Authored by the expert who managed and guided the team behind the France Property Pack
Get all the data you need about the real estate market in Nice
This blog post is constantly updated so you can read the freshest view of rents in Nice in 2026.
Nice is a tight residential rental market, because the city combines local tenants, students, expats, second-home pressure and tourist demand.
For a landlord, the key point is simple: small, well-located apartments in Nice usually rent fastest and command the highest rent per square meter.
And if you’re planning to buy a property in this place, you may want to download our pack covering the real estate market in Nice.
Fact-checked and reviewed by our local expert
Thomas Dubanchet 🇫🇷
French Tax Lawyer based in Nice
What are typical rents in Nice as of 2026?
What's the average monthly rent for a studio in Nice as of 2026?
As of 2026, the average monthly rent for a studio in Nice is about €720 with charges included, or roughly $780, which is also €720 in local currency.
In practice, most studios in Nice rent from about €600 to €900 per month, or roughly $650 to $970, with the lower end more common outside the most central streets.
This studio range changes quickly because a renovated furnished studio near Jean-Médecin, Valrose, Libération, Riquier or Carré d’Or can rent much higher than an older unfurnished studio farther from the tram.
What's the average monthly rent for a 1-bedroom in Nice as of 2026?
As of 2026, the average monthly rent for a 1-bedroom apartment in Nice is about €880 with charges included, or roughly $950, which is also €880 in local currency.
For most 1-bedroom apartments in Nice, a realistic rent range is about €750 to €1,150 per month, or roughly $810 to $1,240, depending on condition and exact street.
The cheaper 1-bedroom rents in Nice are usually found around Saint-Roch, parts of Nice Nord and some inland streets, while the highest rents are in Carré d’Or, Musiciens, Le Port, Rue de France and near the Promenade.
What's the average monthly rent for a 2-bedroom in Nice as of 2026?
As of 2026, the average monthly rent for a 2-bedroom apartment in Nice is about €1,250 with charges included, or roughly $1,350, which is also €1,250 in local currency.
Most 2-bedroom apartments in Nice rent from about €1,000 to €1,800 per month, or roughly $1,080 to $1,940, with sea views, terraces, lifts and parking pushing rents higher.
The cheapest 2-bedroom rents in Nice are more likely in Saint-Roch, Nice Nord and some eastern inland areas, while the most expensive ones are in Cimiez, Mont Boron, Fabron, Carré d’Or and along the Promenade.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Nice.
What's the average rent per square meter in Nice as of 2026?
As of 2026, the average rent per square meter in Nice is about €20 per m² per month, or roughly $22 per m², which is also €20 in local currency.
Across Nice, a realistic rent range is about €18 to €26 per m² per month, or roughly $19 to $28, with small furnished apartments usually at the top of the range.
Compared with many large French cities outside Paris, Nice rents are high because Nice combines a coastal lifestyle market, student demand, expat demand and limited long-term rental supply.
In Nice, air conditioning, a balcony, a lift, a sea view, a good DPE, modern furniture and tram access can all push rent per square meter above the city average.
How much have rents changed year-over-year in Nice in 2026?
As of 2026, average new asking rents in Nice look about 2% to 4% higher than one year earlier, while many existing leases rose much less through legal indexation.
The main drivers are the shortage of long-term rental homes in Nice, strong demand from students and young workers, expat demand, and the shift of some homes away from ordinary residential renting.
Compared with the previous year, 2026 looks calmer because legal rent indexation is low, but the best located furnished studios and 1-bedrooms in Nice still face strong pressure.
What's the outlook for rent growth in Nice in 2026?
As of 2026, projected rent growth in Nice is about 2% to 3.5% for new long-term leases over the year.
The key supports are limited supply, steady student demand, tram-linked neighborhoods, tourism pressure and the fact that Nice remains one of the most attractive coastal cities in France.
The strongest rent growth in Nice is likely in Valrose, Libération, Riquier, Saint-Jean-d’Angély, Le Port and Grand Arénas, because these areas mix mobility with small-unit demand.
The main risks are weaker tenant affordability, stricter rental rules, slower French growth, and landlords overpricing apartments above what local workers can pay.
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Which neighborhoods rent best in Nice as of 2026?
Which neighborhoods have the highest rents in Nice as of 2026?
As of 2026, the top high-rent neighborhoods in Nice are Carré d’Or, Mont Boron and the Promenade des Anglais area, where good apartments often rent around €23 to €28 per m², or roughly $25 to $30 per m².
These Nice neighborhoods command premium rents because tenants pay for the sea, walkability, views, elegant buildings, good addresses, outdoor space and quick access to shops or restaurants.
The typical tenants in these high-rent areas are expats, executives, mobile professionals, retirees renting before buying, and higher-income couples who want comfort more than a cheap monthly rent.
By the way, we’ve written a blog article detailing Sources and methodology: we compared SeLoger, premium checks on Bien’ici, and official bands from Observatoire des loyers.
Where do young professionals prefer to rent in Nice right now?
The top areas for young professionals renting in Nice are Jean-Médecin, Musiciens and Libération, with Le Port and Riquier also very popular for people who want a lively but practical location.
Young professionals usually pay about €750 to €1,150 per month for a studio or 1-bedroom in these Nice neighborhoods, or roughly $810 to $1,240.
These areas attract young workers because Nice tenants can walk to cafés, shops, tram stops, the train station, offices, the beach and nightlife without needing a car.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Nice.
Where do families prefer to rent in Nice right now?
The top family-friendly rental neighborhoods in Nice are Cimiez, Fabron and Mont Boron, because these areas offer calmer streets, larger apartments and a more residential feel.
Families in these Nice neighborhoods usually pay about €1,400 to €2,400 per month for good 2-bedroom and 3-bedroom apartments, or roughly $1,510 to $2,590.
Families like these areas because terraces, parking, lifts, quieter buildings, views, green space and better access to schools matter more than being next to nightlife.
Educational options near these family areas include schools around Cimiez, schools in Nice Ouest near Fabron, and international or bilingual options that attract mobile families on the French Riviera.
Which areas near transit or universities rent faster in Nice in 2026?
As of 2026, the fastest areas near transit or universities in Nice are Valrose, Saint-Jean-d’Angély and Riquier, with Libération and Jean-Médecin close behind.
Correctly priced small apartments in these high-demand Nice areas often stay listed for only 5 to 15 days, especially before the student year starts.
A studio or 1-bedroom within easy walking distance of a tram stop, campus or the main station can often earn a monthly premium of about €50 to €150, or roughly $55 to $160.
Which neighborhoods are most popular with expats in Nice right now?
The top Nice neighborhoods for expats are Carré d’Or, Vieux-Nice and Le Port, with Mont Boron, Cimiez, Musiciens and Fabron also popular for higher budgets.
Expats usually pay about €900 to €1,600 per month for a good studio or 1-bedroom in these Nice neighborhoods, or roughly $970 to $1,730.
These neighborhoods attract expats because they offer walkability, restaurants, sea access, a strong lifestyle feel, good transport and homes that are easy to understand for someone new to Nice.
The most visible expat groups in central Nice are often British, Italian, German, Scandinavian, American and other European renters, although the exact mix changes by building and budget.
And if you are also an expat, you may want to read our Sources and methodology: we combined SeLoger, observed rent geography from Observatoire des loyers, and our own neighborhood reading of Nice demand.
Get to know the market before buying a property in Nice
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Who rents, and what do tenants want in Nice right now?
What tenant profiles dominate rentals in Nice?
The top tenant profiles in Nice are students and young workers, local singles and couples, and expats or mobile professionals.
As a practical estimate, students and young workers represent about 30% of active rental demand in Nice, local singles and couples about 35%, and expats or mobile professionals about 20%.
Students and young workers want furnished studios, local couples want studios or 1-bedrooms, and expats or mobile professionals often want furnished 1-bedrooms or comfortable 2-bedrooms near the sea or tram.
If you want to optimize your cashflow, you can read our Sources and methodology: we used INSEE for renter and housing structure, Université Côte d’Azur for campus demand, and SeLoger for product signals.
Do tenants prefer furnished or unfurnished in Nice?
In Nice, we estimate that about 45% of active rental searches prefer furnished homes and about 55% prefer unfurnished homes, but studios and 1-bedrooms are much more furnished-driven.
A furnished apartment in Nice can often earn about €80 to €200 more per month than a similar unfurnished apartment, or roughly $85 to $215.
Furnished rentals are especially popular with students, young professionals, expats, temporary workers and people who arrive in Nice before deciding whether to buy.
Which amenities increase rent the most in Nice?
The five amenities that usually increase rent the most in Nice are air conditioning, a balcony or terrace, a sea view, parking, and a lift in an older building.
In a normal Nice apartment, air conditioning can add about €50 to €100 per month, outdoor space €80 to €200, sea view €150 to €400, parking €80 to €150, and a lift €50 to €120, or about $55 to $430 across these premiums.
In our property pack covering the real estate market in Nice, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Nice?
The five best rental ROI renovations in Nice are air conditioning, a bathroom refresh, a compact fitted kitchen, repainting with lighting upgrades, and better glazing or DPE improvements.
As a rough Nice landlord budget, air conditioning can cost €1,500 to €3,500 and add €50 to €100 monthly rent, a bathroom refresh €4,000 to €9,000 and add €60 to €150, a kitchen €3,000 to €8,000 and add €50 to €130, repainting and lighting €1,500 to €4,000 and add €30 to €80, and glazing or DPE work €3,000 to €12,000 and protect rentability, with dollar values roughly 8% higher.
Poor ROI renovations in Nice often include over-luxury finishes in ordinary streets, expensive designer furniture, fragile materials and improvements that look good in photos but do not solve heat, storage, noise or energy issues.
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How strong is rental demand in Nice as of 2026?
What's the vacancy rate for rentals in Nice as of 2026?
As of 2026, the useful vacancy rate for correctly priced long-term private rentals in Nice is about 2% to 4%, even though the wider housing vacancy number is much higher.
Across Nice, central studios and 1-bedrooms may have vacancy closer to 1% to 3%, while larger or overpriced apartments in weaker locations can sit closer to 4% to 7%.
Compared with the historical stock vacancy number, the current lettable rental vacancy in Nice feels tight because many empty homes are not actually available to normal long-term tenants.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Nice.
How many days do rentals stay listed in Nice as of 2026?
As of 2026, a correctly priced rental in Nice usually stays listed for about 10 to 20 days.
The realistic range is under 10 days for a good studio near Valrose, Libération or Jean-Médecin, about 10 to 20 days for a normal 1-bedroom, and about 20 to 35 days for larger or overpriced homes.
Compared with one year ago, days on market in Nice look broadly stable to slightly faster for small furnished homes, because tenant demand remains deeper than the supply of good long-term rentals.
Which months have peak tenant demand in Nice?
The peak months for tenant demand in Nice are June, July, August and September, with August and September especially strong for studios and student-friendly apartments.
This seasonal pattern is driven by university timing, summer moves, temporary work, tourism pressure and people trying to secure housing before autumn in Nice.
The quieter months are usually November, December and sometimes early January, when fewer tenants want to move and landlords may need to price more carefully.
Don't buy the wrong property, in the wrong area of Nice
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What will my monthly costs be in Nice as of 2026?
What property taxes should landlords expect in Nice as of 2026?
As of 2026, a landlord in Nice should often expect annual property tax of about €1,000 to €1,500 for a 50 m² apartment, or roughly $1,080 to $1,620.
A realistic annual range for many Nice apartments is about €700 to €2,500, or roughly $760 to $2,700, depending on size, cadastral value, building type and location.
Property tax in Nice is based on the official cadastral rental value of the property, then local tax rates and waste-related charges are applied.
Please note that, in our property pack covering the real estate market in Nice, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Nice right now?
In Nice, landlords most often pay non-recoverable co-ownership charges, building insurance, major repairs, property tax, and sometimes water or heating advances in collective buildings.
For a small Nice apartment, landlord-side running costs before debt service are often about €60 to €120 per month, or roughly $65 to $130, before larger building works.
The common practice is that tenants pay electricity, internet, home insurance and recoverable charges, while landlords keep the long-term building costs and non-recoverable expenses.
How is rental income taxed in Nice as of 2026?
As of 2026, rental income in Nice is taxed under French rules, with unfurnished rentals usually treated as revenus fonciers and furnished rentals usually treated as BIC or LMNP.
Main deductions can include repairs, insurance, loan interest, co-ownership charges, management fees and property tax under real regimes, while micro regimes use a fixed allowance instead.
The most common Nice-specific mistake is mixing ordinary furnished rental, unfurnished rental and tourist furnished rental rules, because short-term rental in Nice has separate local constraints.
We cover these mistakes, among others, in our Sources and methodology: we used impots.gouv.fr revenus fonciers, impots.gouv.fr location meublée, and local tourist-rental rules from Métropole Nice Côte d’Azur.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What sources have we used to write this blog article?
Whether it’s in our blog articles or the market analyses included in our property pack about Nice, we always rely on the strongest methodology we can … and we don’t throw out numbers at random.
We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source used | Why this source is reliable | How we used it |
|---|---|---|
| Observatoire des loyers – Nice | It is the neutral local rent observatory used for public housing analysis. | We used it as the official rent floor and ceiling anchor for Nice’s private rental stock. We compared its median zones with portal asking rents to avoid reading too much into listing prices. |
| SeLoger rent index – Nice | SeLoger is one of France’s largest property portals and gives clear rental estimates per square meter. | We used it for June 2026 asking-rent levels by apartment size and furnished status. We treated it as market-facing data, not as signed-lease data. |
| SeLoger rent index – Cimiez | It gives a neighborhood-level rental estimate from a major French listings platform. | We used it to benchmark premium family areas such as Cimiez. We cross-checked it against the citywide SeLoger range and the official rent observatory. |
| INSEE Dossier complet – Nice | INSEE is France’s official statistics agency. | We used it for housing stock, tenant share, apartment share, vacancy, age groups and household structure. We used the latest available local census release as the demographic base for June 2026. |
| INSEE IRL Q1 2026 | INSEE publishes the legal reference index used for many rent revisions in France. | We used it to estimate legal rent-growth headroom in 2026. We combined it with portal evidence to separate lease renewals from new asking rents. |
| ANIL rent-control analysis | ANIL is France’s national housing-information agency. | We used it to explain Nice’s zone-tendue framework and the limits on rent increases between tenants. We did not treat Nice as a strict rent-reference city like Paris or Lyon. |
| Service-public rent-control simulator | Service-public is the official French public-service portal. | We used it to verify the legal context for rent controls in tense rental zones. We used it only for rules, not for market prices. |
| Banque de France projections, June 2026 | Banque de France is France’s central bank. | We used it for the 2026 inflation and macro backdrop. We used it to frame the rent-growth outlook, not to price Nice apartments directly. |
| Ville de Nice budget 2026 | It is the official municipal budget page for Nice. | We used it to confirm the 2026 municipal fiscal context. We cross-checked it with the detailed budget presentation for tax-stability signals. |
| Ville de Nice 2026 budget report | It is an official city budget document. | We used it for statements on local fiscal stability. We avoided private tax-estimator sites for headline conclusions. |
| impots.gouv.fr – revenus fonciers | It is the French tax authority’s official guidance. | We used it for unfurnished rental income rules. We used it to identify the micro-foncier threshold and the 30% deduction. |
| impots.gouv.fr – location meublée | It is the French tax authority’s official furnished-rental guidance. | We used it for LMNP and micro-BIC rules. We separated long-term furnished rental from short-term tourist rental because Nice regulates the latter heavily. |
| Métropole Nice Côte d’Azur – meublés touristiques | It is the official metropolitan authority for Nice housing-use rules. | We used it to flag the short-term rental constraint that can push some owners toward long-term renting. We did not use it to estimate ordinary residential rents. |
| Université Côte d’Azur transport page | It is the official university source for campus accessibility. | We used it to identify rental-demand corridors near tram and campuses. We combined it with neighborhood rent evidence for Valrose, Saint-Jean-d’Angély, Riquier and Libération. |
| Immobilier.notaires.fr – Nice | French notaries are the official source for completed property transactions. | We used it to understand purchase-price pressure behind landlord costs. We did not use sale prices as rent data. |
| Bien’ici Nice listings | Bien’ici is a recognized French listing portal with geolocated ads. | We used it as a spot-check for live small-unit availability and neighborhood examples. We treated it as supporting evidence, below official and index sources. |
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