name in France right now?
You can legally own and operate multiple Airbnb listings under one name in France, as no national law prohibits managing several short-term rental properties.
There's no formal maximum number of properties, but each unit in a regulated commune needs its own registration number, and multiple non-primary residences face individual authorization processes that can be difficult and costly.
Additional requirements include separate declarations per property, individual energy efficiency compliance, and potentially different tax treatments based on whether total rental income qualifies as professional activity.
The regulatory rationale is housing preservation: the Le Meur Law specifically aims to prevent investors from removing large numbers of properties from long-term rental markets.
Do I need a short-term rental license or a business registration to host in France as of 2026?
As of the first half of 2026, France requires all hosts to declare their activity and obtain a registration number through a national online system (mandatory by May 2026), though this is registration rather than a traditional "license."
The process involves declaring your property to the local mairie or national portal, providing proof of primary residence (including tax notice with address), and receiving a registration number for all listings.
Required documents include proof of identity, ownership or landlord authorization, your tax notice showing the property address, and for secondary homes in regulated zones, any change-of-use authorization.
Registration is free, but non-classified rentals face reduced tax benefits (30% allowance capped at 15,000 euros), while classified properties receive 50% up to 77,700 euros.
Are there neighborhood bans or restricted zones for Airbnb in France as of 2026?
As of the first half of 2026, France has no national map of banned neighborhoods, but many cities have created restricted zones through strict change-of-use enforcement and copropriété rules that make short-term renting very difficult.
The strictest restrictions exist in high-demand historic cores: Le Marais, Saint-Germain-des-Prés, and the Latin Quarter in Paris; Vieux-Nice and Carré d'Or in Nice; Presqu'île and Vieux Lyon in Lyon; Saint-Pierre and Chartrons in Bordeaux; Vieux-Port and Le Panier in Marseille.
These zones face restrictions because they experience intense housing pressure where short-term rentals have displaced long-term residents, prompting authorities to actively enforce change-of-use requirements.
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 France in 2026?
What's the average and median nightly price on Airbnb in France in 2026?
As of the first half of 2026, the average nightly price for Airbnb listings across France is approximately 130 euros ($140 USD), while the median sits closer to 105 euros ($113 USD), reflecting the range between budget apartments and premium leisure properties.
The typical price range covering 80% of listings spans 70 to 220 euros ($75-$237 USD), with city apartments clustering between 80-140 euros while villas and chalets push higher.
The biggest pricing factor is location type: whether in a high-demand urban core, premium coastal/mountain area, or standard residential neighborhood, with prime locations commanding 50-150% premiums.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in France.
How much do nightly prices vary by neighborhood in France in 2026?
As of the first half of 2026, nightly prices vary 200-400% between neighborhoods, with budget areas averaging 70-90 euros ($75-$97 USD) while premium locations like Le Marais or Saint-Tropez command 250-400 euros ($269-$430 USD) or more.
The three highest-priced neighborhoods are Le Marais and Saint-Germain-des-Prés in Paris (180-280 euros), Carré d'Or in Nice (160-250 euros), and central Chamonix near ski lifts (200-350 euros peak season).
The lowest-priced areas include northern Paris suburbs like Saint-Denis (60-80 euros), industrial cities like Le Havre (55-75 euros), and smaller inland towns (50-70 euros), though these still attract budget-conscious guests.
What's the typical occupancy rate in France in 2026?
As of the first half of 2026, typical occupancy across France averages around 56%, translating to roughly 17 nights booked monthly or 200 nights annually for well-maintained listings.
The realistic range spans 40% for seasonal or poorly optimized properties to 75% for top performers in high-demand locations with excellent reviews.
France's occupancy compares favorably to the European average (50-55%), though strong seasonality means summer and ski seasons significantly outperform shoulder periods.
The biggest factor for above-average occupancy is dynamic pricing that adjusts rates based on local demand, boosting occupancy 10-15 percentage points versus static pricing.
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What's the average monthly revenue per listing in France in 2026?
As of the first half of 2026, average monthly gross revenue per Airbnb listing in France is approximately 2,180 euros ($2,350 USD), while median revenue sits closer to 1,650 euros ($1,776 USD) due to many smaller apartments in competitive markets.
The realistic range covering 80% of listings spans 900 euros ($969 USD) for smaller properties in less touristy areas to 4,500 euros ($4,845 USD) for well-optimized prime locations during peak periods.
Top performers achieve 5,000 to 8,000 euros ($5,380-$8,610 USD) monthly, particularly Riviera villas in summer or Chamonix chalets in winter: a property at 350 euros nightly with 75% occupancy generates roughly 7,875 euros monthly.
Finally, note that we give here all the information you need to buy and rent out a property in France.
What's the typical low-season vs high-season monthly revenue in France in 2026?
As of the first half of 2026, typical low-season monthly revenue averages around 1,100 euros ($1,184 USD) due to lower occupancy and discounting, while high-season months generate approximately 3,500 euros ($3,767 USD) with premium pricing.
Low season runs November through February (excluding Christmas and ski areas) plus parts of March, while high season includes July-August nationwide, December-February for mountains, and spring/fall shoulder seasons in Paris.
What's a realistic Airbnb monthly expense range in France in 2026?
As of the first half of 2026, realistic monthly expenses range from 650 to 1,400 euros ($700-$1,506 USD) for self-managing hosts, and 1,200 to 2,600 euros ($1,292-$2,799 USD) with full property management.
The largest expense category is cleaning and turnover, running 50-120 euros ($54-$129 USD) per turnover, translating to 400-800 euros monthly for regular bookings.
Hosts should expect 30-50% of gross revenue to go toward operating expenses, with self-managers on the lower end and managed properties higher, before mortgage and income taxes.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in France.
What's realistic monthly net profit and profit per available night for Airbnb in France in 2026?
As of the first half of 2026, realistic monthly net profit (before mortgage and tax) ranges from 800 to 1,200 euros ($861-$1,292 USD) for self-managing hosts and 300 to 900 euros ($323-$969 USD) with management, with profit per available night at 27-40 euros DIY and 10-30 euros managed.
The realistic range spans near break-even for smaller competitive-market properties to 2,000+ euros ($2,153 USD) for efficiently operated prime-location listings.
Net profit margins typically run 35-55% of gross revenue when self-managing, dropping to 15-35% with professional management.
Break-even occupancy is approximately 35-45%, meaning properties need roughly 11-14 nights monthly just to cover operating expenses.
In our property pack covering the real estate market in France, 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 France as of 2026?
How many active Airbnb listings are in France as of 2026?
As of the first half of 2026, France has approximately 1.3 million active short-term rental listings, making it the second-largest Airbnb market globally, with Paris alone accounting for 45,000 to 50,000 active listings.
This number has remained relatively stable, though stricter Le Meur Law regulations are expected to reduce listings in tense housing zones while supply in leisure markets continues growing.
Which neighborhoods are most saturated in France as of 2026?
As of the first half of 2026, the most saturated neighborhoods are historic tourist cores: Le Marais, Saint-Germain-des-Prés, Latin Quarter, and Canal Saint-Martin in Paris; Vieux-Nice and Carré d'Or in Nice; Presqu'île and Vieux Lyon in Lyon; Saint-Pierre and Chartrons in Bordeaux; Vieux-Port and Le Panier in Marseille.
These areas became saturated because they combine walkability to iconic attractions with excellent transit, creating a self-reinforcing cycle of demand and competition.
Undersaturated opportunities exist in emerging areas outside prime cores: Belleville and Ménilmontant in Paris, La Joliette in Marseille, La Croix-Rousse in Lyon, and Bacalan in Bordeaux.
What local events spike demand in France in 2026?
As of the first half of 2026, main demand-spiking events include Paris Fashion Weeks (February/September), Cannes Film Festival (May), Festival d'Avignon (July), Lyon's Fête des Lumières (December), Nice Carnival (February), French school holiday ski weeks, Paris trade fairs, and 2026 Rugby World Cup matches.
During peak events, bookings increase 25-50% while nightly rates jump 40-100%, with the most dramatic spikes around Cannes (where Riviera prices can triple) and major Paris events.
Hosts should adjust pricing 2-4 months before major events for maximum revenue capture, as sophisticated guests book early while last-minute bookers accept higher rates.
What occupancy differences exist between top and average hosts in France in 2026?
As of the first half of 2026, top-performing hosts achieve 65-75% occupancy, significantly outperforming the 56% national average, with the best operators sometimes reaching 80%+ through excellent reviews, professional photography, and dynamic pricing.
This means top performers book roughly 20-35% more nights annually, translating to thousands of euros in additional revenue for similar properties.
New hosts typically take 6-12 months to reach top-performer levels, though professional photography and competitive launch pricing can accelerate this timeline.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in France.
What amenities do nearly all competitors offer in France right now?
Table-stakes amenities across French properties in 2026 include fast Wi-Fi, self check-in via lockbox or smart lock (though Paris restricts external key storage), fully equipped kitchen with coffee maker, quality linens, washing machine, and strong heating or AC depending on region.
Competitive listings increasingly offer dedicated workspaces, blackout curtains, baby equipment, smart TVs with streaming, and tailored local guides.
Which price points are most crowded, and where's the "white space" for new hosts in France right now?
The most concentrated price range is 80-140 euros ($86-$151 USD), where city studios, one-bedrooms, and standard gîtes cluster, creating intense competition.
Fiercest competition sits at 90-120 euros for urban apartments and 100-150 euros for countryside properties, while white space exists at 200+ euros for unique/luxurious properties and mid-term rentals (1-3 months at 1,500-2,500 euros monthly).
Characteristics for competing in underserved segments include family-ready setups with cribs, dedicated home offices, properties near year-round demand drivers (hospitals, universities), and unique architectural features justifying premium positioning.
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What property works best for Airbnb demand in France right now?
What bedroom count gets the most bookings in France as of 2026?
As of the first half of 2026, one and two-bedroom properties get the most bookings, with studios and one-bedrooms dominating in Paris, Lyon, and Bordeaux, while two-bedrooms hit the sweet spot between occupancy and revenue in most markets.
Booking breakdown: studios/one-bedrooms capture roughly 45% of bookings (highest volume, lowest ADR), two-bedrooms account for 35% (best balance), and three-plus bedrooms take 20% (lower frequency but higher revenue per booking).
Smaller units perform best because France's tourism mix skews heavily toward couples, small family groups, and business travelers on shorter stays.
What property type performs best in France in 2026?
As of the first half of 2026, well-designed apartments perform best for consistent year-round bookings in major urban markets, while villas and chalets outperform on revenue per booking in seasonal coastal and mountain areas.
Occupancy by property type: urban apartments achieve 55-70% with steadier demand, leisure villas 45-65% with seasonal swings, mountain chalets 50-75% depending on ski season, and rural gîtes 40-55% with strong summer peaks.
Apartments outperform in urban cores because they match the dominant traveler profile, benefit from transit access, face lower operating costs, and can be managed more easily.
What location traits boost bookings in France right now?
Key location traits in France: walkability to the "postcard zone" (historic center within 10-15 minutes on foot), proximity to major transit hubs, and a quiet micro-location offering "close to everything but calm at night."
Additional France-specific boosters include outdoor space (15-25% premium), parking in non-urban markets, proximity to quality food markets, and location where STR activity is clearly permitted under regulations and copropriété rules.
For seasonal properties: shade, outdoor dining, and pool access for coastal rentals; ski storage and lift proximity for chalets; strong Wi-Fi with dedicated workspace for remote-work travelers.
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 France, we always rely on the strongest methodology we can… and we don't throw out numbers at random.
We aim to be fully transparent, so below we've listed the authoritative sources we used.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Légifrance - Code du tourisme | Official database for French law, the definitive source for regulations. | We used it to define "meublé de tourisme" and explain national caps. We framed what's national versus what cities can tighten. |
| Légifrance - Code de la construction | Legal basis for "changement d'usage" requirements. | We explained why secondary-home Airbnbs in "tension" zones need authorization. We clarified why rules differ between cities. |
| Légifrance - Law 2024-1039 | Official publication of the Le Meur Law strengthening local regulation. | We explained recent changes including registration framework and municipal powers. |
| Service-Public.fr | French government's plain-language guidance for residents. | We described baseline steps for secondary homes and kept the article practical. |
| Ministère de l'Économie | Official ministry explainer consolidating legal and tax obligations. | We cross-checked the compliance path for typical hosts. |
| impots.gouv.fr | Official tax authority site for thresholds and treatments. | We anchored tax-regime parameters and translated rules into net profit implications. |
| Ville de Paris | City's own compliance page with enforcement details. | We used it as a concrete example of strict "high-pressure" market rules with real numbers. |
| Justice.fr | Official portal reflecting legal/administrative registration process. | We cross-checked national registration direction. |
| Ministère de l'Écologie guide | Government-issued guide summarizing obligations in plain French. | We explained definitions and obligations without jargon. |
| INSEE - Tourism attendance | France's national statistics agency, gold standard for tourism data. | We grounded demand reality and explained seasonality. |
| INSEE Focus - Summer 2025 | Official snapshot of peak-season demand. | We anchored high-season data patterns. |
| Eurostat - EU tourism | EU's official statistics body for macro trends. | We sanity-checked France's patterns against broader EU data. |
| AirDNA - France market | Widely used STR analytics with transparent methodology. | We estimated active listings at national scale. |
| AirDNA - Europe trends | Consistent recurring benchmark for pricing/occupancy direction. | We contextualized whether occupancy and pricing power is strengthening or softening. |
| Sénat - Legislative dossier | Official parliamentary tracker confirming dates and legislative intent. | We cross-checked the Le Meur Law's timeline and municipal powers. |
| Airbtics - Paris revenue | Detailed STR analytics with property-level estimates. | We validated revenue and occupancy for major markets. |
| AirROI - Paris analysis | Granular STR performance data with investor-relevant metrics. | We analyzed ADR, occupancy, and revenue patterns. |
| Paris Tourism Office | Official tourism authority with real-time demand tracking. | We understood current tourism trends and event-driven demand. |
| Library of Congress | Authoritative English-language legal analysis of French legislation. | We cross-referenced understanding of the regulatory framework. |
| Airbnb Help Center - France | Airbnb's official guidance reflecting platform interpretation of regulations. | We understood practical compliance from the host perspective. |
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.