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What will happen in Nice’s real estate market? Will prices go up or down? Is Nice still a hotspot for foreign investors? How is France’s government impacting real estate policies and taxes in 2025?
We’re constantly asked these questions because we’re deeply involved in this market. Through our work with notaries, real estate agents, and clients who buy properties in Nice, we’ve gained firsthand insights.
That’s why we created this article: to provide clear answers, insightful analysis, and a well-rounded perspective on market predictions and forecasts.
Our goal is simple: to ensure you feel informed and confident about the market without needing to look elsewhere. If you think we missed the mark or could do better, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll work hard to improve this content for you.
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Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
1) Rental yields in Nice's suburbs will rise slightly as more people look for affordable options outside the city center
The rental market in Nice is shifting as more people look for affordable options outside the city center.
In recent years, property prices in Nice's city center have soared, with apartments costing around €6,252 per square meter and houses even more at €7,065 per square meter. This has made city living a stretch for many. As a result, there's been a 63.5% drop in available rental properties in the city, pushing people to explore the suburbs.
The suburbs are becoming more attractive, not just because of lower prices, but also due to improved transportation links that make commuting easier. This convenience is drawing more people to consider suburban living as a viable option.
People are also on the hunt for larger living spaces at lower costs, which are more accessible in the suburbs. Real estate reports highlight that rental yields are often higher in these areas, thanks to lower property prices and increased demand.
Demographic shifts are playing a role too, with younger families moving to the suburbs in search of better living conditions and affordability. This trend is expected to continue as more people prioritize space and cost over proximity to the city center.
Sources: Adrian Leeds, Properstar, Ground News
2) Luxury property prices in Nice will rise steadily as wealthy buyers seek exclusive homes
The luxury real estate market in Nice is poised for a steady price increase, largely due to the rising demand from affluent buyers. This demand is fueled by the growing number of high-net-worth individuals globally, which saw a 7.6% increase in 2023, reaching 426,000 individuals with a combined net worth of $49.2 trillion. This trend of increasing wealth is a significant driver for the luxury market in Nice.
Another key factor is the historical price trends that show consistent growth in luxury home prices. For instance, from July 2023 to July 2024, luxury home prices in Nice increased by 3.9%, outpacing the 3.2% increase seen in midrange listings. This indicates that luxury properties are experiencing faster growth compared to non-luxury properties.
The limited availability of exclusive properties in prime locations also plays a crucial role in driving up prices. With fewer high-end properties available, demand often outstrips supply, leading to higher prices. Additionally, Nice's reputation as a desirable location for affluent buyers further boosts demand for high-end properties.
Sources: Rentastic, PR Newswire, Luxury Homes
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) Demand for senior-friendly housing in Nice will grow as the population ages
The aging population in Nice is becoming more noticeable, with 82,724 residents aged 65 and over as of 2021.
In 2023, life expectancy in France hit record highs, with women living up to 85.7 years and men up to 80 years, meaning more people are living longer and need homes that suit their aging needs.
The senior housing market in France, including Nice, is booming. In 2023, absorption rates in the senior housing sector doubled compared to pre-pandemic times, showing a strong demand for senior-friendly homes.
Demographic studies show that one in five people in France is now aged 65 or over, highlighting the growing need for housing options that cater to seniors.
In Nice, this trend is particularly evident, as the city is known for its appeal to retirees, offering a mild climate and a relaxed lifestyle, which further fuels the demand for accessible housing.
With more seniors choosing to settle in Nice, the local real estate market is adapting, focusing on creating homes with features like elevators and step-free access to meet the needs of this demographic.
Sources: Connexion France, NIC MAP Vision, City Population
4) Demand for affordable rentals near universities in Nice will rise as the student population grows
The student population in Nice is expected to grow due to several key factors. First, the University of Nice-Sophia Antipolis had an enrollment of 37,252 students in 2024, indicating a strong and growing student body. This suggests that more students are choosing Nice for their higher education.
Additionally, there has been a significant increase in international students choosing France, including Nice, as a study destination. In the 2021/22 academic year, over 400,000 international students were studying in France, marking an 8% increase from the previous year. This trend is likely to continue, contributing to the growing student population in Nice.
Moreover, the demand for affordable rental properties is already high due to the rising cost of student housing, which increased by more than 7% in 2023. This has led to a greater need for affordable housing options near universities, as students seek cost-effective living arrangements.
Finally, the student housing market in Nice is experiencing high transaction activity, driven by the need for affordable accommodation options. This demand is expected to persist, as more students require housing close to their universities.
Sources: Edurank, ICEF Monitor, Newbie Real Estate Investing
5) Property values in Cimiez and Mont Boron will rise significantly because of their scenic views and cultural importance
The neighborhoods of Cimiez and Mont Boron in Nice are poised for a notable increase in property values, largely due to their scenic views and cultural significance. In Mont Boron, the breathtaking panoramas over the sea make it a highly sought-after location, with luxurious villas and magnificent apartments attracting affluent buyers. The average price of apartments in Mont Boron is around €8,000 per square meter, and this can rise significantly for properties with terraces or panoramic views.
In Cimiez, property values have shown a steady increase over time, with three-room apartments averaging €333,200 and ranging up to €590,000. This trend is supported by the area's cultural significance and the influx of affluent buyers looking for stable investments and retirement plans. The desirability of these neighborhoods is further highlighted by media coverage, which emphasizes their architectural and natural beauty.
Additionally, the City of Nice's plans to enhance cultural sites, such as the requalification of the Château Hill, contribute to the appeal of these areas. This project aims to preserve natural and heritage sites, adding to the cultural allure of Cimiez and Mont Boron. Surveys also indicate a strong buyer preference for cultural and scenic locations, driving demand for properties in these neighborhoods.
Sources: Cimiez Boulevard, Haussmann Real Estate, Le Figaro Properties, Meet in Nice Côte d'Azur
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6) More foreign buyers from non-EU countries will invest in Nice as it becomes more appealing to international investors
Nice is becoming a hotspot for international investors, especially those from outside the EU.
Property prices in Nice have jumped by 15%, making it one of France's priciest cities after Paris. This surge in prices signals a strong demand for real estate, drawing in foreign buyers eager for investment opportunities.
Interestingly, the largest group of non-resident foreign buyers in France are now Belgians. This shift highlights a growing interest from non-EU countries in the French property market, particularly in the Provence-Alpes-Côte d'Azur region, where 3.8% of property purchases are by non-French buyers.
Nice's major hub, Nice Côte d'Azur Airport, makes it easy for international buyers to visit and invest. The city's ongoing infrastructure projects are also boosting its appeal by enhancing livability and economic prospects.
These developments are crucial for attracting foreign investment, as they improve the overall quality of life and economic opportunities in the area.
Sources: Adrian Leeds, Connexion France, Green Acres
7) More Scandinavian buyers will invest in Nice properties for vacations and investment purposes
Scandinavian interest in Nice is on the rise, with more tourists flocking to this sunny French city.
In 2023, guest nights from the Nordic region increased by 4% compared to 2019, showing that Nice is becoming a favorite spot for Swedes, Norwegians, Danes, and Finns. This uptick in tourism is a clear sign of growing curiosity and affection for the area.
Scandinavians are finding property investments in Nice more appealing due to favorable exchange rates. The Swedish krona, for example, hit a record low against the euro, making real estate in Nice a smart choice for those looking to invest in the Eurozone.
There's a strong lifestyle trend in Scandinavia towards seeking warmer climates, and Nice fits the bill perfectly. The Mediterranean weather is a big draw for retirees and vacationers from the north, who are eager to enjoy a more temperate environment.
Real estate agencies in Nice have noticed a surge in inquiries from Scandinavian buyers. This interest is not just a passing phase; it's being fueled by media coverage that paints Nice as a top-notch destination.
With all these factors combined, it's no surprise that Scandinavian demand for Nice properties is expected to grow, as they look for both investment opportunities and vacation homes.
Sources: Nordic Statistics, International Living
8) Investors in Nice will focus more on long-term rentals due to stricter short-term rental regulations
In recent years, stricter regulations on short-term rentals in Nice have made it increasingly challenging for investors to maintain profitable short-term rental properties. For instance, all short-term rental properties must be registered with local authorities, and failing to do so can result in hefty fines. This has made the short-term rental market less attractive to investors who are wary of these financial penalties.
Additionally, the number of Airbnb listings in Nice has significantly declined, with active listings dropping by 3.2% and overall listings falling by 23% from February 2021 to February 2020. This decline is largely attributed to the stringent legislative constraints and landlords' reluctance to deal with unpaid rent, which has led to a shortage of rental properties in the area. As a result, investors are finding it more difficult to sustain short-term rental operations.
Moreover, the tightening of regulations across France, including in Nice, has led to a shift in investor focus. For example, in Paris, realtors have started putting rentals on the market for sale due to health concerns and strict Airbnb policies. This trend is indicative of a broader shift towards long-term rentals, as operators face challenges with permit requirements, occupancy bylaws, and new short-term rental limits.
Sources: Hostaway, Short Term Rentalz, Adrian Leeds, Enso Connect
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) Property values in the Port area will rise as modernization and infrastructure improvements take place
The Port area in Nice is poised for a boost in property values due to several key factors. First, the area has already experienced significant revitalization, with former warehouses transformed into modern residences, shops, and restaurants. This transformation has led to property prices ranging from €8,000 to €12,000 per square meter, showing strong demand for modernized properties.
Additionally, the extension of Line 2 of the tramway has made the Port area more accessible, connecting it to Nice Airport in just 25 minutes. This improvement in public transport links enhances the area's appeal and is expected to drive up property values. Furthermore, the development of a new tramway line, Line 5, will serve three municipalities, including Nice, with 16 stations, reducing travel times and increasing connectivity.
The Port area is also set to host the Oceans Summit in 2025, indicating significant investment in infrastructure and amenities. This event will likely attract international attention and further boost property values. Moreover, real estate agencies have noted that investing in Nice real estate is considered a safe and valuable choice, with property values appreciating over time.
Sources: Côte d'Azur Sotheby's Realty, Meet in Nice Côte d'Azur, Adrian Leeds Group
10) More British buyers will invest in Nice as post-Brexit uncertainties settle
In recent years, we've seen a noticeable uptick in interest from British buyers in the Nice real estate market. This renewed interest is partly due to the stabilization of the British pound against the euro, which has made property purchases more financially attractive for British nationals.
Additionally, the UK economy has shown positive growth post-Brexit, with a notable 0.6% increase in the first quarter of 2024. This economic stability has likely boosted the confidence of British buyers, encouraging them to invest in properties abroad, including in Nice.
Moreover, media reports have consistently highlighted Nice as a desirable location for British expatriates, thanks to its appealing lifestyle and amenities. This positive coverage, combined with anecdotal evidence from real estate agents about increased inquiries from British buyers, suggests a growing trend of British nationals returning to the Nice market.
Sources: The Independent, Pound Sterling Live, Statista
11) More digital nomads will move to Nice, boosting demand for flexible living spaces due to remote work trends
The rise of remote work has been a significant trend over the past few years, especially since 2023. In France, nearly 30% of the working population experienced working from home during the containment period, and this trend has continued with a large portion of managers and professionals working remotely. This shift in work culture has made it easier for people to consider living in different locations, like Nice, without being tied to a physical office.
Globally, the number of digital nomads has been on the rise. In the US alone, the number of digital nomads grew from 10.9 million in 2020 to around 17.3 million by 2023. This increase shows a growing trend of people seeking flexible work and living arrangements, which cities like Nice can offer. Nice, with its coastal location and Mediterranean climate, is particularly attractive to these remote workers.
Nice has seen a growth in short-term rental platforms like Airbnb, which cater to the needs of digital nomads looking for flexible living arrangements. Additionally, there has been increased investment in co-living spaces in Nice, providing amenities such as high-speed internet and private meeting spaces, which are essential for remote work. These developments make Nice an appealing destination for digital nomads seeking a community-oriented living experience.
Sources: Statista, Pumble, Onefinestay
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12) Rental yields in Mont Boron will drop as property prices rise faster than rents
In Mont Boron, property prices have surged, with costs per square meter ranging from €6,079 to €13,000.
While these property values climb, rental yields are lagging behind. Furnished apartments offer yields between 3.03% and 5.23%, averaging at 3.98%, which means rental prices aren't catching up with the property boom.
Mont Boron is famous for its luxury homes, which often come with lower rental returns. The high price per square meter suggests that many buyers are investing for value appreciation rather than rental income.
Investors are snapping up these properties, driving prices higher and further squeezing rental yields. This trend is common in upscale areas where the focus is more on capital gains.
As property prices continue to rise, rental growth remains sluggish, making it challenging for rental yields to keep pace. This dynamic is typical in luxury markets where demand for ownership overshadows rental demand.
In Mont Boron, the allure of owning a piece of this prestigious area is strong, but rental returns are not the main attraction for most buyers.
Sources: Doorfeed, Hermitage Riviera, Côte d'Azur Sotheby's Realty
13) Short-term rental yields in Nice will drop due to stricter regulations on tourism housing
In recent years, many European cities have implemented stricter regulations on short-term rentals to address the impact of tourism on local housing. For example, in Amsterdam, despite a 12% increase in tourist overnight stays since 2019, the number of stays in furnished tourist accommodations has decreased by 50% due to rules limiting short-term rentals to 30 days per year. This suggests that hotels have benefited at the expense of local families.
Similarly, in Paris, regulations have not prevented an increase in average rents and property prices, which have risen by 21% and 15% respectively since the rules were implemented. This indicates that while regulations aim to control the market, they can also lead to unintended consequences like rising costs for locals.
In Nice, the local government has already put in place strict provisions for short-term rentals, requiring hosts to register their properties and comply with noise regulations. This proactive approach is intended to control the impact of tourism on housing availability, but it may also reduce the number of available listings, affecting rental yields.
Moreover, the housing market in Nice is highly competitive, with millions of visitors each year. While demand for short-term rentals remains high, stringent laws around registration, taxation, and property usage could lead to a decrease in available listings, potentially lowering occupancy rates for property owners.
Sources: Airbnb News, International and Comparative Law Review, Hostaway
14) Rental yields in Nice will drop as property prices increase faster than rents
Property prices in Nice are climbing steadily, making it a hot spot for potential buyers.
In January 2025, property prices grew by 1.78% in just one month, continuing a trend that's been evident for years. This consistent rise is reshaping the real estate landscape, making it a seller's market.
However, rental rates aren't keeping pace. While property values soar, rental income isn't growing as fast. This gap means that owning property in Nice might not be as lucrative for landlords as it once was.
Real estate agencies are noticing this shift. In most areas of Nice, rental yields are dropping, even though some neighborhoods like Roquebillière still boast high yields of 9.57% on furnished properties. But these are exceptions, not the rule.
For those considering investment, it's crucial to understand that rental yields in Nice are generally on the decline. This trend is driven by property prices rising faster than rental rates, squeezing potential returns.
As property prices continue to rise, the gap between property values and rental income is expected to widen. This could make it challenging for investors looking for high rental returns.
Sources: Global Property Guide, HouseNix, DoorFeed Insights
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.
15) Property prices in Nice will keep rising due to low supply and high demand from local and international buyers
In recent years, property prices in Nice have been on the rise. For example, between 2023 and 2024, the average property price increased from €400,000 to €450,000. This trend is not new, as historical data shows a consistent appreciation in property values, with prices increasing by about 15-20% annually from 2020 to 2023.
The limited availability of land for new developments in Nice is a significant factor contributing to this price increase. The French Riviera, where Nice is located, is a highly sought-after region, making it difficult to find suitable land for new construction projects. This scarcity of land puts upward pressure on property prices.
Additionally, the number of international buyers investing in Nice has been growing. The city's reputation as a prime tourist destination and its attractive lifestyle draw many international buyers. They are attracted to the French Riviera for its climate, cultural heritage, and economic stability, further increasing demand for properties.
Sources: Norada Real Estate, Dwell Real Estate Group
16) Mid-range property prices in Nice will rise moderately as families and professionals relocate for the lifestyle and amenities
Mid-range properties in Nice are likely to see a moderate price increase as more families and professionals move to the city for its lifestyle and amenities. This trend is driven by several factors that have been observed over the past few years.
First, Nice's desirable climate and lifestyle have made it a popular destination, leading to rising property prices. In 2024, the average price per square meter was reported to be 5,118 euros. This increase in demand is also reflected in the city's steady population growth, which reached an estimated 951,808 residents in 2024. As more people move to Nice, the need for housing naturally increases.
Additionally, many families and professionals are relocating to Nice for its excellent work-life balance and economic growth. The city's proximity to water and unique rocky coastline make it an attractive place to live. Although specific economic growth statistics for the Nice region are not provided, the overall trend of increasing property prices suggests a strong economy.
Real estate market reports highlight a shortage of mid-range housing in Nice, indicating high demand for these properties. This shortage is likely to drive up prices for available mid-range properties. Furthermore, historical trends show that similar coastal cities have experienced significant property price increases, with Nice seeing a rise of almost 15% in recent years.
Sources: World Population Review, Adrian Leeds
17) Affordable housing prices in Nice will drop slightly as new developments boost supply in the outskirts
Nice is buzzing with new housing developments, especially around its outskirts.
Projects like the Éco-Vallée are leading the charge, planning to transform large areas with fresh homes. This isn't just about building houses; the Éco-Valley project includes shops and green spaces, making the outskirts more appealing and vibrant.
These developments are set to boost the charm of the Côte d'Azur, potentially drawing more people to the area. Historically, when new housing pops up, prices tend to dip slightly. This trend has been seen before, like between 2001 and 2019 in France, where an increase in social housing led to a gradual price decrease.
As more homes are built in Nice's outskirts, expect a slight decline in prices. This could be a great opportunity for those looking to buy property in the area. The influx of new housing might just make the dream of owning a home in Nice more attainable.
With the Éco-Vallée and similar projects, the outskirts of Nice are becoming more than just residential areas. They're evolving into lively communities with everything you need close by. This shift is likely to make the outskirts even more attractive to potential buyers.
So, if you're considering buying property in Nice, keep an eye on these developments. The increase in supply could work in your favor, offering more options and potentially better prices.
Sources: Properstar, Real Estate Issues, Meet in Nice Côte 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.