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
If you're thinking about buying a rental property on the French Riviera, you're probably wondering what kind of return you can actually expect in 2026.
This article breaks down everything from gross and net yields to neighborhood differences and hidden costs, using real data from official French sources.
We constantly update this blog post to reflect the latest market conditions and keep our numbers as accurate as possible.
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 gross rental yield on the French Riviera in 2026 sits around 3.3%, which is lower than many French cities because property prices here include a lifestyle premium that rents don't fully offset.
- Cannes delivers some of the lowest yields on the coast (often below 3%) because Croisette and Californie-Pezou prices are driven by prestige buyers, not rental math.
- Inland towns like Grasse can reach gross yields above 4% because purchase prices drop faster than rents when you move away from the sea.
- Net yields on the French Riviera typically land around 2.3% after accounting for copropriété charges, management fees, and vacancy, which means about one percentage point disappears in costs.
- Nice neighborhoods like Saint-Roch and Riquier consistently outperform on yield because they attract year-round renters near hospitals and transport hubs rather than seasonal tourists.
- Studios and small one-bedroom apartments deliver the best rent-per-euro invested on the French Riviera because rent per square meter stays high while the total purchase price remains manageable.
- About 25% of all homes in the Alpes-Maritimes department are second homes or occasional residences, which explains why "vacant" housing statistics can be misleading for landlords.
- Full-service property management on the French Riviera typically costs between 6% and 10% of collected rents plus VAT, and leasing fees add more on top when finding new tenants.
- Prestige areas like Cap d'Antibes and Mont Boron often deliver gross yields below 2.5% because buyers pay for views and addresses, not cashflow.
- With French mortgage rates hovering around 3% in early 2026, a gross yield of 3.3% barely covers financing costs, which is why smart investors focus on value neighborhoods.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
What are the rental yields in the French Riviera as of 2026?
What's the average gross rental yield in the French Riviera as of 2026?
As of early 2026, the average gross rental yield across all residential property types on the French Riviera sits at approximately 3.3%.
Most typical rental properties on the French Riviera fall within a realistic gross yield range of 2.6% to 4.2%, depending on the specific town, neighborhood, and how well the property was purchased.
Compared to broader French averages, the French Riviera's gross yields tend to run lower because coastal property prices include a significant lifestyle and prestige premium that rents don't fully match.
The single most important factor shaping gross rental yields on the French Riviera right now is the persistent gap between very high purchase prices and rents that, while solid, don't rise proportionally in premium locations.
What's the average net rental yield in the French Riviera as of 2026?
As of early 2026, the average net rental yield on the French Riviera comes in at approximately 2.3% across all residential property types.
The typical gap between gross and net yields on the French Riviera runs about one full percentage point, meaning landlords lose roughly 25% to 35% of their gross rent to operating expenses.
The expense category that most significantly reduces gross yield to net yield on the French Riviera is copropriété charges, because most coastal properties are apartments in condominiums where owners bear non-recoverable building costs like elevator maintenance and reserve funds.
Net rental yields on the French Riviera realistically range from 1.7% to 3.2%, with the variation coming from differences in management fees, vacancy rates, and how efficiently each landlord controls their operating costs.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in the French Riviera.
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.
What yield is considered "good" in the French Riviera in 2026?
Local investors on the French Riviera generally consider a gross rental yield of 4% or higher to be "good" in 2026, with anything above 5% viewed as excellent and typically requiring either an inland location or a smart value-add purchase.
The threshold that separates average-performing properties from high-performing ones on the French Riviera is roughly 4% gross, because the market baseline hovers around 3.3% and most prestige-priced coastal units struggle to exceed that.
How much do yields vary by neighborhood in the French Riviera as of 2026?
As of early 2026, the spread in gross rental yields between the highest-yield and lowest-yield neighborhoods on the French Riviera can reach 1.0 to 2.5 percentage points within the same city.
The neighborhoods that typically deliver the highest rental yields on the French Riviera are "everyday demand" areas with strong employment access and reasonable prices, such as Saint-Roch, Riquier, Libération, and Pasteur in Nice, La Bocca and Carnot in Cannes, and Carei-Monti in Menton.
The neighborhoods that typically deliver the lowest rental yields are prestige and sea-view areas where prices include a lifestyle premium, such as Carré d'Or, Cimiez, Mont Boron, and Promenade des Anglais in Nice, Croisette and Californie-Pezou in Cannes, and Cap d'Antibes.
The main reason yields vary so much across French Riviera neighborhoods is that purchase prices can jump dramatically near the sea or in historic cores, while long-term rents don't rise at the same rate.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Riviera.
How much do yields vary by property type in the French Riviera as of 2026?
As of early 2026, gross rental yields on the French Riviera range from roughly 1.8% for large villas in prestige areas up to around 5% for well-bought studios in high-demand neighborhoods.
Studios and small one-bedroom apartments currently deliver the highest average gross rental yield on the French Riviera because they maintain the strongest rent-per-euro invested ratio.
Large villas and prestige homes currently deliver the lowest average gross rental yield on the French Riviera because their prices include substantial land and lifestyle premiums that long-term rents simply cannot offset.
The key reason yields differ between property types on the French Riviera is that rent per square meter tends to fall as units get larger, while purchase prices per square meter can stay high or even rise in premium villa areas.
By the way, you might want to read the following:
- What rental yields can you expect for an apartment in the French Riviera?
- What rental yields can you expect for a villa in the French Riviera?
What's the typical vacancy rate in the French Riviera as of 2026?
As of early 2026, the structural residential vacancy rate in the Alpes-Maritimes department stands at approximately 8%, though landlords should budget for roughly 4% to 10% of annual rent lost to turnover between tenants.
Vacancy rates across different neighborhoods on the French Riviera realistically range from under 4% in high-demand central areas to over 10% for properties that are priced ambitiously or have seasonal appeal.
The main factor that currently drives vacancy rates up or down on the French Riviera is proximity to year-round employment and transport hubs, because these areas attract stable long-term renters rather than seasonal visitors.
The French Riviera's structural vacancy rate is roughly in line with national averages, but the region's unusually high share of second homes (about 25% of all dwellings) makes vacancy statistics harder to interpret for landlords.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in the French Riviera.
What's the rent-to-price ratio in the French Riviera as of 2026?
As of early 2026, the average rent-to-price ratio on the French Riviera (calculated as monthly rent divided by purchase price, then annualized) is approximately 3.3%, which is essentially the same as the gross rental yield.
For buy-to-let investors on the French Riviera, a rent-to-price ratio above 4% is generally considered favorable, and this ratio directly determines your gross rental yield since they're calculated the same way.
Compared to other major French cities, the French Riviera's rent-to-price ratio tends to run lower because coastal property prices carry a lifestyle premium that similar cities without the sea views don't command.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods and micro-areas in the French Riviera give the best yields as of 2026?
Where are the highest-yield areas in the French Riviera as of 2026?
As of early 2026, the top highest-yield neighborhoods on the French Riviera include Saint-Roch and Riquier in Nice, La Bocca in Cannes, and the centre-ville area of Antibes.
These high-yield neighborhoods typically deliver gross rental yields in the 3.5% to 5% range, with the best-bought properties in areas like Libération and Pasteur in Nice sometimes exceeding 4.5%.
The main characteristic these high-yield areas share is that they attract year-round renters through proximity to jobs, hospitals, universities, and public transport, rather than relying on seasonal tourism or prestige appeal.
You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in the French Riviera.
Where are the lowest-yield areas in the French Riviera as of 2026?
As of early 2026, the top lowest-yield neighborhoods on the French Riviera include Croisette and Californie-Pezou in Cannes, Cap d'Antibes, and Carré d'Or in Nice.
These low-yield areas typically deliver gross rental yields in the 1.8% to 2.8% range, with some ultra-premium properties on Cap d'Antibes or Mont Boron falling even lower.
The main reason yields are compressed in these French Riviera areas is that buyers pay enormous premiums for sea views, prestige addresses, and trophy locations that long-term rents simply cannot justify.
Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in the French Riviera.
Which areas have the lowest vacancy in the French Riviera as of 2026?
As of early 2026, the neighborhoods with the lowest residential vacancy rates on the French Riviera include Pasteur and Saint-Roch in Nice (near the main hospital), Riquier in Nice (near the train station), and central Antibes.
These low-vacancy areas typically experience vacancy rates below 4% of annual rent, meaning landlords often lose less than two weeks per year between tenants.
The main demand driver that keeps vacancy low in these French Riviera areas is consistent employment access, because renters near hospitals, transport hubs, and business districts don't leave when tourist season ends.
The trade-off investors typically face when targeting these low-vacancy areas is that purchase prices can still be relatively high in established neighborhoods, which compresses yields even when occupancy is excellent.
Which areas have the most renter demand in the French Riviera right now?
The three neighborhoods currently experiencing the strongest renter demand on the French Riviera are Libération and Jean Médecin in central Nice, the centre-ville of Antibes, and Carnot in Cannes.
The renter profile driving most of the demand in these areas includes young professionals, students, hospital workers, and couples who need year-round housing near jobs and daily amenities rather than vacation rentals.
In these high-demand French Riviera neighborhoods, well-priced rental listings typically get filled within two to four weeks, and sometimes faster for studios and small apartments.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in the French Riviera.
Which upcoming projects could boost rents and rental yields in the French Riviera as of 2026?
As of early 2026, the top infrastructure projects expected to boost rents on the French Riviera include Nice tram line extensions, ongoing airport connectivity improvements, and urban renewal projects in several eastern Nice neighborhoods.
The neighborhoods most likely to benefit from these projects include parts of eastern and northern Nice along new tram corridors, as well as areas near transport hubs like Riquier that become more accessible to the broader employment catchment.
Investors might realistically expect rent increases of 5% to 15% once these projects are completed, though the boost depends heavily on how much a neighborhood's "time-to-center" actually improves.
You'll find our latest property market analysis about the French Riviera here.
Get fresh and reliable information about the market in the French Riviera
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property type should I buy for renting in the French Riviera as of 2026?
Between studios and larger units in the French Riviera, which performs best in 2026?
As of early 2026, studios and small one-bedroom apartments perform best in terms of rental yield and occupancy on the French Riviera, especially in cities like Nice where year-round renter demand is strongest.
Studios on the French Riviera typically deliver gross rental yields around 3.5% to 5% (roughly €14 to €17 per square meter monthly rent, or about $15 to $18 USD / €14 to €17 EUR), while larger units often fall closer to 2.5% to 3.5%.
The main factor that explains why smaller units outperform on the French Riviera is that rent per square meter stays relatively high for compact spaces, while the lower total purchase price keeps the yield ratio favorable.
However, larger two-bedroom units can be the better investment choice on the French Riviera when targeting families or remote workers who need a second room for an office, especially in neighborhoods like central Antibes where this renter profile is growing.
What property types are in most demand in the French Riviera as of 2026?
As of early 2026, the most in-demand property type on the French Riviera for long-term rentals is the two-bedroom apartment, followed closely by studios and one-bedroom units.
The top three property types ranked by current tenant demand on the French Riviera are two-bedroom apartments (for couples and small families), studios (for singles and students), and one-bedroom apartments (for young professionals).
The primary demographic trend driving this demand pattern on the French Riviera is the steady flow of working-age renters who need practical year-round housing near employment, not vacation properties.
One property type that is currently underperforming in demand and likely to remain so on the French Riviera is the large detached villa, because the pool of renters who can afford high rents and want to maintain a garden is quite limited.
What unit size has the best yield per m² in the French Riviera as of 2026?
As of early 2026, the unit size range that delivers the best gross rental yield per square meter on the French Riviera is between 20 and 40 square meters, which covers studios and compact one-bedroom apartments.
These optimal-sized units on the French Riviera typically achieve monthly rents of €14 to €17 per square meter (about $15 to $18 USD / €14 to €17 EUR), translating to gross yields around 3.5% to 5% when bought in the right neighborhoods.
The main reason smaller or larger units tend to have lower yield per square meter compared to this optimal size on the French Riviera is that very small units can feel impractical for renters while larger units see rent per square meter decline even as purchase prices stay high.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in the French Riviera.
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.
What costs cut my net yield in the French Riviera as of 2026?
What are typical property taxes and recurring local fees in the French Riviera as of 2026?
As of early 2026, the annual property tax (taxe foncière) for a typical rental apartment on the French Riviera ranges from roughly €800 to €2,500 (about $850 to $2,650 USD), depending on the commune and property characteristics.
Other recurring local fees that French Riviera landlords must budget for annually include non-recoverable copropriété charges (such as elevator maintenance and building reserve funds), which can add another €500 to €1,500 (about $530 to $1,600 USD / €500 to €1,500 EUR) per year.
These taxes and fees typically represent about 10% to 20% of gross rental income on the French Riviera, eating into yields especially when rents are already compressed by high purchase prices.
By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in the French Riviera.
What insurance, maintenance, and annual repair costs should landlords budget in the French Riviera right now?
Annual landlord insurance for a typical rental apartment on the French Riviera costs approximately €150 to €400 (about $160 to $425 USD / €150 to €400 EUR), with houses and villas running higher due to greater exposure.
The recommended annual maintenance and repair budget for rental properties on the French Riviera is about 5% to 10% of annual rent, or roughly €400 to €1,200 (about $425 to $1,275 USD) for a typical apartment.
The type of repair expense that most commonly catches French Riviera landlords off guard is plumbing and water damage, because older Riviera buildings often have aging pipes and the salty coastal air accelerates wear on fixtures.
The total combined annual cost French Riviera landlords should realistically budget for insurance, maintenance, and repairs is roughly €600 to €1,600 (about $640 to $1,700 USD / €600 to €1,600 EUR) for a standard apartment, and higher for houses.
Which utilities do landlords typically pay, and what do they cost in the French Riviera right now?
In most unfurnished long-term rentals on the French Riviera, landlords keep utilities like electricity, gas, and internet tenant-paid, while landlords typically cover only non-recoverable building charges such as common-area lighting and elevator electricity embedded in copropriété fees.
For furnished or "all-in" style rentals where the landlord covers energy costs, the estimated monthly utility expense on the French Riviera runs about €80 to €150 (roughly $85 to $160 USD / €80 to €150 EUR) for a standard apartment, though this varies with unit size and heating needs.
What does full-service property management cost, including leasing, in the French Riviera as of 2026?
As of early 2026, full-service property management on the French Riviera typically costs between 6% and 10% of collected monthly rents plus VAT, which translates to roughly €50 to €120 (about $53 to $127 USD) per month on an average rental apartment.
On top of ongoing management, the typical leasing or tenant-placement fee on the French Riviera is a one-time charge that can equal one month's rent or a percentage of the first year's rent, adding several hundred euros each time a new tenant is placed.
What's a realistic vacancy buffer in the French Riviera as of 2026?
As of early 2026, French Riviera landlords should set aside approximately 8% of annual rental income as a vacancy buffer for apartments, and around 12% for houses and villas that take longer to re-let.
This translates to roughly 4 to 6 weeks of vacancy per year for most well-priced apartments on the French Riviera, though properties in high-demand neighborhoods like central Nice may experience less.
Buying real estate in the French Riviera can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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 |
|---|---|---|
| Observatoires des Loyers (Nice) | It's part of France's official network of local rent observatories used to inform public housing policy. | We used it to anchor real-world median private-market rents per square meter in Nice. We treat it as our "rent reality check" before converting rent into yield. |
| Observatoires des Loyers (Antibes) | Same official network designed specifically to measure the private rental market with neutral methodology. | We used it to benchmark rents in Antibes and estimate how yields differ across Riviera city clusters. We also used the zone range to reflect neighborhood-level dispersion. |
| Observatoires des Loyers (Menton) | It's an official statistical observatory rather than an "asking rent" portal. | We used it to capture rent levels in the east (Menton/Roquebrune corridor) where cross-border demand can distort pricing. We then translate those rents into rent-to-price ratios. |
| MeilleursAgents (Nice) | It's a large, established French pricing index that publishes a methodology and frequent updates. | We used it to estimate current purchase prices per square meter (the denominator of yield). We cross-check that the implied yield stays plausible versus OLL rents. |
| MeilleursAgents (Cannes) | It's widely used by buyers and sellers and gives a transparent price range around the average. | We used it to quantify the "luxury compression effect" in Cannes where high prices push yields down. We also use its ranges to size best and worst-case yields. |
| MeilleursAgents (Antibes) | Same established index, updated for January 2026. | We used it for Antibes/Juan-les-Pins pricing and compared it with OLL rents to compute gross yield. We also used price dispersion to explain neighborhood variance. |
| MeilleursAgents (Menton) | Same established index, updated for January 2026. | We used it for east-Riviera prices and to compute yields where rents can be supported by Monaco spillover. We then contrast with Cannes to show how prestige pricing affects yields. |
| MeilleursAgents (Grasse) | It's a consistent benchmark that helps compare coast versus inland markets. | We used it as an inland comparator where purchase prices are lower, often improving yields even if rents are lower. We use it to show the Riviera's micro-market structure. |
| INSEE (housing stock data) | INSEE is France's national statistics office; this is official housing-stock data from the 2022 census. | We used it to quantify structural vacancy and secondary-home intensity in Alpes-Maritimes. We also use it to explain why "empty homes" doesn't equal "your rental vacancy." |
| SDES (vacancy statistics) | SDES is a French government statistical service that publishes official housing indicators. | We used it to anchor what "vacancy" means in France and to keep our Riviera vacancy assumptions realistic versus national baselines. We then translate that into a landlord-friendly vacancy buffer. |
| Banque de France (mortgage credit) | It's the French central bank, publishing official credit and interest-rate statistics. | We used it to contextualize early-2026 investor math (financing costs versus yields). We don't force yields from it, but it helps interpret what a good yield looks like when borrowing costs hover around 3%. |
| Ministère de l'Économie (recoverable charges) | It's an official French government consumer-information page. | We used it to split building and utility charges into recoverable versus non-recoverable, which is crucial for net yield. We then translate non-recoverables into a yearly percentage cost. |
| ANIL (copropriété charges) | ANIL is France's national housing information agency; it's a core reference for French housing rules. | We used it to map what typically stays on the owner in copropriété (very common on the Riviera). We then model net yield with a realistic "owner-borne copro" range. |
| CRE (electricity tariff framework) | CRE is the French energy regulator, authoritative on household energy pricing frameworks. | We used it to frame utility-cost uncertainty and why landlords try to keep contracts tenant-paid. We also use it to justify conservative buffers when landlords include utilities in furnished rents. |
| CRE (gas reference price) | It's the official regulator reference for residential gas pricing after the end of regulated gas tariffs. | We used it to ground "all-in furnished rent" scenarios where the landlord covers heating and hot water. We then add a utility line in the net-yield model instead of guessing wildly. |
| Justice.fr (maintenance rules) | It's official legal information, practical and aligned with French rules. | We used it to clarify which maintenance is normally on the tenant versus the owner. We then reflect that in annual maintenance budgeting for net yield. |
| Square Habitat (management fee schedule) | It's a major agency network publishing an explicit fee schedule that is transparent and verifiable. | We used it to anchor what full-service management plus leasing looks like in real pricing terms. We then model net yield using a conservative percentage range around these published fees. |
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