Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the French Riviera's property market is included in our pack
This guide covers everything about running an Airbnb on the French Riviera in 2026, from legal requirements to realistic profits.
We break down nightly rates, occupancy patterns, and neighborhood differences across Nice, Cannes, Antibes, and other Riviera hotspots.
We update this article regularly to reflect the latest regulations and market data.
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 the French Riviera.
Insights
- The average Airbnb on the French Riviera earns roughly 3,300 euros monthly, but Cannes properties can double that during Festival de Cannes in May 2026.
- Nice has around 11,500 active listings while Cannes has about 12,200, making the French Riviera corridor one of France's densest STR markets with an estimated 55,000 total listings.
- The occupancy gap between Nice (66%) and Cannes (48%) reflects Cannes' event-driven nature, with sharper peaks and deeper troughs.
- Secondary home owners face the toughest scrutiny on the French Riviera, especially in Nice where new change-of-use rules took effect January 1, 2026.
- Top hosts on the French Riviera achieve 68% to 78% occupancy, roughly 10 to 20 points higher than average hosts.
- The most crowded price tier sits between 130 and 220 euros per night, the sweet spot for couples and small families.
- Self-managed hosts spend 35% to 45% of gross revenue on expenses, while full-service management pushes that to 50% to 65%.
- Carnaval de Nice (February 11 to March 1, 2026) creates a winter demand spike that distinguishes Nice from summer-only beach markets.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
Can I legally run an Airbnb in the French Riviera in 2026?
Is short-term renting allowed in the French Riviera in 2026?
As of the first half of 2026, short-term renting is legal on the French Riviera, but operates under layered regulations that vary between communes like Nice, Cannes, and Antibes.
The main framework comes from France's tourism code, which defines short-term rentals as "meublés de tourisme" and requires hosts to declare their property and obtain a registration number in most high-demand communes.
The key restriction: primary residences face a 120-night annual cap, while secondary homes in pressured markets like Nice may need change-of-use authorization on top of registration.
Operating illegally can result in fines up to 50,000 euros per listing, and platforms can also be penalized for displaying properties without valid registration numbers.
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 the French Riviera as of 2026?
As of the first half of 2026, there is no universal minimum-stay requirement on the French Riviera, but primary residences face a national 120-night annual cap, with some copropriété rules imposing additional restrictions.
The 120-night cap only applies to primary homes; secondary homes have no night limit but may require change-of-use authorization in regulated communes like Nice or Cannes.
Hosts track rental nights through platform dashboards and must provide documentation to authorities, as communes increasingly cross-check registration numbers with booking data.
Exceeding the 120-night cap triggers fines and potential cease-operations orders until the following year, with repeat violations bringing higher penalties.
Do I have to live there, or can I Airbnb a secondary home in the French Riviera right now?
You do not need to live in your property to run an Airbnb on the French Riviera; both primary and secondary residences can legally be listed.
Secondary home owners can operate short-term rentals, but in high-demand communes like Nice, they face additional requirements including registration and, since January 1, 2026, potentially change-of-use authorization.
In regulated zones, you may need a "changement d'usage" permit, which can involve compensation mechanisms such as converting commercial space to residential elsewhere in the commune.
Primary residences benefit from simpler compliance under the 120-night pathway, while secondary homes face stricter scrutiny in housing-pressured areas.
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Can I run multiple Airbnbs under one name in the French Riviera right now?
There is no national rule limiting how many Airbnb listings one person can operate on the French Riviera, so running multiple properties under one name is legally possible.
France does not cap the number of properties per host, but each must individually comply with registration, tax obligations, and any applicable change-of-use permits.
Multi-property hosts in Nice or Cannes must obtain separate registration numbers for each unit, maintain proper insurance, and ensure copropriété approval where required.
The focus is on protecting housing supply, so your ability to scale depends more on obtaining change-of-use authorizations than on any explicit multi-listing ban.
Do I need a short-term rental license or a business registration to host in the French Riviera as of 2026?
As of the first half of 2026, most French Riviera communes require hosts to complete a declaration and obtain a registration number displayed on all listings, plus register rental income for tax purposes.
The typical process involves submitting a declaration to your local mairie, which issues a 13-digit registration number within weeks; Nice and Cannes have dedicated online portals.
You will need proof of ownership or sublet authorization, identification, and confirmation that your copropriété rules permit short-term rentals.
Registration is generally free, but change-of-use authorization may involve fees and compensation costs running into thousands of euros.
Are there neighborhood bans or restricted zones for Airbnb in the French Riviera as of 2026?
As of the first half of 2026, there are no outright neighborhood bans on Airbnb across the French Riviera, but certain zones in Nice have stricter change-of-use requirements that limit short-term rental growth.
Nice's updated framework effective January 1, 2026 introduces compensation requirements in designated zones, meaning hosts in Vieux-Nice or Carré d'Or face complex approval processes for secondary home rentals.
These restrictions protect long-term housing stock in areas where tourism pressure has reduced availability for permanent residents, particularly in walkable historic centers and beachfront neighborhoods.
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 the French Riviera in 2026?
What's the average and median nightly price on Airbnb in the French Riviera in 2026?
As of the first half of 2026, the average nightly price for an Airbnb on the French Riviera is approximately 190 euros (220 USD), while the median sits closer to 160 euros (185 USD) because luxury villas and peak-event pricing pull averages up.
The typical price range covering 80% of listings falls between 110 and 350 euros per night (130 to 410 USD), with most apartments clustering in the 140 to 240 euro range.
The biggest pricing factor is location relative to coastline and event venues; a sea-view apartment near Cannes' Croisette can command three times the rate of a comparable inland unit in La Bocca.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in the French Riviera.
How much do nightly prices vary by neighborhood in the French Riviera in 2026?
As of the first half of 2026, nightly prices vary by over 300 euros between Cannes' La Croisette (350 to 450 euros) and Nice's Libération district (110 to 150 euros).
The three highest-priced neighborhoods are La Croisette in Cannes (350 to 450 euros, 410 to 530 USD), Cap d'Antibes (300 to 400 euros, 350 to 470 USD), and Nice's Mont Boron (280 to 380 euros, 330 to 445 USD).
The lowest-priced areas are Nice's Saint-Roch (100 to 140 euros), Cannes' La Bocca (110 to 150 euros), and Nice's Libération (110 to 150 euros); guests still choose these for better value, local dining, and convenient tram connections.
What's the typical occupancy rate in the French Riviera in 2026?
As of the first half of 2026, typical occupancy for Airbnb listings on the French Riviera averages around 58%, blending Nice's steadier 66% with Cannes' more volatile 48%.
Most listings fall within 45% to 70% occupancy, with properties near beaches and transport hubs consistently outperforming inland locations.
The French Riviera's occupancy exceeds national averages due to year-round tourism, major events, and mild Mediterranean climate.
The biggest factor for above-average occupancy is offering strong air conditioning and self check-in, essential for guests arriving on late flights via Nice airport.
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What's the average monthly revenue per listing in the French Riviera in 2026?
As of the first half of 2026, average monthly gross revenue for an Airbnb on the French Riviera is approximately 3,300 euros (3,860 USD), calculated from 190 euros ADR at 58% occupancy over 30 nights.
The realistic range covering 80% of listings falls between 1,800 and 5,500 euros (2,100 to 6,430 USD), with studios at the lower end and well-located two-bedrooms toward the higher end.
Top-performing listings achieve 7,000 to 12,000 euros monthly during peak season, particularly sea-view properties near La Croisette where a Festival de Cannes two-week booking alone can exceed 8,000 euros.
Finally, note that we give here all the information you need to buy and rent out a property in the French Riviera.
What's the typical low-season vs high-season monthly revenue in the French Riviera in 2026?
As of the first half of 2026, low-season monthly revenue on the French Riviera typically ranges from 1,800 to 2,600 euros (2,100 to 3,040 USD), while high-season brings 4,500 to 7,500 euros (5,260 to 8,770 USD) or more.
Low season runs November through March (excluding Carnaval de Nice in February), while high season spans June through September plus Festival de Cannes in May and Monaco Grand Prix in early June.
What's a realistic Airbnb monthly expense range in the French Riviera in 2026?
As of the first half of 2026, monthly operating expenses for an Airbnb on the French Riviera range from 1,150 to 2,150 euros (1,345 to 2,515 USD) self-managed, or 1,650 to 2,150 euros with full-service management.
The largest expense is typically cleaning and turnover costs, running 50 to 100 euros per changeover and adding up quickly during high-occupancy summer months.
Hosts should expect to spend 35% to 65% of gross revenue on operating expenses, with self-managed at the lower end and professionally managed higher due to 15% to 25% management fees.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the French Riviera.
What's realistic monthly net profit and profit per available night for Airbnb in the French Riviera in 2026?
As of the first half of 2026, realistic monthly net profit for a self-managed Airbnb on the French Riviera averages around 1,800 euros (2,105 USD), roughly 60 euros (70 USD) profit per available night before tax and mortgage.
The realistic range covering most listings falls between 900 and 3,500 euros (1,050 to 4,095 USD), with managed properties netting 1,100 to 2,200 euros due to higher management fees.
Hosts typically achieve 40% to 55% net margins self-managed and 30% to 40% professionally managed, after operating expenses but before income tax.
Break-even occupancy is around 30% to 35%, meaning hosts need roughly 9 to 11 booked nights monthly just to cover operating costs.
In our property pack covering the real estate market in the French Riviera, 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 the French Riviera as of 2026?
How many active Airbnb listings are in the French Riviera as of 2026?
As of the first half of 2026, the French Riviera corridor from Nice to Menton and Cannes to Antibes has an estimated 55,000 active short-term rental listings, with Nice alone at roughly 11,500 and Cannes at about 12,200.
Supply has grown steadily, though tighter regulations from the 2024 Le Meur law are slowing new listings in high-pressure communes while existing hosts adapt to stricter requirements.
Which neighborhoods are most saturated in the French Riviera as of 2026?
As of the first half of 2026, the most saturated neighborhoods are Vieux-Nice, Carré d'Or, and Promenade des Anglais in Nice, plus La Croisette, Rue d'Antibes, and Palm Beach in Cannes, along with Vieil Antibes and Juan-les-Pins seafront.
These became saturated because they combine walkability to beaches with proximity to transport links and event venues, allowing car-free holidays while hosts benefit from year-round demand.
Relatively undersaturated neighborhoods include Nice's Libération and Saint-Roch, Cannes' La Bocca, and smaller towns like Cagnes-sur-Mer or Villefranche-sur-Mer where competition is lower but infrastructure remains solid.
What local events spike demand in the French Riviera in 2026?
As of the first half of 2026, the main demand-spiking events are Carnaval de Nice (February 11 to March 1, 2026), Festival de Cannes (May 12 to 23, 2026), and Monaco Grand Prix (June 4 to 7, 2026), which drives bookings in nearby French towns.
During peak events, hosts see booking rates increase 30% to 50% and nightly prices jump 50% to 200%, with Festival de Cannes commanding extreme premiums where La Croisette apartments fetch 500 to 1,000 euros nightly.
Hosts should adjust pricing and minimum stays 2 to 3 months before major events, as professionals book Cannes 90 to 180 days in advance for the film festival.
What occupancy differences exist between top and average hosts in the French Riviera in 2026?
As of the first half of 2026, top-performing hosts on the French Riviera achieve 68% to 78% occupancy through superior photos, dynamic pricing, fast responses, and high-convenience locations.
Average hosts see 55% to 60% occupancy, meaning top performers book an extra 8 to 18 nights monthly, translating to 1,500 to 3,500 euros additional revenue.
New hosts typically need 6 to 12 months to reach top-performer levels as building reviews, optimizing listings, and understanding local demand takes time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in the French Riviera.
Which price points are most crowded, and where's the "white space" for new hosts in the French Riviera right now?
The most crowded price range falls between 130 and 220 euros nightly (150 to 260 USD), where standard apartments compete for couples and small families seeking beach access.
White space exists at both ends: budget listings below 100 euros (115 USD) with strong transport links appeal to younger travelers, while premium listings above 350 euros (410 USD) with sea views attract affluent families.
New hosts can compete by offering shoulder-season optimizations (heating, work desks, weekly discounts), event-ready amenities near Palais des Festivals, or car-free convenience with clear airport-to-door instructions.
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What property works best for Airbnb demand in the French Riviera right now?
What bedroom count gets the most bookings in the French Riviera as of 2026?
As of the first half of 2026, studios and one-bedroom apartments get the most bookings on the French Riviera due to strong demand from couples, solo travelers, and short city-break visitors.
Studios and one-bedrooms capture roughly 45% of bookings, two-bedrooms take about 35%, and three-plus bedrooms account for 20% with longer but less frequent stays.
One-bedrooms excel because the Riviera attracts many couples and event attendees needing affordable, central accommodation for 3 to 7 night stays rather than extended family holidays.
What property type performs best in the French Riviera in 2026?
As of the first half of 2026, apartments perform best for year-round occupancy, while villas generate highest peak-season revenue but experience more pronounced seasonal swings.
Apartments in Nice average around 66% annual occupancy; villas in Cap d'Antibes may only reach 40% to 50% but command nightly rates two to four times higher in summer.
Apartments outperform in consistency because the Riviera attracts substantial year-round demand from business travelers, event attendees, and winter sun-seekers, unlike villas dependent on summer family holidays.
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 the French Riviera, 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 |
|---|---|---|
| Légifrance - Code du tourisme | Official French government portal for current law. | We defined "meublé de tourisme" legally and established registration requirements. |
| Légifrance - Loi Le Meur 2024 | Official Journal Officiel publication of the November 2024 law. | We reflected post-2024 regulatory tightening and translated legal text into practical steps. |
| Service-Public.fr | French administration's official guidance for residents. | We explained secondary residence rules and declaration requirements. |
| Ministry for Ecological Transition Guide | Official government guide for tourist furnished rentals. | We confirmed the 120-night cap logic and explained compliance without legal jargon. |
| Ville de Cannes - Registration | Municipality's own rules and process page. | We documented Cannes' registration requirements and illustrated how Riviera rules vary. |
| Nice Côte d'Azur - Change of Use | Official local authority portal for Nice's framework. | We reflected Nice's 2026 change-of-use rules and flagged secondary home requirements. |
| impots.gouv.fr - Tax Q&A | French tax authority's official Q&A. | We stated 2026 tax realities and modeled net profit more realistically. |
| Ministry of Economy | Official explainer translating rules into plain language. | We cross-checked primary residence constraints and kept content accessible. |
| DGE Technical Note | Central-government document on territorial regulation. | We explained why rules vary by commune and avoided overgeneralizing. |
| INSEE - Alpes-Maritimes Tourism | France's official statistics agency. | We reality-checked demand patterns and justified Riviera-specific behavior. |
| INSEE Focus - Summer 2025 | Recent official statistical publication. | We grounded 2026 expectations in confirmed trends beyond platform data. |
| AirDNA - Nice | Widely used STR analytics with transparent methodology. | We estimated ADR, occupancy, listings, and revenue for Nice. |
| AirDNA - Cannes | Consistent STR metrics enabling market comparisons. | We quantified Cannes-specific ADR, occupancy, and event-driven spikes. |
| ECB - USD/EUR Rate | Official eurozone exchange rate reference. | We converted USD figures to euros using the January 2026 rate. |
| Banque de France - Mortgages | Central bank's official credit statistics. | We anchored financing assumptions for realistic profitability scenarios. |
| Festival de Cannes | Event organizer's official website. | We identified major demand spikes and explained Cannes' May pricing behavior. |
| Carnaval de Nice | Official event website with City of Nice. | We dated winter peaks and explained Nice's unique seasonality. |
| Monaco Grand Prix | Official F1 ticketing portal. | We confirmed 2026 dates and spillover demand into French towns. |
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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