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SUMMARY
We analyzed apartment rental yields in Nice, as of 2026, for residential apartment buyers, using the raw dataset provided and converting it into a practical buyer guide for May 2026.
This article is updated regularly, so the figures should be read as a current Nice apartment yield snapshot rather than a permanent valuation.
The main finding is clear: Nice studios usually produce the strongest rental yields because small apartments rent efficiently compared with their purchase price.
Saint-Roch has the strongest estimated yield profile in the dataset, with studios at 6.2% gross yield and 4.5% net yield.
Riquier, Libération, Madeleine, and Saint-Augustin / Arenas also stand out for foreign buyers who want rental income without paying prime seafront or prestige-area prices.
Mont Boron is the weakest yield market in the table. Its 1-bedroom apartments are estimated at only 3.4% gross yield and 2.5% net yield, which is low for a rental-income buyer.
Carré d’Or and Vieux Nice can rent well, but their purchase prices compress net rental yield. They are often better lifestyle or capital-preservation choices than pure income choices.
Nice 2-bedroom apartments usually produce lower yields than studios. They can still work in family-oriented areas such as Cimiez or Fabron, but they are rarely the most efficient rental-income format.
For a beginner foreign buyer, the safest Nice apartment rental yield strategy is not to chase the highest percentage. The better strategy is to compare net yield, tenant depth, building quality, transport access, and resale liquidity together.
The practical takeaway is that Riquier and Libération look like the cleanest value-income compromises, while Saint-Roch and Madeleine require more careful street and building selection.
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Neighborhoods and apartment types in the 2026 Nice apartment market
This table compares apartment rental yields in Nice by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Nice.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Baumettes | €141,000 | €620 | 5.3% | 3.7% | €235,000 | €920 | 4.7% | 3.3% | €337,000 | €1,250 | 4.5% | 3.1% |
| Carré d’Or | €181,000 | €680 | 4.5% | 3.1% | €302,000 | €1,010 | 4.0% | 2.7% | €433,000 | €1,370 | 3.8% | 2.6% |
| Cimiez | €139,000 | €610 | 5.3% | 3.8% | €231,000 | €900 | 4.7% | 3.4% | €331,000 | €1,230 | 4.5% | 3.2% |
| Fabron | €139,000 | €590 | 5.1% | 3.7% | €231,000 | €880 | 4.6% | 3.3% | €331,000 | €1,200 | 4.4% | 3.1% |
| Gambetta | €139,000 | €620 | 5.4% | 3.7% | €231,000 | €920 | 4.8% | 3.3% | €331,000 | €1,250 | 4.5% | 3.2% |
| Le Port | €151,000 | €670 | 5.3% | 3.7% | €252,000 | €990 | 4.7% | 3.3% | €361,000 | €1,340 | 4.5% | 3.1% |
| Libération | €123,000 | €610 | 6.0% | 4.3% | €206,000 | €900 | 5.2% | 3.8% | €295,000 | €1,230 | 5.0% | 3.6% |
| Madeleine | €108,000 | €550 | 6.1% | 4.3% | €181,000 | €820 | 5.4% | 3.8% | €259,000 | €1,110 | 5.1% | 3.6% |
| Médecin | €164,000 | €680 | 5.0% | 3.4% | €273,000 | €1,010 | 4.4% | 3.0% | €391,000 | €1,370 | 4.2% | 2.9% |
| Mont Boron | €216,000 | €690 | 3.8% | 2.8% | €360,000 | €1,030 | 3.4% | 2.5% | €515,000 | €1,400 | 3.3% | 2.3% |
| Musiciens | €156,000 | €670 | 5.2% | 3.6% | €260,000 | €990 | 4.6% | 3.2% | €373,000 | €1,340 | 4.3% | 3.0% |
| Riquier | €119,000 | €600 | 6.1% | 4.4% | €199,000 | €890 | 5.4% | 3.9% | €285,000 | €1,210 | 5.1% | 3.7% |
| Saint-Augustin / Arenas | €126,000 | €610 | 5.8% | 4.1% | €210,000 | €900 | 5.1% | 3.6% | €301,000 | €1,230 | 4.9% | 3.4% |
| Saint-Roch | €108,000 | €560 | 6.2% | 4.5% | €181,000 | €830 | 5.5% | 4.0% | €259,000 | €1,130 | 5.2% | 3.8% |
| Thiers | €145,000 | €640 | 5.3% | 3.7% | €242,000 | €940 | 4.7% | 3.3% | €346,000 | €1,280 | 4.4% | 3.1% |
| Vieux Nice | €164,000 | €690 | 5.0% | 3.3% | €273,000 | €1,030 | 4.5% | 3.0% | €391,000 | €1,400 | 4.3% | 2.8% |
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 offer the best net yield among areas people actually want to live in Nice?
The best net-yield neighborhoods among areas people actually want to live in Nice are Riquier, Libération, Saint-Augustin / Arenas, Gambetta, and Saint-Roch.
These neighborhoods combine useful tenant demand with estimated net yields that are stronger than prestige districts. The strongest figure in the table is Saint-Roch studios at 4.5% net yield.
Riquier is the cleanest income candidate for many foreign buyers. A studio is estimated at €119,000, with rent around €600 per month, giving 6.1% gross yield and 4.4% net yield.
Libération is slightly more expensive than the cheapest areas, but it has a stronger everyday identity. Its studio net yield is estimated at 4.3%, while 1-bedroom apartments are estimated at 3.8%.
Saint-Augustin / Arenas is more development-led. It shows 4.1% net yield for studios and 3.6% for 1-bedroom apartments, supported by airport, business, and west-side employment logic.
The trade-off is simple. Riquier and Libération are easier for a beginner to understand, while Saint-Roch and Saint-Augustin / Arenas need more careful street, building, and tenant checks.
Where can I find apartments with above-average yields and below-average entry prices in Nice?
The clearest Nice neighborhoods with above-average yields and below-average entry prices are Saint-Roch, Riquier, Madeleine, and Libération.
These areas sit below prime-city purchase prices while still generating enough rent to produce above-average apartment rental yields in Nice.
Saint-Roch and Madeleine have the lowest estimated entry points in the sample. A studio is estimated at €108,000 in both areas, while a 1-bedroom apartment is estimated at €181,000.
Saint-Roch has the better yield profile. Its estimated net yields are 4.5% for studios, 4.0% for 1-bedroom apartments, and 3.8% for 2-bedroom apartments.
Riquier is more attractive for many foreign buyers because it is closer to the Port and central Nice. Its estimated 1-bedroom purchase price is €199,000, with €890 monthly rent and 3.9% net yield.
The honest interpretation is that cheaper Nice areas are cheaper for a reason. Madeleine and Saint-Roch can have weaker prestige and more mixed buildings, while Riquier and Libération usually offer easier resale logic.
Where does the rent level justify the purchase price most clearly in Nice?
The rent level most clearly justifies the purchase price in Riquier, Libération, Saint-Roch, and Saint-Augustin / Arenas.
These neighborhoods show the strongest rent-to-price relationship without relying only on lifestyle appeal or prestige pricing.
Riquier is especially rational. A 1-bedroom apartment is estimated at €199,000 and €890 monthly rent, producing 5.4% gross yield and 3.9% net yield.
Libération also looks rational. Its estimated 1-bedroom price is €206,000, with €900 monthly rent and 3.8% net yield, which is stronger than most central-prestige neighborhoods.
Saint-Roch has the strongest yield numbers in the table, but the buyer must check building condition and resale depth. High yield is useful only if the unit can rent steadily and sell cleanly later.
We have actually built the our real estate pack about Nice to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Nice?
The best Nice neighborhoods for stable rental income rather than maximum yield are Cimiez, Libération, Riquier, Le Port, and Musiciens.
These areas are not always the highest-yielding, but they have broader tenant demand, better everyday livability, and stronger resale logic than weaker low-price pockets.
Cimiez has estimated net yields of 3.8% for studios, 3.4% for 1-bedroom apartments, and 3.2% for 2-bedroom apartments. That is not the top of the table, but the residential profile is steadier.
Libération and Riquier are better if you want yield and stability together. Libération has 3.8% net yield for 1-bedroom apartments, while Riquier has 3.9%.
Le Port and Musiciens are more expensive, so the yields are lower. But they benefit from walkability, lifestyle demand, and stronger tenant recognition.
The practical takeaway is that Saint-Roch may show a higher yield, but Cimiez, Riquier, and Libération are usually easier for long-term rental income.
Which apartment type gives the best return for the lowest total investment in Nice?
The best apartment type for the lowest total investment in Nice is usually the studio apartment.
Across almost every neighborhood in the table, studios produce the highest estimated net yield and require the smallest purchase budget.
The pattern is clear in Riquier. A studio is estimated at €119,000 and 4.4% net yield, while a 1-bedroom apartment is estimated at €199,000 and 3.9% net yield.
Libération shows the same logic. The studio is estimated at €123,000 and 4.3% net yield, while the 1-bedroom apartment is estimated at €206,000 and 3.8% net yield.
One-bedroom apartments are still useful because they have a deeper tenant pool than studios. They can attract single professionals, couples, remote workers, and longer-stay foreign tenants.
Two-bedroom apartments are less yield-efficient. They make more sense in family-oriented areas like Cimiez and Fabron than in a pure rental-yield strategy.
We give you more details in the our real estate pack about Nice.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Nice?
The Nice neighborhoods that best combine strong rental income with lower vacancy risk are Riquier, Libération, Musiciens, Le Port, and Cimiez.
These areas have enough rent, enough tenant depth, and enough livability to reduce the risk that a unit sits empty.
Riquier has one of the best combinations. Estimated monthly rent is €600 for a studio, €890 for a 1-bedroom apartment, and €1,210 for a 2-bedroom apartment.
Libération is also strong. A 1-bedroom apartment is estimated at €900 monthly rent and 3.8% net yield, with a central but still value-oriented rental profile.
Musiciens and Le Port are more expensive, but renters understand them quickly. That matters because vacancy risk is often lower when the neighborhood story is easy to explain.
The honest interpretation is that high rent alone is not enough. Carré d’Or and Vieux Nice can command high rents, but older buildings, turnover, noise, and high entry prices can reduce the quality of the yield.
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.
Which areas look overpriced relative to their rental income in Nice?
The Nice areas that look most overpriced relative to rental income are Mont Boron, Carré d’Or, Vieux Nice, and parts of Médecin.
These are often excellent areas to live in, but weaker pure rental-yield areas.
Mont Boron is the clearest example. A 1-bedroom apartment is estimated at €360,000 and €1,030 monthly rent, giving only 3.4% gross yield and 2.5% net yield.
Carré d’Or also looks yield-compressed. A 1-bedroom apartment is estimated at €302,000 and €1,010 monthly rent, which gives only 2.7% net yield.
Vieux Nice has better studio economics than Mont Boron, but larger apartments are weaker. Its 2-bedroom apartments are estimated at €391,000, €1,400 monthly rent, and 2.8% net yield.
The trade-off is not bad neighborhood versus good neighborhood. It is rental income versus lifestyle, scarcity, and capital preservation.
Which neighborhoods should I avoid even if the rental yield looks attractive in Nice?
A beginner should be cautious with Saint-Roch, Madeleine, and some lower-quality pockets around Thiers or Gambetta, even when the estimated yield looks attractive.
The issue is not that these areas cannot work. The issue is that the apparent yield can hide building, vacancy, tenant, or resale risk.
Saint-Roch has the strongest estimated yield in the table, with 4.5% net yield for studios and 4.0% for 1-bedroom apartments. But that yield comes partly from low purchase prices.
Madeleine also looks attractive on paper. Its estimated net yield is 4.3% for studios and 3.8% for 1-bedroom apartments, but resale depth can be weaker than in Riquier or Libération.
Thiers and Gambetta are more central, but they are block-by-block markets. A well-located, renovated unit can rent well, while a noisy or poorly maintained apartment can underperform.
The beginner rule is simple. Do not buy a high-yield apartment in Nice if the building quality, light, access, noise, charges, or resale liquidity are weak.
Which neighborhoods look risky even though the rental yield is high in Nice?
The high-yield neighborhoods that look most risk-sensitive in Nice are Saint-Roch, Madeleine, and Saint-Augustin / Arenas.
These areas can work, but the risk-adjusted return is more complicated than the headline yield.
Saint-Roch’s estimated studio net yield of 4.5% is attractive. The risk is that tenant demand can be more price-sensitive and resale liquidity may be thinner than in Riquier, Libération, or Le Port.
Madeleine has a similar issue. The estimated yields are high because prices are low, not because tenants pay premium rents.
Saint-Augustin / Arenas is different. The studio net yield is estimated at 4.1%, supported by airport and business-district demand, but the buyer is partly betting on continued west-side development.
A safer alternative is Riquier or Libération. The yield may be slightly lower than Saint-Roch, but the tenant base and resale story are easier for a non-professional investor to understand.
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What neighborhoods should I avoid when buying a rental apartment in Nice?
For a beginner rental-apartment investor in Nice, the avoid-or-be-careful list is Mont Boron for yield, Carré d’Or for entry price, Madeleine for resale depth, and weaker pockets of Saint-Roch, Thiers, and Gambetta for building risk.
Mont Boron should be avoided by yield-focused buyers, not by lifestyle buyers. Its estimated net yields range from 2.3% to 2.8%, which is low for an income investor.
Carré d’Or should be avoided if the buyer needs strong rent-to-price economics. Its estimated 1-bedroom net yield is only 2.7%, despite high rent.
Madeleine is not a complete avoid, but beginners should be careful. Its yields are good, but the resale audience is narrower than in central or Port-adjacent Nice.
Saint-Roch, Thiers, and Gambetta should be approached building by building. Old co-ownership issues, noise, poor layouts, or weak energy performance can damage rental performance.
The practical conclusion is not to ban whole neighborhoods. Avoid weak buildings, weak streets, and apartments where the only attractive number is the purchase price.
Which neighborhoods are seeing rental demand weaken, and why, in Nice?
The Nice neighborhoods where rental demand looks most vulnerable are overpriced prime districts, tourist-heavy old-stock areas, and weaker peripheral pockets.
In Nice, the bigger 2026 risk is not a citywide collapse in demand. The bigger risk is that some prices have moved ahead of rents.
Carré d’Or and Mont Boron are vulnerable because purchase prices are high. Rents remain strong, but not strong enough to support attractive rental yields.
Vieux Nice can also be more volatile. It benefits from walkability and tourist visibility, but older buildings, stairs, noise, and turnover can make long-term rental performance less smooth.
Some lower-cost pockets of Madeleine and Saint-Roch may also struggle if the unit is poorly located or poorly renovated. The problem is not rent level alone, but tenant depth and resale confidence.
The practical recommendation is to monitor prime and tourist-heavy areas for price discipline, and to buy lower-cost districts only when the apartment has clear long-term rental appeal.
Which neighborhoods are seeing new developments that could create stronger rental demand in Nice?
The main Nice neighborhoods where new developments could create stronger rental demand are Saint-Augustin / Arenas, Nice Méridia, Saint-Roch, the east-line corridors, and western Nice around Fabron and the airport axis.
Saint-Augustin / Arenas is the clearest demand-creation story. The area benefits from airport access, business activity, and the Grand Arénas logic.
Nice Méridia is another major driver because it is tied to research, training, digital, health, and environmental activities. That can support rental demand if jobs and housing growth arrive together.
Saint-Roch and the east-line corridors have a different profile. Better transport can make lower-cost districts more credible for long-term renters.
Fabron and the western corridor are more family and lifestyle-oriented. They can benefit from employment and transport improvements, but the rental case is more property-specific.
The trade-off is supply risk. Development that creates jobs is positive, while development that mainly adds apartments can increase competition for landlords.
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.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Nice?
The Nice neighborhoods that have become less attractive for rental-income investors over the last 12 months are mainly Mont Boron, Carré d’Or, Vieux Nice, and some central prime streets.
They remain desirable places to own, but price strength has compressed rental yields.
Mont Boron is still a premium residential market, but its estimated net yields of 2.3% to 2.8% are weak. That makes it less attractive for buyers whose main goal is rental income.
Carré d’Or has strong renter visibility, but the entry price is high. The estimated 1-bedroom price is €302,000, while net yield is only 2.7%.
Vieux Nice has a better studio case than larger-apartment case. Studios are estimated at 3.3% net yield, while 2-bedroom apartments fall to 2.8%.
The recommendation is not to avoid these districts completely. It is to avoid buying them for yield unless the purchase price is clearly disciplined or the apartment has exceptional rental qualities.
Which apartment types are becoming harder to rent in Nice, and in which neighborhoods?
The apartment type most likely to become harder to rent in Nice is the overpriced 2-bedroom apartment in expensive or tourist-heavy neighborhoods.
The issue is not that 2-bedroom apartments are weak everywhere. The issue is that rent often does not rise enough to justify the higher purchase price.
In Mont Boron, the estimated 2-bedroom price is €515,000, with rent around €1,400 per month and only 2.3% net yield.
In Carré d’Or, the estimated 2-bedroom net yield is 2.6%. Tenants may like the location, but the purchase price is too high for strong rental economics.
In Vieux Nice, 2-bedroom apartments can be harder if the building has stairs, noise, weak light, or no lift. The estimated 2-bedroom net yield is only 2.8%.
Studios remain the most liquid yield product in Nice, especially in Riquier, Libération, Saint-Roch, and Saint-Augustin / Arenas. One-bedroom apartments are the best balanced product.
The practical rule is to buy tenant depth, not just apartment size. A compact, well-located unit usually beats a larger apartment with a weak yield and a narrow tenant pool.
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INSIGHTS
These insights are drawn from the Nice apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Nice.
- Saint-Roch studios show the strongest simple income profile in Nice. The estimated 4.5% net yield is useful, but the buyer must verify street quality and building condition before treating the number as safe.
- Riquier is one of the cleanest income markets in the dataset. It offers strong yields without feeling as speculative as some cheaper areas.
- Libération is a strong value-income compromise. Its 1-bedroom apartments produce an estimated 3.8% net yield, while the neighborhood remains easy for everyday tenants to understand.
- Nice studios usually outperform larger apartments because small units monetize central access and tenant budgets more efficiently. For a beginner buyer, this means a smaller apartment can be a better investment than a larger unit.
- Two-bedroom apartments in Nice often look better for lifestyle or family demand than for pure yield. The monthly rent is higher, but the purchase price usually rises faster than rent.
- Mont Boron is a lifestyle and prestige market, not a yield market. Its 2-bedroom apartments show only 2.3% estimated net yield, which is the weakest figure in the table.
- Carré d’Or rents are high, but the rent premium does not offset the purchase price premium. This makes the area more convincing for personal use than for rental-income buyers.
- Vieux Nice is more convincing for studios than for larger apartments. Older buildings, noise, stairs, and turnover can make the yield less smooth than the headline rent suggests.
- Saint-Augustin / Arenas is a development-led rental story. It can work, but buyers should separate genuine job and transport demand from simple future-growth marketing.
- Madeleine looks cheap, but low entry price is not the same as low risk. The investor must be comfortable with resale depth and tenant profile.
- Le Port is desirable, but the investor return depends heavily on purchase discipline. Paying too much for lifestyle visibility can quickly compress net yield.
- Fabron works better for family-oriented rental logic than for maximum yield. The area can suit larger apartments, but the yield case is not as sharp as Riquier or Libération.
- Gambetta gives central access without Carré d’Or pricing. The opportunity is real, but building-by-building selection matters.
- Cimiez is stable, but not the highest-return Nice apartment market. Its value is tenant quality, residential appeal, and lower volatility rather than maximum percentage yield.
- Nice beginner investors should compare net yield, not only gross yield. Vacancy, repairs, charges, management, and building issues can turn a good gross figure into a weak real return.
- The most important Nice risk is often not the neighborhood name. It is whether the exact apartment has light, access, quiet, manageable charges, clean co-ownership, and resale liquidity.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Nice neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type.
For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable surface ranges and current residential market evidence.
We manually researched current residential sale and rental listings across major French real estate platforms relevant to Nice, including SeLoger, Bien’ici, and Logic-Immo.
We did not reuse a third-party rental-yield dataset. For each neighborhood and apartment type, we collected comparable sale listings ourselves, then cleaned, filtered, normalized, and interpreted the data before estimating purchase prices.
Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed because they would distort the estimate.
Sale prices were reviewed using location, property type, size, condition, and listing quality. We used the median price as the main reference where possible, or the average only when the sample was clean.
We then built the rental side separately. For the same neighborhood and property type, we manually collected rental listings, removed outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net rental yield, we avoided applying one flat discount to every segment. The deduction was adjusted by neighborhood and apartment type, reflecting fees, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, and building-level costs.
In practical terms, a compact central studio, a larger apartment in an older building, and a family-style 2-bedroom apartment were not treated as if they had the same operating cost profile.
Each estimate was assigned a confidence level. A sample of 30 to 40 comparable listings means higher confidence, 20 to 30 comparable listings means usable but less robust, and fewer than 20 comparable listings means directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Nice.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
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