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What is happening in Nice’s real estate market? Are prices on the rise or decline? Is Nice still a prime destination for international buyers? How are local policies and taxes shaping the real estate landscape in 2025?
These are the questions we hear every day from professionals, buyers, and sellers alike, from the Promenade des Anglais to the charming Old Town. Perhaps you’re curious about these trends too.
We know this because we stay closely connected with local experts and individuals like you, exploring the Nice real estate market daily. That’s why we crafted this article: to offer clear answers, insightful analysis, and a comprehensive view of market trends and dynamics.
Our aim is straightforward: to make sure you feel informed and confident about the market without needing to search elsewhere. If you think we missed the mark or could improve, we’d love to hear your thoughts. Feel free to message us with your feedback or comments, and we’ll strive to enhance this content for you.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
1) Short-term rental yields will increase in tourist-heavy areas with rising travel and tourism
In recent years, we've seen a noticeable rise in short-term rental yields in tourist-heavy areas like Nice. This trend is largely driven by increased travel and tourism. In 2023, Nice Côte d'Azur recorded a significant increase in hotel occupancy rates, with a RevPAR (revenue per available room) up by 11.6%. This indicates a growing demand for accommodations, which naturally extends to short-term rentals.
Moreover, the average Airbnb occupancy rate in Nice has been notably higher than the national average, with a peak in bookings during busy seasons. For instance, in April 2024, the occupancy rate reached 79.5%, showing a clear upward trend. This increased demand is pushing up the average daily rates for short-term rentals, making them more profitable for property owners.
Additionally, the positive outlook for tourism in Nice, especially during major events like the Tour de France and IronMan Women’s World Championships, suggests a continued influx of tourists. This influx is expected to drive demand for short-term rentals even further, boosting the hospitality sector. The expansion of tourism-related infrastructure and services in Nice also contributes to its growing appeal as a destination, supporting the growth of short-term rental markets.
Sources: Invest in Côte d'Azur, Real Invest, Grand View Research
2) Cimiez will see rising demand for its historical charm and closeness to cultural sites
The Cimiez district is seeing a big jump in demand thanks to its historical charm and closeness to cultural hotspots.
In Cimiez, property prices have climbed to about €6,200 per square meter, which is quite a bit higher than areas like Saint-Roch and Vernier, where prices hover around €4,000. This price difference highlights Cimiez's unique appeal.
What makes Cimiez so attractive is its rich cultural heritage. The district is home to the Matisse Museum and the Archaeological Museum, along with historical gems like the Roman arena and thermal baths. These sites not only pull in tourists but also catch the eye of buyers who love history.
Cimiez's architectural beauty is another draw. The area is known for its stunning Belle Époque residences and former palace hotels. Efforts to preserve these architectural treasures make the district even more appealing to potential homeowners.
Adding to its charm, Cimiez hosts a famous jazz festival that attracts music lovers from all over the globe. This event boosts the district's cultural vibe, making it a lively place to live.
With its mix of history, culture, and architecture, Cimiez is a standout choice for those looking to buy property in a vibrant and historically rich area.
Sources: Engel & Völkers, Matisse Museum, Green Acres
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) Property values in the Musiciens district will rise as it becomes popular with young professionals
The Musiciens district is set to become a hotspot for property investment, thanks to its prime location and chic surroundings.
Nearby areas like Carabacel have seen property prices skyrocket, with values between 5,500 and 10,000 euros per square meter. This makes Musiciens a likely candidate for similar growth. The district's charm is further enhanced by a wave of new upscale restaurants and trendy cafes, drawing in both locals and tourists.
These developments are turning Musiciens into a vibrant hub, attracting young professionals who are eager for a lively lifestyle. The area is quickly becoming known as the "smartest residential area of Nice," making it a top choice for urban living. This reputation is supported by demographic shifts, with more young professionals and affluent families moving in.
Real estate market reports highlight a strong interest in well-maintained apartments, reflecting the growing demand for properties in Musiciens. The district's appeal is not just about its location but also its evolving character, which is increasingly appealing to a younger, dynamic crowd.
As the area continues to develop, investment in local infrastructure and amenities is on the rise, further boosting its attractiveness. This trend is a clear indicator that Musiciens is on the path to becoming a trendy area for young professionals.
Sources: Tranio, Lafage Transactions, Nice Pebbles
4) A weaker euro will make Nice more appealing to non-EU buyers seeking investment opportunities
The weakening euro has made Nice more attractive to non-EU buyers looking for investment opportunities. When the euro's value drops against major currencies like the US dollar and British pound, it means that non-EU buyers can get more euros for their money. This makes properties in Nice cheaper for them compared to when the euro is strong.
In recent years, especially in 2023 and 2024, there was a noticeable increase in inquiries and purchases of property in Nice by non-EU investors. This trend is partly because Nice offers competitive property prices compared to other European cities. Non-EU buyers find it appealing that they can purchase properties at prices similar to those paid by local residents.
Moreover, the international airport in Nice has seen a significant rise in passenger numbers, returning to pre-health crisis levels. This increase in tourism, driven by major events like the Monaco Grand Prix and the Tour de France, attracts international buyers who are interested in investing in second homes or rental properties.
Sources: Euronews, Adrian Leeds, Invest in Côte d'Azur
5) The Promenade des Anglais will remain prime but shift towards sustainable, eco-friendly developments
The Promenade des Anglais in Nice is evolving into a hub for sustainable and eco-friendly living.
People are increasingly drawn to eco-friendly properties as awareness of climate change grows. This shift is not just a trend; it's a response to the demand from both locals and tourists who value sustainable living. The Promenade is adapting to these preferences, ensuring it remains a top choice for property buyers.
In the region, there's been a noticeable rise in sustainable building certifications, particularly with the HQE system. This is partly due to government incentives like the Grenelle Laws and the Sustainable Building Plan, which encourage green construction to cut down on greenhouse gas emissions. These initiatives make investing in the Promenade a smart choice for those interested in sustainable development.
Nice's local government is also playing a big role. Their "1 tree for every 5 inhabitants" campaign highlights their dedication to environmental sustainability. This initiative, along with increased investment in renewable energy for buildings, shows the city's commitment to aligning new developments with ecological goals.
For those considering a property purchase, the Promenade offers a unique blend of prime location and sustainable living. The area's transformation is supported by both public and private sectors, ensuring that it remains a desirable place to live and invest in.
As Nice continues to embrace green initiatives, the Promenade des Anglais is set to become a model for sustainable urban living, attracting buyers who prioritize eco-friendly environments.
Sources: Domus Web, France Media, European Commission, Meet in Nice Côte d'Azur
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6) Smart home technology will be a major selling feature for properties in Nice
Smart home technology is turning into a major selling point for properties in Nice.
In France, the adoption of smart home devices is on the rise. The market was valued at USD 4.51 billion in 2023 and is expected to soar to USD 14.58 billion by 2030. This rapid growth shows that more people are embracing smart homes, making them a hot commodity for buyers.
People are also looking for homes that save energy. The French government is pushing for energy efficiency with incentives like tax credits for green investments. This has led to a surge in demand for smart home features, such as smart lighting solutions that cut down on energy use.
Buyers are showing a clear preference for homes with tech features. With IoT technology, like IoT-enabled smart lighting systems, homeowners can control their lights from anywhere. This convenience is making tech-savvy homes more appealing.
As homes get smarter, this trend is only expected to grow. The convenience and efficiency of smart home technology are becoming essential for modern living in Nice.
Sources: NextMSC, Race Communications, Mordor Intelligence
7) Stricter short-term rental rules will affect the profitability of Airbnb-style investments
Regulations on short-term rentals are tightening, affecting Airbnb-style investments.
In Nice, the local government now requires all short-term rental properties to be registered with the authorities. Hosts must display their registration number on online listings, or they risk facing heavy fines. This extra step adds to the operational costs for hosts, making it a bit more challenging to turn a profit.
On top of that, hosts in Nice have to collect and remit a tourist tax based on the property's classification. This tax can eat into the net income from rentals, making it less lucrative. The rise of short-term rentals has also led to fewer long-term rental options, which is pushing housing prices up and making it harder for locals to find affordable places to live.
Local governments are responding by proposing new policies, like an occupancy tax and funds for affordable housing. These measures aim to balance the market and address the housing crunch. The community is also voicing concerns about the negative impact of short-term rentals, such as noise and disturbances, which has been widely reported in the media.
Public support for stricter regulations is growing as residents worry about their neighborhoods. This shift in sentiment is likely to lead to even more rules, which could further impact the profitability of Airbnb-style investments. The combination of these factors suggests that investors need to be cautious and stay informed about the changing landscape.
As the market evolves, it's crucial for potential buyers to understand these dynamics and consider how they might affect their investment strategies. Keeping an eye on local regulations and community sentiment will be key to navigating this complex environment.
Sources: Hostaway, Granicus, Sandy Springs Together
8) International buyers will target properties with convenient access to Nice Côte d'Azur Airport
International buyers are eyeing properties with easy access to Nice Côte d'Azur Airport for several compelling reasons.
One major factor is the airport's impressive recovery, with 14.2 million passengers passing through last year, thanks to increased flight connectivity and frequency. This includes direct flights to major U.S. cities like New York and Atlanta, making it a convenient hub for international travelers.
The real estate market in Nice is thriving, with a noticeable uptick in interest from international buyers seeking second homes. The French Riviera's timeless charm continues to attract a diverse range of buyers from Asia, Latin America, and Europe, all eager to invest in properties near major transport hubs like Nice Côte d'Azur Airport.
Living near the airport offers undeniable convenience, with its proximity to downtown Nice, just 5.9 km away, making it an attractive spot for both tourists and residents. This strategic location, coupled with the airport's growing connectivity, suggests potential property value appreciation, making it a smart investment choice.
For those considering a purchase, the allure of the French Riviera combined with the practicality of being close to a major airport is hard to resist. The ease of travel and the promise of rising property values are significant draws for international buyers.
As the airport continues to expand its reach, properties in the area are likely to see increased demand, driven by the growing number of international visitors and the convenience of quick access to global destinations.
Sources: Simple Flying, America Mortgages, Invest in Côte d'Azur, MyFlyRight
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) Foreign buyers in Nice will focus more on sustainable and energy-efficient properties
Foreign buyers are increasingly interested in sustainable and energy-efficient properties in Nice.
Events like MIPIM in Cannes are a big deal, showcasing sustainable real estate solutions to international investors. These gatherings emphasize the need for greener real estate, which is catching the eye of the global investment community.
Nice is on a mission to become a "garden city," focusing on quality of life, climate resilience, and economic vitality. This transformation is drawing in foreign investors who are eager to find sustainable real estate opportunities. The city's push for sustainability blends urban living with environmental care, making it a hot spot for eco-conscious buyers.
There's a noticeable uptick in demand for energy-efficient homes in Nice. Properties with good energy efficiency ratings are especially popular, particularly those with sea views. They offer not just stunning aesthetics but also lower energy bills, appealing to international buyers.
Property listings in Nice are increasingly highlighting energy efficiency and sustainability, aligning with what international buyers are looking for. This trend is a clear sign that the market is shifting towards more eco-friendly options.
Sources: MIPIM, Côte d'Azur Sotheby's International Realty, Nice Vue Mer
10) UK and Scandinavian buyers will increasingly enter the Nice real estate market
In recent years, the Nice real estate market has seen a noticeable increase in interest from foreign buyers, particularly those from the UK and Scandinavia. This trend is largely driven by the allure of the Mediterranean lifestyle, which offers a unique blend of culture, cuisine, and scenic beauty that is highly attractive to high-net-worth individuals seeking second homes or investment properties.
The French Riviera, including Nice, has become a hotspot for international buyers, especially from the UK and Scandinavia. These buyers are drawn to ultra-prime resorts and luxury properties that offer convenient access to shopping, dining, nightlife, and beaches. The demand for properties with multiple bedrooms, extensive terraces, and sea views is particularly high among these groups.
Favorable exchange rates for UK and Scandinavian currencies have made French real estate more affordable, enhancing its appeal. Additionally, improved air travel connectivity between Nice and major UK/Scandinavian cities has made it easier for potential buyers to visit and explore the region, further fueling interest.
Sources: Beauchamp, Adrian Leeds
11) Nice will see rising demand for accessible, senior-friendly housing due to its aging population
The aging population in Nice is a significant factor driving the demand for accessible and senior-friendly housing. As of 2021, there were 82,724 individuals aged 65 and over in Nice, which is a substantial portion of the city's population. This demographic trend indicates a growing need for housing that caters specifically to the needs of seniors.
Moreover, life expectancy in France has been steadily increasing, reaching 83.39 years in 2025. This means that people are living longer, and as they age, they require housing that supports their changing needs. The longer life expectancy contributes to a larger senior population, further emphasizing the demand for suitable living arrangements.
In response to these needs, initiatives like the Victoria Palazzo in Nice have emerged, offering luxury senior residences with high-end services and adapted housing. These residences are designed to provide accessibility, comfort, and security, aligning with the preferences of seniors who wish to age in place with autonomy and dignity.
Sources: Population Statistics for Nice, Life Expectancy in France, Victoria Palazzo in Nice
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12) Rental yields in Nice's suburbs will slightly decline as urban living becomes more popular
In recent years, we've seen a noticeable shift in where people want to live, especially in places like Nice. Back in 2023 and 2024, the population in the urban areas of Nice-Cannes was on the rise, with a 0.42% increase in 2025. This suggests that more people are choosing the hustle and bustle of city life over the quieter suburbs.
One of the main reasons for this shift is the appeal of urban amenities and lifestyle. People are drawn to the convenience and vibrancy of city living, where everything from shops to entertainment is just a stone's throw away. This trend is further supported by the fact that property prices in central Nice have remained stable or even increased, indicating strong demand.
Moreover, the demand for affordable urban housing has surged by 25%, highlighting the growing need for accessible living options in the city. This increased demand in urban areas naturally leads to a decline in interest for suburban rentals, which in turn affects rental yields in those areas.
Sources: Macrotrends, TenantCloud, Adrian Leeds
13) Property prices in Nice's peripheral areas may dip slightly as buyers prefer central locations
Buyers are flocking to central Nice for its vibrant lifestyle and convenience.
In recent years, peripheral areas of Nice have seen a dip in demand. This shift became evident in 2023 when property market reports highlighted a slight drop in prices, indicating a clear preference for central locations.
The price gap between central and peripheral areas is quite stark. While the median price per square meter in Nice is 5,118 euros, central spots like Carré d'Or, Cimiez, and Mont Boron boast prices of 10,000–15,000 euros per square meter. This shows that buyers are ready to pay a premium for the perks of living centrally.
Central Nice isn't just about location; it's buzzing with new investments and development projects. Infrastructure upgrades and new amenities are making these areas even more attractive for both living and investing.
These developments are not just about aesthetics; they enhance the quality of life, offering everything from improved public transport to chic cafes and shops. Central Nice is becoming a hub of modern living, drawing in more residents and investors.
As a result, some peripheral areas of Nice will experience a slight decline in property prices as buyers focus on central locations.
Sources: Adrian Leeds' French Property Insider, Adrian Leeds' French Property Insider, Tranio
14) Central Nice will see higher rental yields as young professionals increasingly seek city living
Rental yields in central Nice are expected to increase as more young professionals choose city living. This trend is supported by the rising rental prices in the area, which have been driven by a significant 15% increase in property prices over recent years. Additionally, the volume of available rental properties has dropped by over 63%, creating a shortage that naturally pushes rental prices higher.
The growing population of young professionals in urban areas, including Nice, further supports this trend. Although specific numbers for young professionals moving to Nice aren't provided, the overall population growth in the city suggests an increasing demand for urban living. This is in line with lifestyle trends that show young professionals often prefer city living for its amenities, cultural activities, and job opportunities.
Moreover, Nice is experiencing job growth, which is likely to attract more young professionals seeking employment. The development of new amenities and infrastructure, such as public transportation and urban development projects, also makes central Nice a more desirable location. These factors combined indicate that rental yields in central Nice will likely rise as demand for city living among young professionals continues to grow.
Sources: Adrian Leeds, Statista
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) Interest in properties with private outdoor spaces will grow as people prioritize personal outdoor areas
In 2023 and 2024, there's been a surge in demand for homes with private outdoor spaces, like gardens and terraces.
In Nice, this trend is particularly noticeable, with luxury homes boasting features like helipads and energy-efficient systems alongside their outdoor spaces. These additions highlight a strong preference for properties that offer personal outdoor areas.
Homes with these outdoor features are fetching higher prices, showing just how desirable they are. Take, for instance, the contemporary villas on the outskirts of Nice. These properties, with their expansive rooftop terraces and swimming pools, are seen as the epitome of luxury and are priced to match.
Surveys reveal that a significant number of homeowners, especially 75% of millennials, are keen on creating multi-functional outdoor spaces, like outdoor kitchens. This trend is further evidenced by the rise in sales of outdoor furniture and gardening supplies, as people seek to personalize their outdoor environments.
In Nice, the allure of outdoor living is undeniable. Properties with private outdoor spaces are not just about luxury; they reflect a lifestyle choice that prioritizes personal outdoor areas. This is why homes with gardens and terraces are becoming increasingly popular.
As people continue to value personal outdoor spaces, the market for such properties is expected to grow. The demand for homes with these features is a clear indication of changing preferences in the real estate market.
Sources: NAHB, Le Figaro Properties
16) Nice will experience a moderate rise in property prices due to limited supply and high demand
In recent years, we've seen a steady increase in home prices in Nice. From 2023 to 2024, home prices across the nation rose by 5.3%, and Nice specifically saw a modest annual increase of 3-5%. This trend is expected to continue, with the median home price potentially rising from $400,000 in 2024 to around $450,000 by 2029.
One of the main reasons for this price increase is the limited availability of land for new construction. Most seasonal rentals are concentrated in the city center and Old Nice, indicating that there's not much space left for new developments. This scarcity of land naturally pushes property prices up.
Additionally, Nice is a popular tourist destination, with high occupancy rates for both hotels and Airbnb rentals. This popularity means there's a constant influx of people interested in living in Nice, whether temporarily or permanently, which drives up demand for housing. The high demand, coupled with limited supply, results in higher property prices.
Sources: Ascendix Tech, Your Host Helper, Norada Real Estate
17) Mont Boron will remain a prime spot for luxury properties due to its exclusivity and stunning views
Mont Boron is a top choice for luxury property buyers thanks to its exclusivity and stunning views.
In 2023 and 2024, this area was the go-to spot for those craving a chic atmosphere and breathtaking sea views. The average price per square meter here is much higher than in other parts of Nice, highlighting its premium status. Even with a slight dip in property prices in early 2025, Mont Boron remains a magnet for high-end investments.
What makes Mont Boron even more appealing is its rental market. Rental yields here are higher compared to other Nice neighborhoods, showing strong demand. This demand is driven by the area's reputation for tranquility and prestige, along with its unique, high-quality architecture.
Living in Mont Boron means enjoying a peaceful environment while being close to the vibrant city life of Nice. The area offers a perfect blend of serenity and accessibility, making it a favorite among those who want the best of both worlds.
For those interested in investing, Mont Boron is a smart choice. The area's exclusivity and views ensure it remains a sought-after location for luxury properties. Whether you're looking to buy or rent, Mont Boron offers a unique opportunity to experience the best of the French Riviera.
Sources: Doorfeed, Beauchamp, Adrian Leeds
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.