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This article covers everything you need to know about running an Airbnb in Nouvelle-Aquitaine in 2026, from legal requirements to realistic profit expectations.
We also discuss current housing prices in Nouvelle-Aquitaine and how they affect your potential returns.
We constantly update this blog post with fresh data.
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 Nouvelle-Aquitaine.
Insights
- Nouvelle-Aquitaine recorded nearly 20 million platform-booked nights in 2024, making it one of France's largest short-term rental markets for Airbnb hosts.
- Bordeaux reduced its primary residence rental cap from 120 to 90 nights per year starting January 2026, following the national Le Meur law.
- Coastal properties in Arcachon command nightly rates around €175, while inland cities like Limoges average €60, showing a 3x price gap within the region.
- The Basque coast corridor (Bayonne, Biarritz, Anglet) has some of the strictest short-term rental regulations, with change-of-use permits often required for secondary homes.
- Typical Airbnb occupancy rates in Nouvelle-Aquitaine hover around 56% region-wide, but well-managed properties in Bayonne can reach 66% or higher.
- High season (July-August) can generate €3,000 to €6,500 monthly for entire-home listings, while low season (November-February) drops to €700 to €1,200.
- An estimated 100,000 active short-term rental listings operate across Nouvelle-Aquitaine, based on 20 million booked nights divided by roughly 200 nights per listing.
- By May 2026, all furnished tourist rentals in France must be registered through a national online system, making compliance trackable across Nouvelle-Aquitaine.
- Properties in Dordogne heritage towns like Sarlat-la-Caneda can achieve nightly rates above €135 during summer, driven by tourists seeking authentic stone houses.
- Tax allowances for short-term rentals dropped in 2025: unclassified properties now receive only a 30% deduction (down from 50%), capped at €15,000 annual income.
Can I legally run an Airbnb in Nouvelle-Aquitaine in 2026?
Is short-term renting allowed in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, short-term renting through Airbnb is legal throughout Nouvelle-Aquitaine, but rules depend on where your property is located and whether it is your primary or secondary residence.
The main legal framework is the Le Meur law (Law No. 2024-1039), adopted November 2024, which gives municipalities expanded powers to regulate furnished tourist accommodations and requires all rentals to register through a national online system by May 2026.
The most important restriction: primary residences can now only be rented for a maximum of 90 days per year in municipalities that have adopted this limit, including Bordeaux as of early 2026.
Additional restrictions include mandatory declaration to the town hall, change-of-use requirements for secondary homes in high-demand areas, and energy performance requirements (minimum F rating by 2025, E by 2028).
Penalties for illegal short-term rentals include fines up to €15,000 for exceeding day caps, €10,000 for failing to register, and €50,000 for unlawful listings.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in France.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in France.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Nouvelle-Aquitaine as of 2026?
As of the first half of 2026, the main cap is 90 days annually for primary residences in municipalities that enforce it (notably Bordeaux), while secondary homes face no day limit but require registration and often change-of-use authorization in tight housing markets.
Rules differ by property type: renting a private room in your primary residence has no night limit, but renting the entire primary residence triggers the 90-day cap in enforced municipalities, and secondary homes face stricter permitting in coastal and urban zones.
Hosts track rental nights through platform dashboards, and Airbnb automatically blocks calendars once the 90-day limit is reached in registered municipalities while requiring registration numbers on all listings.
Exceeding the maximum nights can result in fines up to €15,000, and platforms must now enforce limits and report rental data to authorities starting May 2026.
Do I have to live there, or can I Airbnb a secondary home in Nouvelle-Aquitaine right now?
There is no residency requirement to operate an Airbnb in Nouvelle-Aquitaine; you don't have to live in France or the property to rent it out.
Secondary home owners can legally operate short-term rentals, but in high-pressure markets like Bordeaux center, the Basque coast, and La Rochelle, you may need change-of-use authorization from the municipality.
For non-primary residences in regulated zones, requirements often include a SIRET business number, change-of-use permit (which can be limited or denied), and compliance with municipal compensation mechanisms.
The key difference: primary residences face the 90-day cap but fewer permitting hurdles, while secondary homes have no day limit but can require extensive authorization in tourist-heavy areas.
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Can I run multiple Airbnbs under one name in Nouvelle-Aquitaine right now?
Running multiple Airbnb listings under one name is legally possible in Nouvelle-Aquitaine, but coastal and urban areas apply much stricter scrutiny to multi-property operators.
There is no regional maximum on properties, but municipalities can limit change-of-use authorizations, effectively creating caps in high-demand zones like Bordeaux and the Basque coast.
Hosts with multiple listings need to register each property separately, obtain individual registration numbers, and may require separate change-of-use permits for secondary homes in regulated areas.
The regulatory reason: French housing law protects long-term housing stock in shortage areas, so municipalities prevent large-scale conversion of residences into tourist accommodations.
Do I need a short-term rental license or a business registration to host in Nouvelle-Aquitaine as of 2026?
As of the first half of 2026, all hosts must declare their rental activity to the local town hall and register through a national online system by May 2026, with a registration number displayed on all listings.
The process involves submitting a declaration to your municipality, receiving a registration number, and displaying it on your Airbnb listing; timing ranges from days to weeks depending on the commune.
Required documents include proof of primary residence (tax notice) or, for secondary homes, change-of-use authorization, plus insurance and safety compliance proof in some communes.
Registration is generally free, but change-of-use permits may incur fees, and hosts earning above certain thresholds face business registration requirements (SIRET) and social charges.
Are there neighborhood bans or restricted zones for Airbnb in Nouvelle-Aquitaine as of 2026?
As of the first half of 2026, there are no outright neighborhood bans, but several high-demand zones effectively function as restricted areas where obtaining authorization (especially for secondary homes) is extremely difficult or quota-limited.
Strictest restrictions apply in Bordeaux historic core (Saint-Pierre, Saint-Michel, Chartrons, Triangle d'Or), Biarritz center (Les Halles, Côte des Basques, Saint-Charles), Bayonne historic quarters (Grand Bayonne, Petit Bayonne), and La Rochelle Vieux Port and Saint-Nicolas.
These zones are restricted because they combine highest tourism demand with most acute housing pressure, prompting authorities to use change-of-use regulations and quotas to protect long-term housing stock.
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.
How much can an Airbnb earn in Nouvelle-Aquitaine in 2026?
What's the average and median nightly price on Airbnb in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, the average nightly price for entire-home Airbnb listings in Nouvelle-Aquitaine is approximately €115 ($135 USD), while the median sits closer to €95 ($111 USD).
The typical price range covering 80% of listings falls between €65 and €180 per night ($76 to $211 USD), with coastal and heritage areas at the upper end and inland cities like Limoges at the lower end.
The biggest pricing factor is location relative to coast or tourist attractions; properties with beach access in Arcachon or Biarritz command rates nearly three times higher than inland equivalents.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Nouvelle-Aquitaine.
How much do nightly prices vary by neighborhood in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, nightly prices vary by over €110 ($129 USD) between expensive neighborhoods (Arcachon Ville d'Hiver at €175+) and affordable areas (Limoges suburbs at €60).
The three highest-priced neighborhoods are Arcachon beachfront/Ville d'Hiver (€175/$205 USD), Biarritz Côte des Basques/Les Halles (€160/$187 USD), and Bordeaux Triangle d'Or/Quinconces (€120/$140 USD).
The three lowest-priced are Limoges outer neighborhoods (€60/$70 USD), Poitiers residential areas (€65/$76 USD), and Bergerac outlying zones (€70/$82 USD); guests still stay there for budget travel, business trips, or Dordogne exploration.
What's the typical occupancy rate in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, typical Airbnb occupancy in Nouvelle-Aquitaine is approximately 56%, translating to roughly 17 booked nights per month for fully available properties.
The realistic range is 48% to 66%, with Basque coast properties like Bayonne reaching the higher end and seasonal coastal properties experiencing more variance.
Nouvelle-Aquitaine occupancy compares favorably to French national averages, performing particularly well in coastal departments (Charente-Maritime, Gironde, Pyrénées-Atlantiques) where tourism demand is strongest.
The biggest factor for above-average occupancy is having property in year-round demand locations (Bordeaux, Basque coast) rather than purely seasonal markets, combined with responsive hosting and competitive shoulder-season pricing.
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What's the average monthly revenue per listing in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, average monthly revenue for entire-home Airbnb listings in Nouvelle-Aquitaine is approximately €1,750 gross ($2,050 USD), varying significantly between coastal and inland markets.
The realistic range covering 80% of listings is €900 to €3,200 monthly ($1,050 to $3,750 USD), with coastal properties and Bordeaux city-center apartments at the high end.
Top performers can achieve €4,000 to €6,500 monthly ($4,700 to $7,600 USD) during peak season, especially larger coastal villas with pools. At €175 ADR and 75% occupancy, that's roughly €3,900 monthly, with premiums pushing higher.
Finally, note that we give here all the information you need to buy and rent out a property in Nouvelle-Aquitaine.
What's the typical low-season vs high-season monthly revenue in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, typical entire-home Airbnbs generate €700 to €1,200 monthly ($820 to $1,400 USD) in low season versus €3,000 to €6,500 ($3,500 to $7,600 USD) in high season, a 3x to 5x swing.
Low season runs November through February; high season peaks July-August; shoulder seasons (April-June, September-October) offer moderate bookings, with Bordeaux and Basque coast maintaining steadier year-round demand than beach-dependent markets.
What's a realistic Airbnb monthly expense range in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Nouvelle-Aquitaine are €650 to €1,450 ($760 to $1,700 USD), covering cleaning, utilities, supplies, insurance, platform fees, and optional management.
The largest expense category is cleaning and laundry, ranging €180 to €500 monthly ($210 to $585 USD) depending on property size, turnover frequency, and whether you use professionals.
Hosts should expect 35% to 55% of gross revenue on operating expenses, with the higher end for properties using professional management (15%-25% of revenue) or larger houses with pools and gardens.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Nouvelle-Aquitaine.
What's realistic monthly net profit and profit per available night for Airbnb in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, realistic monthly net profit for entire-home Airbnbs in Nouvelle-Aquitaine is €450 to €900 ($525 to $1,050 USD) before mortgage, translating to €15 to €30 profit per available night.
The realistic range covering most listings is €300 to €1,500 monthly ($350 to $1,750 USD), with coastal and city-center properties at the upper end.
Hosts typically achieve 25% to 50% net profit margins after operating expenses, with self-managing hosts keeping more and those using professional management seeing margins closer to 25%.
Break-even occupancy is roughly 35% to 45%, meaning properties need 11 to 14 booked nights monthly just to cover operating expenses.
In our property pack covering the real estate market in Nouvelle-Aquitaine, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Nouvelle-Aquitaine as of 2026?
How many active Airbnb listings are in Nouvelle-Aquitaine as of 2026?
As of the first half of 2026, approximately 100,000 active short-term rental listings operate across Nouvelle-Aquitaine (range: 80,000-120,000), making it one of France's most competitive vacation rental markets outside Paris.
Supply has grown substantially, with INSEE reporting platform-booked nights increasing from 8.4 million in 2017 to nearly 20 million in 2024, though growth has moderated as regulations tighten.
Which neighborhoods are most saturated in Nouvelle-Aquitaine as of 2026?
As of the first half of 2026, most saturated neighborhoods include Bordeaux Saint-Pierre, Chartrons, and Saint-Michel; Biarritz Les Halles and Côte des Basques; Bayonne Grand and Petit Bayonne; La Rochelle Vieux Port; and Arcachon beachfront.
These neighborhoods saturated because they combine high walkability, iconic tourist appeal, excellent dining scenes, and postcard appeal, creating feedback loops where demand attracts hosts, increasing competition.
Relatively undersaturated neighborhoods offering better opportunities include Bordeaux Caudéran and La Bastide, quieter Bayonne edges, inland Dordogne towns near Sarlat, and residential La Rochelle outside the port zone.
What local events spike demand in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, main demand-spiking events include Fêtes de Bayonne (July 15-19), Francofolies La Rochelle (July 10-14), Bordeaux wine events, Tour de France, Wheels and Waves Biarritz (June 10-14), and Basque/Landes surf competitions.
During peak events, booking rates increase 30% to 60% compared to normal summer weeks, with nightly rates during Fêtes de Bayonne and Francofolies commanding 50% to 100% premiums.
Hosts should adjust pricing 2 to 4 months before major events, as booking lead times for festivals stretch to 60-80 days.
What occupancy differences exist between top and average hosts in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, top-performing hosts achieve 66% to 74% occupancy, roughly 10 to 18 percentage points above the 56% regional average.
Average hosts book roughly 17 nights monthly, while top performers in the same neighborhoods book 20 to 22 nights, often at higher rates.
New hosts typically take 6 to 12 months to reach top-performer levels, as building reviews, optimizing listings, learning dynamic pricing, and achieving Superhost status all take time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Nouvelle-Aquitaine.
Which price points are most crowded, and where's the "white space" for new hosts in Nouvelle-Aquitaine right now?
The highest listing concentration is €70 to €120 nightly ($82 to $140 USD), covering small apartments and basic 1-2 bedroom homes across the region.
Most crowded segments are €70-€120 (budget/mid-range) and €120-€180 (nice but not luxury); white space exists above €200 for premium family homes and below €60 for optimized budget stays in undersaturated inland areas.
To compete in the premium segment (€200+), focus on family-ready 3+ bedroom houses with parking, outdoor space, and amenities like hot tubs, particularly in Bordeaux residential neighborhoods (Caudéran, La Bastide) or Dordogne heritage towns near Sarlat.
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What property works best for Airbnb demand in Nouvelle-Aquitaine right now?
What bedroom count gets the most bookings in Nouvelle-Aquitaine as of 2026?
As of the first half of 2026, 1-2 bedroom properties get the most total bookings because they're most numerous and appeal to couples and small groups, though 2-3 bedroom properties often generate higher total revenue.
Booking breakdown: studios/1-bedrooms capture roughly 35%, 2-bedrooms about 40%, 3-bedrooms around 18%, and 4+ bedrooms 7%, though larger properties command significantly higher rates.
This pattern fits Nouvelle-Aquitaine because the region attracts couple city-breakers (Bordeaux, Bayonne), family beach vacationers (Arcachon, Landes), and group touring visitors (Dordogne), with 2-3 bedrooms hitting the sweet spot.
What property type performs best in Nouvelle-Aquitaine in 2026?
As of the first half of 2026, best-performing property type depends on location: houses/villas outperform on coast (Arcachon, Landes, Basque), apartments/townhouses excel in cities (Bordeaux, Bayonne), and character stone houses dominate in Dordogne heritage areas.
Occupancy by type: apartments average 58%-62% (higher turnover, shorter stays), houses 52%-58% (longer stays, more seasonal), and character properties 50%-56% (premium pricing offsets lower occupancy).
Houses/villas outperform coastally because summer visitors prioritize outdoor space, parking, and group accommodation for week-long holidays; apartments win in Bordeaux because city-breakers value walkability over square footage.
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 Nouvelle-Aquitaine, 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 |
|---|---|---|
| INSEE (Insee Flash Nouvelle-Aquitaine n°131) | France's official statistics office, the gold standard for regional tourism data. | We used it to establish short-term rental scale (nearly 20 million platform nights in 2024). We identified which departments drive demand (Gironde, Charente-Maritime, Pyrénées-Atlantiques, Landes, Dordogne). |
| Eurostat | EU's statistical authority and upstream source INSEE references for platform-night data. | We used it to cross-check INSEE figures and confirm the platform rental trend is structural across Europe. |
| Legifrance | Official publication platform for French law, the definitive source for rental regulations. | We used it to anchor nationwide rules and explain the change-of-use framework empowering cities to restrict secondary home rentals. |
| Service-public.fr | French government's official plain-language guidance site for citizen obligations. | We used it to translate legal requirements into practical compliance checklists and as primary source for registration procedures. |
| Library of Congress (Le Meur Law) | Authoritative English-language analysis of foreign legislation. | We used it to summarize France's 2024 Airbnb law provisions and verify new tax allowance rates. |
| Communauté Pays Basque | Official administrative body for Basque coast municipalities with change-of-use authority. | We used it to document specific procedures for secondary home rentals on the Basque coast. |
| Ministère de l'Économie (DVF) | Official ministry guide for the government's property transaction database. | We used it to ground purchase-price realism with recorded sale data and explain street-level verification. |
| cadastre.data.gouv.fr (DVF) | Official open-data portal for French property transactions. | We used it to justify micro-location price variation and as backbone for purchase price checks. |
| INSEE-Notaires Housing Price Index | Reference statistical series for French home prices combining official and notarial data. | We used it to establish current property price environment and frame why yield matters over appreciation speculation. |
| Banque de France | National central bank with authoritative mortgage rate statistics. | We used it to anchor borrowing costs (low-3% range) and stress-test cashflow projections. |
| European Central Bank (EUR/USD) | Euro area's central bank with standard FX benchmark rates. | We used it to convert AirDNA USD metrics to euros without hidden exchange-rate assumptions. |
| AirDNA (Bordeaux) | Widely used STR analytics provider with transparent per-market metrics. | We used it to estimate ADR, occupancy, and supply patterns in Bordeaux as benchmark for year-round demand. |
| AirDNA (Arcachon) | Standardized data for highly seasonal seaside market central to Nouvelle-Aquitaine. | We used it to capture coastal premium in nightly rates and calibrate seasonal revenue expectations. |
| AirDNA (Bayonne) | Major Basque-country demand node with comparable metrics. | We used it to represent the Bayonne-Biarritz-Anglet corridor and highlight competition in regulated zones. |
| AirDNA (Limoges) | Clean inland city counterpoint crucial for balanced regional analysis. | We used it to show inland ADR drops while occupancy stays reasonable, avoiding coastal-only overestimates. |
| AirDNA (Sarlat-la-Canéda) | Flagship Dordogne heritage market with quantifiable metrics. | We used it to model heritage tourism demand and set realistic character property expectations. |
| France 3 Nouvelle-Aquitaine | Regional public broadcaster with timely local reporting on municipal decisions. | We used it to confirm Bordeaux's 90-day cap implementation for January 2026. |
| Les Francofolies | Official website for one of France's largest music festivals in La Rochelle. | We used it to confirm 2026 dates (July 10-14) and identify event-driven demand spikes. |
| Ville de Bayonne | Official municipal website with authoritative local event information. | We used it to confirm 2026 Fêtes de Bayonne dates (July 15-19) and validate demand impact. |
| Wheels and Waves | Official website for popular motorcycle and surf festival in Biarritz. | We used it to confirm 2026 dates (June 10-14) and highlight niche events driving Basque coast bookings. |
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.
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