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Everything you need to know before buying real estate is included in our France Property Pack
If you're looking to rent or invest in Nice, you're probably wondering what the current rental prices actually look like.
This article covers typical rents in Nice as of the first half of 2026, from studios to 2-bedroom apartments, and we update it regularly to reflect the latest market conditions.
We also break down which neighborhoods rent best, what tenants want, and what landlords can expect to pay in monthly costs.
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.
Insights
- Studios in Nice rent for around €800 per month on average, but furnished units near the sea or city center can push past €900 easily.
- The gap between what existing tenants pay (around €14 per sqm) and what new listings ask (around €20 per sqm) in Nice shows how much the market has moved in recent years.
- Nice's rental vacancy rate sits at roughly 2%, which means landlords rarely wait long to find tenants, especially for smaller apartments.
- Neighborhoods like Mont Boron, Cimiez, and Musiciens command the highest rents in Nice, often 20% to 30% above the city average.
- One-person households make up a large share of Nice's population, which explains why studios and 1-bedrooms face the strongest demand and fastest rent growth.
- Properties with a poor energy rating (DPE F or G) in Nice cannot have their rents increased, making energy upgrades one of the smartest investments for landlords.
- Furnished apartments in Nice typically rent for 10% to 15% more than unfurnished ones, and they attract students, expats, and mobile professionals who need to move in quickly.
- Peak rental demand in Nice hits between late August and October due to the university calendar, and again in January when new job contracts begin.
- Studios and 1-bedrooms near the Valrose Université tram stop rent within 7 to 14 days, while overpriced 2-bedrooms can sit for a month or more.
- Landlords in Nice should budget between 1 and 2.5 months of rent per year for property taxes and non-recoverable charges, depending on the building and location.
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 early 2026, the average monthly rent for a studio in Nice is around €800, which is approximately $840 USD, though prices vary depending on location and whether the unit is furnished.
Most studios in Nice fall within a realistic range of €720 to €900 per month (about $755 to $945 USD), with furnished and centrally located units sitting at the higher end of that spectrum.
The main factors that cause studio rents to vary in Nice include proximity to the sea or city center, whether the apartment is furnished, the building's condition, and access to public transport like the tram.
What's the average monthly rent for a 1-bedroom in Nice as of 2026?
As of early 2026, the average monthly rent for a 1-bedroom apartment in Nice is around €950, which equals roughly $1,000 USD, and this reflects typical listings in reasonably central areas.
Most 1-bedroom apartments in Nice rent between €850 and €1,050 per month (approximately $890 to $1,100 USD), with the exact price depending on the neighborhood and the apartment's features.
For 1-bedroom apartments in Nice, neighborhoods like Saint Sylvestre and Nice Nord tend to have the cheapest rents, while areas such as Cimiez, Mont Boron, and Musiciens sit at the highest end of the price range.
What's the average monthly rent for a 2-bedroom in Nice as of 2026?
As of early 2026, the average monthly rent for a 2-bedroom apartment in Nice is around €1,275, which works out to roughly $1,340 USD, and this reflects typical market conditions for well-located units.
Most 2-bedroom apartments in Nice rent between €1,100 and €1,450 per month (approximately $1,155 to $1,520 USD), with the range depending on size, renovation quality, and neighborhood.
In Nice, 2-bedroom apartments in neighborhoods like Saint-Augustin and Ariane tend to have more affordable rents, while areas such as Mont Boron, Fabron, and Le Port command the highest prices for this apartment type.
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 early 2026, the average rent per square meter in Nice is around €20 for new listings, which equals approximately $21 USD, though existing tenants typically pay closer to €14 to €15 per sqm under older leases.
Rent per square meter in Nice ranges from roughly €15 to €28 (about $16 to $29 USD) depending on the neighborhood, with premium areas near the sea and city center sitting at the top of that range.
Compared to other major French cities, Nice's rent per square meter is higher than Lyon or Marseille but still below Paris, making it one of the pricier rental markets on the French Riviera.
In Nice, properties that push rent per square meter above average typically have features like sea views, a balcony or terrace, air conditioning, a top-floor location, or recent renovations with modern finishes.
How much have rents changed year-over-year in Nice in 2026?
As of early 2026, rents in Nice have increased by an estimated 2% to 4% compared to the same time last year, with asking rents on new listings showing the strongest growth.
The main factors driving rent changes in Nice this year include continued strong demand for small apartments, limited new supply, and the city's "zone tendue" status which keeps the market competitive.
This year's rent growth in Nice is more moderate than the sharper increases seen in 2023 and 2024, partly because inflation has cooled and the Banque de France projects it to stay below 2% through 2026.
What's the outlook for rent growth in Nice in 2026?
As of early 2026, rents in Nice are projected to grow by low single digits, likely in the 2% to 4% range, as the market remains tight but inflation stays contained.
The key factors likely to influence rent growth in Nice over the coming year include strong demand from students and young professionals, the city's large share of one-person households, and new energy regulations affecting older buildings.
Neighborhoods in Nice expected to see the strongest rent growth include areas near tram stops and the university, such as Valrose and Libération, as well as central locations like Musiciens and Jean Médecin.
Risks that could cause rent growth in Nice to differ from projections include unexpected changes in interest rates, stricter rent control policies, or a slowdown in tourism that affects the broader economy of the Côte d'Azur.
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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 early 2026, the three neighborhoods with the highest average rents in Nice are Mont Boron, Cimiez, and Musiciens, where typical apartments rent for 20% to 30% above the city average, or roughly €22 to €28 per sqm (approximately $23 to $29 USD).
These neighborhoods command premium rents in Nice because they offer sea views, quiet residential streets, proximity to the city center, and access to high-quality amenities like parks, restaurants, and boutique shops.
The tenant profile that typically rents in these high-rent neighborhoods in Nice includes affluent professionals, senior executives, retirees with comfortable budgets, and expats seeking a premium lifestyle on the French Riviera.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Nice.
Where do young professionals prefer to rent in Nice right now?
The three neighborhoods where young professionals most prefer to rent in Nice are Musiciens, Jean Médecin, and Le Port, all of which offer walkability, nightlife, and easy access to the city center.
Young professionals in these Nice neighborhoods typically pay between €850 and €1,100 per month (approximately $890 to $1,155 USD) for a 1-bedroom apartment, depending on size and furnishing.
The specific amenities that attract young professionals to these neighborhoods in Nice include proximity to the Nice-Ville train station, restaurants and bars, tram connectivity, and a lively social scene 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 three neighborhoods where families most prefer to rent in Nice are Cimiez, Fabron, and Saint-Augustin, all of which offer more space, quieter streets, and access to schools.
Families in these Nice neighborhoods typically pay between €1,200 and €1,600 per month (approximately $1,260 to $1,680 USD) for a 2 to 3 bedroom apartment, with the higher prices in Cimiez and Fabron.
The specific features that make these neighborhoods attractive to families in Nice include larger apartment sizes, green spaces, lower traffic, proximity to parks like Parc de Cimiez, and a more residential atmosphere.
Top-rated schools and educational options near these family-friendly neighborhoods in Nice include several well-regarded public and private schools, international school options, and proximity to the Université Côte d'Azur for older students.
Which areas near transit or universities rent faster in Nice in 2026?
As of early 2026, the three areas near transit hubs or universities that rent fastest in Nice are Valrose (near the university tram stop), Libération, and Jean Médecin, all of which benefit from high student and commuter demand.
Properties in these high-demand areas of Nice typically stay listed for only 7 to 14 days for studios and 1-bedrooms, and around 14 to 21 days for larger apartments, assuming they are priced correctly.
The typical rent premium for properties within walking distance of transit or the university in Nice is roughly €50 to €100 per month (approximately $52 to $105 USD) compared to similar units farther from these hubs.
Which neighborhoods are most popular with expats in Nice right now?
The three neighborhoods most popular with expats in Nice are Le Port, Mont Boron, and Carré d'Or (near the Promenade des Anglais), all of which offer walkability, sea access, and a cosmopolitan atmosphere.
Expats in these Nice neighborhoods typically pay between €1,000 and €1,500 per month (approximately $1,050 to $1,575 USD) for a 1 to 2 bedroom apartment, depending on proximity to the sea and level of finish.
The specific features that make these neighborhoods attractive to expats in Nice include English-speaking services, international restaurants, proximity to the beach, and easy access to the airport via tram or highway.
The nationalities and expat communities most represented in these neighborhoods in Nice include British, American, Scandinavian, and Northern European residents, many of whom are retirees or remote workers drawn to the French Riviera lifestyle.
And if you are also an expat, you may want to read our exhaustive guide for expats in Nice.
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 three tenant profiles that dominate the rental market in Nice are one-person households (singles and young professionals), couples without children, and students attending Université Côte d'Azur.
One-person households represent the largest share of renters in Nice, making up roughly 45% to 50% of the rental market, while couples account for around 25% and students around 15% to 20%.
One-person households and students in Nice typically seek studios and 1-bedroom apartments, while couples often look for 1 to 2 bedroom units with modern kitchens and good natural light.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Nice.
Do tenants prefer furnished or unfurnished in Nice?
In Nice, furnished rentals represent a significant share of the market, with roughly 40% to 50% of tenants preferring furnished apartments, which is higher than in most inland French cities.
The typical rent premium for furnished apartments in Nice is around 10% to 15% above unfurnished units, which translates to roughly €80 to €150 per month (approximately $84 to $157 USD) depending on apartment size.
Tenant profiles that prefer furnished rentals in Nice include students, expats, young professionals on short-term contracts, and anyone who needs to move in quickly without purchasing furniture.
Which amenities increase rent the most in Nice?
The five amenities that increase rent the most in Nice are a balcony or terrace, air conditioning, a parking space, an elevator in upper-floor units, and sea views or a top-floor location.
In Nice, a balcony or terrace can add €50 to €100 per month, air conditioning adds €30 to €70, a parking space adds €80 to €150, an elevator in an upper-floor unit adds €30 to €50, and sea views can add €100 to €200 or more (approximately $52 to $210 USD for each amenity).
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 renovations that get the best ROI for rental properties in Nice are energy efficiency upgrades (especially improving DPE ratings), kitchen modernization, bathroom refresh, air conditioning installation, and creating or improving outdoor space like a balcony.
In Nice, energy upgrades can cost €5,000 to €15,000 but protect your ability to raise rents, a kitchen refresh costs €3,000 to €8,000 and can add €50 to €100 per month, a bathroom update costs €2,000 to €5,000 and adds €30 to €60, air conditioning costs €1,500 to €3,000 and adds €30 to €70, and outdoor improvements vary widely but can add €50 to €100 per month (all figures approximately $1,575 to $15,750 USD for costs and $31 to $105 USD for monthly rent increases).
Renovations that tend to have poor ROI for landlords in Nice include high-end luxury finishes that exceed what the local market will pay for, structural changes that require lengthy permits, and swimming pool installations in apartment buildings where shared amenities already exist.
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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 early 2026, the rental vacancy rate in Nice is estimated at around 2%, which is very low and indicates a tight market where landlords typically find tenants quickly.
Across different neighborhoods in Nice, vacancy rates range from roughly 1% in high-demand central areas like Jean Médecin and Le Port to around 3% to 4% in peripheral or less connected neighborhoods.
The current vacancy rate in Nice is below the historical average for the city, reflecting sustained demand from students, professionals, and expats combined with limited new rental supply.
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 early 2026, rentals in Nice stay listed for an average of around 10 to 20 days, with well-priced studios and 1-bedrooms in good locations often finding tenants within the first two weeks.
Across different property types and neighborhoods in Nice, days on market range from 7 to 14 days for small apartments near transit or the university, to 21 to 30 days or more for larger units that are overpriced or have poor energy ratings.
The current days-on-market figure in Nice is similar to or slightly faster than one year ago, as demand remains strong and supply stays limited in the city's most desirable areas.
Which months have peak tenant demand in Nice?
The peak months for tenant demand in Nice are late August through October and again in January, driven by the university calendar and the start of new job contracts.
The specific factors driving seasonal demand patterns in Nice include the return of students to Université Côte d'Azur in September, job relocations at the start of the year, and the arrival of seasonal workers in tourism and hospitality.
The months with the lowest tenant demand in Nice are typically November through December and again in February through March, when fewer people move and landlords may need to wait longer to fill vacancies.
Don't buy the wrong property, in the wrong area of Nice
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What will my monthly costs be in Nice as of 2026?
What property taxes should landlords expect in Nice as of 2026?
As of early 2026, landlords in Nice should expect to pay roughly €1,000 to €2,500 per year in property tax (taxe foncière), which equals approximately $1,050 to $2,625 USD, depending on the property's assessed value and location.
Across different properties in Nice, annual property taxes range from around €600 for smaller apartments in less central areas to €4,000 or more for larger or premium-located properties (approximately $630 to $4,200 USD).
Property taxes in Nice are calculated based on the cadastral rental value of the property, which is set by the tax authorities, multiplied by the local tax rate decided by the municipality and département.
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?
The utilities landlords most commonly pay on behalf of tenants in Nice include building charges (charges de copropriété) and sometimes water, while tenants typically pay their own electricity, gas, and internet.
For a typical Nice apartment, landlord-paid building charges run €50 to €150 per month (approximately $52 to $157 USD), which covers maintenance of common areas, elevator service, and sometimes water if it is included in the building fees.
The common practice in Nice is for landlords to pay building charges upfront and then recover a portion as "charges récupérables" from tenants, either as a fixed provision or through an annual adjustment based on actual costs.
How is rental income taxed in Nice as of 2026?
As of early 2026, rental income in Nice is taxed at your marginal income tax rate (ranging from 0% to 45% depending on total income) for unfurnished rentals under the "revenus fonciers" category, while furnished rentals are taxed as business income (BIC) with different rules.
The main deductions landlords can claim against rental income in Nice include property taxes, building charges not recovered from tenants, mortgage interest, insurance premiums, maintenance and repair costs, and management fees.
Common tax mistakes landlords in Nice should avoid include failing to declare furnished rental income as BIC, overlooking the option to use the "micro-foncier" or "micro-BIC" simplified regimes when eligible, and forgetting to account for the rent freeze on properties with poor DPE ratings which affects income projections.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Nice.
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 | Why it's authoritative | How we used it |
|---|---|---|
| Observatoires des Loyers | It's part of France's official rent-observatory network used by public housing bodies to measure actual rents. | We used it to anchor what existing tenants typically pay per sqm across Nice zones. We also used its median framing to explain why advertised rents look higher than stock rents. |
| SeLoger | It's one of France's largest property portals and publishes transparent monthly data on asking rents. | We used it to estimate what you'll see on listings right now in Nice, including furnished vs unfurnished and neighborhood comparisons. We converted their per-sqm data into monthly rents using typical apartment sizes. |
| Banque de France | It's France's central bank and its projections are a standard reference for inflation and growth expectations. | We used it to set a realistic 2026 backdrop with inflation below 2%. We then translated that macro outlook into a rent-growth projection for Nice. |
| Service-Public (Zone Tendue) | It's the French government's official guidance site aligned with the latest housing regulations. | We used it to confirm Nice is in a "zone tendue" framework, which affects notice periods and rent rules. We relied on it to avoid using informal city lists. |
| INSEE | It's France's national statistics institute and the baseline source for demographics and household data. | We used it to describe tenant demand fundamentals like the high share of one-person households in Nice. We used those patterns to explain why studios and 1-beds are in strong demand. |
| LocService | It's a large rental-matching platform with a consistent supply-vs-demand indicator over time. | We used it to quantify market tightness and estimate days-to-rent and low rental vacancy. We used it as a private-sector cross-check against the tight market narrative. |
| Ministry for Ecological Transition | It's the French government's official policy page for the DPE energy rating rules. | We used it to explain that landlords cannot raise rents on F/G-rated properties. We also used it to support renovation ROI logic for energy upgrades. |
| Service-Public (Charges) | It's official guidance on which charges landlords can and cannot pass to tenants. | We used it to list which utilities landlords typically recover via charges. We built the monthly costs section around this practical framework. |
| impots.gouv.fr | It's the French tax authority's own documentation page for property income. | We used it to explain how unfurnished rental income is taxed under "revenus fonciers." We used it as the official reference behind any simplified tax explanations. |
| Service-Public (LMNP) | It's the official reference for how furnished rental income is treated as BIC. | We used it to explain how furnished rentals are taxed differently. We used it to compare furnished vs unfurnished from a landlord's tax perspective. |
| Lignes d'Azur | It's the official transit network for Nice, providing accurate tram and bus route information. | We used it to identify which neighborhoods have the best transit access. We referenced it to explain why areas near tram stops rent faster. |
| Université Côte d'Azur | It's the official university website confirming campus locations and student population. | We used it to identify Valrose as a key demand anchor for student rentals. We referenced it to explain peak demand timing around the academic calendar. |
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