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
Why is Nice such a standout destination for real estate investment in 2025? Is it the stunning Mediterranean views, the vibrant cultural scene, or the premium property values compared to other European markets? What are the key advantages for investors?
We get asked these questions all the time because we’re on the ground, working closely with developers, real estate agents, and investors like you. With so much interest in this market, we’ve decided to turn our individual answers into a comprehensive article for everyone to benefit from.
Our goal is to provide a clear case for investing in Nice's real estate market, backed by our firsthand experience and market knowledge.
If you think we missed an important point in our content or want to know more, don’t hesitate to reach out (we answer super fast). Your feedback makes our content even stronger.
Finally, please note that this is not financial or investment advice. Investing in real estate carries inherent risks, and market conditions can change unexpectedly. We strongly encourage you to conduct thorough research and consult with a qualified financial advisor before making any investment decisions.
How this content was created 🔎📝
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
1) Nice’s airport makes it easy for tourists and investors to visit, boosting the real estate market
Nice's international airport, Nice Côte d'Azur Airport, plays a crucial role in making the city easily accessible for foreign investors and tourists. It serves 120 non-stop destinations across 43 countries and 6 U.S. states, with an average of 159 passenger flights taking off daily. This extensive connectivity ensures that people from all over the world can reach Nice conveniently.
The airport's ability to handle a large volume of passengers is evident from its annual traffic statistics, with 14.2 million passengers welcomed in the past year, matching pre-health crisis levels. This high passenger traffic is partly due to the popularity of routes like the one to Paris, which sees 110 flights weekly, accounting for 10% of all departures. Such robust air traffic supports the influx of tourists and investors.
In recent years, Nice has seen a significant rise in foreign tourist arrivals, especially during major events like the Monaco Grand Prix and the Tour de France. These events attract international visitors, particularly from the United States, boosting the local economy and increasing interest in the real estate market. The airport's accessibility is a key factor in this trend, as it facilitates easy travel for these visitors.
Sources: Invest in Côte d'Azur, Adrian Leeds
2) Nice’s prime spot on the French Riviera makes it perfect for vacation home investments
Nice's strategic location on the French Riviera makes it a desirable spot for vacation homes for several reasons. First, the city enjoys a hot Mediterranean climate with warm, dry summers and mild winters, boasting 300 days of sunshine per year. This favorable weather attracts tourists year-round, making it an appealing destination for those looking to invest in vacation properties.
Additionally, Nice's proximity to Monaco and Cannes enhances its regional appeal. These neighboring destinations offer a variety of cultural and entertainment attractions, further boosting tourism in Nice. The city's robust infrastructure and transport links also make it easily accessible for tourists, facilitating travel to and from Nice.
Moreover, Nice has a strong rental demand for vacation homes, as evidenced by high occupancy rates for short-term rentals. In 2023, a typical short-term rental listing in Nice was booked for 288 nights a year, with a median occupancy rate of 79%. This strong demand translates to significant rental income potential for property owners.
Sources: Airbtics, The Weather Network, Real Invest
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.
3) In Nice, sea-view properties are in high demand and fetch premium prices due to its coastal location
Nice's coastal location offers properties with stunning sea views, which are highly sought after and command premium prices.
In recent years, the real estate market in Nice has seen a 15% rise in property prices, making it one of the most expensive cities in France after Paris. The average price per square meter is 5,118 euros, reflecting the high demand for these coastal properties. This demand is fueled by both domestic and international buyers who are drawn to the allure of the Mediterranean lifestyle.
Tourism plays a significant role in Nice's property market. In 2024, hotel occupancy rates were 84.8% in May and 89.6% in June, showcasing the city's popularity as a tourist hotspot. This influx of visitors, many of whom fall in love with the area, often translates into property purchases, especially among retirees and investors looking for a slice of paradise.
Despite a nationwide trend of declining property values, Nice's sea-view locations have maintained their value. This stability is largely due to the strong demand from affluent buyers who are willing to pay a premium for the breathtaking views. The city's charm, combined with its strategic coastal position, makes it a unique market in France.
Insider knowledge suggests that the appeal of Nice goes beyond just the views. The city offers a vibrant cultural scene, excellent cuisine, and a mild climate, all of which contribute to its desirability. These factors, coupled with the steady influx of international buyers, ensure that Nice remains a top choice for property investment.
For those considering a purchase, it's worth noting that the market in Nice is competitive. Properties with sea views are particularly in demand, and buyers often need to act quickly. The combination of high demand and limited supply keeps prices robust, making it a potentially lucrative investment for the future.
Sources: Adrian Leeds, Invest in Côte d'Azur, Adrian Leeds
4) Nice’s vibrant festivals attract global visitors, enhancing the local economy and property market
Nice's art and music festivals, like the Nice Carnival, draw international crowds due to their vibrant and diverse offerings. These events feature parades, flower battles, and various entertainment activities that captivate visitors from around the world. The influx of tourists during these festivals significantly boosts the local economy.
For instance, the tourist tax in Nice generated 15 million euros in 2023, highlighting the substantial economic impact of tourism during festival periods. Hotel occupancy rates soar during these times, with hotels nearly fully booked and room rates increasing by nearly €100 compared to non-festival weeks. This surge in demand also extends to short-term rentals, where prices rise due to the high influx of visitors.
Local businesses, such as the NICETOILE shopping center, benefit from increased sales, particularly from international tourists. This economic activity supports the job market and generates significant revenue for hotels, restaurants, and other establishments. Additionally, the real estate market in Nice experiences increased interest from international buyers, driven by the city's cultural events and the vibrant atmosphere during festival seasons.
Sources: Invest in Côte d'Azur, My Lighthouse, Riviera Loisirs
5) With events like the Nice Carnival, you can easily rent out your property short-term
Nice has become a hub for international events, such as the Nice Carnival, which significantly boosts short-term rental opportunities. The 2024 edition of the Nice Carnival attracted a record 230,000 visitors, marking a 15% increase from the previous year. This influx of tourists generated an estimated 35 million euros for the local economy, benefiting various sectors, including hotels and short-term rentals.
During major events like the Carnival, hotel occupancy rates soar, with the 2024 Carnival seeing an average occupancy rate of 67% and a peak of 87% during the main weekend. This high demand for accommodation suggests a parallel increase in short-term rental demand, as tourists often seek flexible and unique lodging options. Although specific data on short-term rental occupancy rates is not provided, the trend is clear.
Moreover, properties that can accommodate large groups and offer standout amenities are likely to see substantial growth in rental income during these event periods. The short-term rental market is expected to thrive in 2025, with an increase in listings that offer distinctive amenities, further capitalizing on the demand driven by events like the Nice Carnival.
Sources: Invest in Côte d'Azur, Invest in Côte d'Azur, Beyond Pricing
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6) Nice’s top-notch healthcare makes it a great choice if you’re retired and seeking quality medical care
Nice's healthcare facilities are renowned for their excellence, making them a top choice for retirees seeking quality medical care. One of the standout features is the Nice University Hospital, which is a leading provider of comprehensive services in the Provence-Alpes-Côte d’Azur region. With over 1,500 beds and 7,000 professionals, it is one of the largest health campuses in France, offering state-of-the-art services.
In addition to its size and capabilities, Nice University Hospital is recognized internationally through its partnerships and participation in European and global programs. This international recognition highlights its high standing and commitment to excellence in patient care, medical research, and innovative approaches, which likely contribute to high patient satisfaction rates.
Moreover, the presence of specialized medical centers in Nice, such as INNOSKEL for rare bone diseases, further enhances the region's healthcare offerings. These centers are part of regional health initiatives aimed at improving healthcare services, making Nice an attractive destination for retirees who require specialized medical attention.
Sources: Nice University Hospital, Info.gouv.fr
7) Nice’s beautiful landscapes and beaches make it a top lifestyle destination, boosting property interest
The city's picturesque landscapes and beaches play a significant role in making it a desirable lifestyle destination. This natural beauty attracts tourists and potential residents alike, contributing to the high demand for vacation rentals in Nice. Many visitors are drawn to the city for short-term stays, eager to experience its stunning coastal views and vibrant atmosphere.
Moreover, the increasing property prices in Nice's coastal areas reflect the city's growing appeal. The real estate market benefits from the influx of tourists, with international buyers showing interest in purchasing second homes. This trend is further supported by the rising number of international buyers, particularly from the United States, Latin America, and Asia, who are captivated by Nice's charm and lifestyle offerings.
Additionally, surveys and testimonials from expatriates and retirees highlight Nice as a top destination for lifestyle and retirement. The city's quality of life, including its pleasant climate, beautiful beaches, and rich cultural amenities, makes it an attractive choice for those seeking a comfortable and enjoyable lifestyle. These factors collectively enhance Nice's appeal as a lifestyle destination, driving property interest in the area.
Sources: Invest in Côte d'Azur, Meet in Nice Côte d'Azur
8) Nice offers diverse architectural styles, from Belle Époque to modern, giving you a wide range of investment options
The city's diverse architecture, ranging from Belle Époque to modern styles, offers a wide array of investment options due to several compelling reasons.
Firstly, historical appreciation rates in Nice's architectural districts, particularly the Belle Époque area, have shown significant value retention and appreciation over the years. This makes them attractive investments, as properties in these areas have consistently increased in value, with a noted 15% rise in recent years. This historical charm and architectural appeal draw investors looking for stable and appreciating assets.
Additionally, a comparative analysis of rental yields reveals that Belle Époque properties tend to have higher rental yields compared to modern buildings. The unique architectural features of these properties attract higher-paying tenants, who are willing to pay a premium for the historical charm and aesthetic appeal. This results in better rental income potential for investors.
Moreover, case studies of successful property investments in both Belle Époque and modern buildings demonstrate the viability of investing in Nice's diverse architecture. For example, a two-bedroom apartment in the Belle Époque district can offer a good return on investment due to high demand and rental income potential.
Sources: Adrian Leeds, Adrian Leeds
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.
9) With many students at the University of Nice Sophia Antipolis, you’ll find a steady demand for rentals
The University of Nice Sophia Antipolis has a significant student population, with approximately 28,333 students enrolled as of 2024. This large number of students naturally creates a demand for housing in the area.
Student housing demand is strong globally, with a 2% rebound in enrollment from 2022 to 2023 at top universities. This trend is reflected in Nice, where the student housing occupancy rate was 94.5% preleased in September 2024 for the 2024-2025 season, indicating a robust demand for rental properties.
International students, who make up 21% of the university's population, often prefer to live in residence halls or nearby apartments. This preference further supports the high demand for rental properties in the area.
Sources: EduRank, Brookfield Oaktree, ISEP Study Abroad
10) Nice's mild Mediterranean climate draws tourists all year, guaranteeing steady rental demand
The mild Mediterranean climate in Nice is a key factor that draws tourists throughout the year. This climate is characterized by mild winters and warm summers, making it an attractive destination no matter the season.
In 2023 and 2024, Nice saw a significant increase in tourist frequency, especially between January and April, with a notable rise in occupancy rates. This trend was supported by major events like the Monaco Grand Prix and the arrival of the Tour de France, which attract visitors from around the world.
Occupancy rates for short-term rentals in Nice remained high, with hotels recording an 84.8% occupancy rate in May 2024, up from the previous year. This consistent demand indicates that tourists are drawn to Nice not just for its events but also for its pleasant climate.
The tourism sector in the French Riviera, including Nice, has been growing steadily, with Nice Côte d'Azur International Airport welcoming millions of passengers annually. This growth is further supported by direct connections with major cities like New York and Atlanta, enhancing Nice's appeal to international tourists.
Sources: Invest in Côte d'Azur, Invest in Côte d'Azur
11) Nice’s efficient public transport makes it ideal for eco-friendly buyers who don’t want a car
Nice's public transportation system is a fantastic alternative to driving, especially for those who care about the environment.
With trams arriving every four minutes, the network spans 27.5 kilometers and includes three lines and 53 stations. This means you can easily get around the city and even explore the surrounding areas without needing a car.
Since it started, the tram network has grown a lot. Line 2 opened in 2019, and by 2023, Line 3 was up and running, stretching into the Var valley. These additions show how committed the city is to making public transport better and more efficient.
The tram system is not just about convenience; it also helps cut down on traffic and pollution. By choosing trams over cars, residents contribute to lower carbon emissions, which is a big win for the environment.
For those who care about sustainable living, using the tram system is a great way to reduce your carbon footprint. It's a practical choice that aligns with eco-friendly values.
Sources: Wikipedia, Roger Farnworth, Wealth Formula
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12) Nice is ideal for international business professionals due to its closeness to Monaco and Italy
Nice is a prime spot for international business professionals due to its strategic location near Monaco and Italy.
Traveling between Nice and Monaco is a breeze thanks to the Côte d'Azur International Airport and a fast rail network. This makes commuting easy for those working in Monaco's bustling financial sector. Nice's vibrant economy, with its strong GDP and diverse business scene, also draws in international companies, making it even more appealing to professionals.
The real estate market in Nice is buzzing with interest from international buyers. Luxury developments are popping up to meet the needs of high-end clients, showing that Nice is becoming a hotspot for wealthy individuals and businesses. The city also offers international schools and amenities, which are a big plus for expatriate families.
Sources: Flight Connections, Monaco Properties, EDHEC Business School
13) In Nice, the luxury property market is expanding, perfect for high-end investments
Nice's luxury real estate market is booming in 2024.
In October 2024, single-family home sales jumped by 7.2% compared to the previous year, and from September to October, there was an 11.2% increase in sales. This surge highlights the strong demand for luxury properties in Nice.
International buyers are flocking to Nice, attracted by the city's unique charm and high-end amenities. This trend is part of a global shift where rising purchasing power is fueling interest in luxury real estate. Nice's blend of culture, climate, and exclusivity makes it a prime spot for these discerning investors.
The market's growth is also driven by a limited supply of luxury homes. In June 2024, new listings for single-family homes fell by 7.62%, which led to a 5.60% drop in sales. Despite this, the scarcity has kept demand high, pushing property prices upward.
Sources: Luxury Home Marketing, Luxury Roundtable, CRE Daily
14) Nice’s focus on sustainability draws eco-conscious investors
Nice's commitment to sustainability and eco-friendly initiatives has been a major draw for environmentally-minded investors. In 2023 and 2024, the city invested over 3 million euros in greening schoolyards, benefiting nearly twenty schools each year. This shows a clear dedication to creating green spaces, which are crucial for carbon capture and providing areas of freshness.
The city has also been proactive in developing an additional 70 hectares of green spaces across all neighborhoods. This expansion not only enhances the city's natural landscape but also supports the ecological transition, making it an attractive place for investors who prioritize sustainability.
Furthermore, Nice's strong policies, such as the ‘Climate Air Energy Territorial Plan 2019-2025,’ aim for carbon neutrality by 2050. These policies likely include incentives for sustainable construction, which can be very appealing to investors looking to support eco-friendly developments.
Sources: Invest in Cote d'Azur, Meet in Nice Cote d'Azur
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.