Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of Paris' property market is included in our pack
If you are thinking about starting an Airbnb business in Paris, this guide will give you a clear picture of what to expect in terms of regulations, earnings, competition, and property performance.
We cover everything from the legal framework for short-term rentals in Paris to realistic revenue estimates and neighborhood-level insights, all based on the latest 2026 data.
This article is constantly updated to reflect the most current information available on the Paris Airbnb market.
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 Paris.
Insights
- Paris has reduced its annual rental cap to 90 nights for primary residences in 2026, making it the first French city to go below the national 120-night standard, which directly limits income potential for occasional hosts.
- The typical Paris Airbnb listing generates around €3,200 per month in gross revenue, but after operating expenses, net profit drops to approximately €1,950, meaning hosts keep roughly 60% of what they earn.
- Secondary homes in Paris require expensive "change of use" authorization with compensation mechanisms, effectively blocking most investment properties from entering the short-term rental market legally.
- Paris Fashion Week periods (January, March, June, September/October) can boost nightly rates by 30% to 50%, making event-driven pricing a critical strategy for maximizing annual income.
- Studios and one-bedroom apartments dominate the Paris Airbnb supply at around 55% of all listings, creating intense competition in the €140 to €220 per night price range.
- The 10th, 11th, and 12th arrondissements offer the best balance between purchase price (around €9,000 to €10,000 per square meter) and occupancy rates, making them attractive for first-time Airbnb investors.
- By May 2026, all Paris short-term rentals must register through a new national online portal, and hosts will need to prove primary residence status with their tax notice to remain compliant.
- Top-performing Paris hosts achieve occupancy rates of 70% to 80%, while average hosts hover around 55% to 60%, showing that quality photos, reviews, and pricing strategy can add €600 to €1,000 per month in extra revenue.
Can I legally run an Airbnb in Paris in 2026?
Is short-term renting allowed in Paris in 2026?
As of the first half of 2026, short-term renting is legal in Paris, but it operates under one of the strictest regulatory frameworks in Europe, requiring registration, compliance with annual caps, and in many cases, special authorization.
The main legal framework governing Airbnb rentals in Paris is the French Code de la construction et de l'habitation (Housing Code), combined with the November 2024 "Loi Le Meur" which strengthened local regulation of furnished tourist accommodations.
The single most important rule in Paris is that renting your primary residence as a short-term rental is capped at 90 nights per year, and you must obtain a registration number from the Mairie de Paris before listing your property.
Additional restrictions include mandatory energy performance ratings (DPE of at least E by 2025), smoke detector requirements, and the obligation to display your registration number on all listings, while co-ownership rules in your building may also prohibit short-term rentals entirely.
Penalties for operating an illegal short-term rental in Paris are severe and can reach up to €50,000 for missing registration, €15,000 for exceeding the night cap, and up to €100,000 for unauthorized change of use, with courts sometimes adding daily penalties until you fix the violation.
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 Paris as of 2026?
As of the first half of 2026, Paris has a maximum cap of 90 nights per calendar year for renting out your primary residence as a short-term rental, and there is no mandatory minimum stay requirement set by law, though many hosts choose 2 to 3 night minimums for practical reasons.
These rules apply specifically to primary residences rented as entire homes, while renting a private room in your primary residence while you are present has no night limit, and secondary homes or investment properties face entirely different (and stricter) authorization requirements rather than a simple night cap.
Platforms like Airbnb automatically track rental nights in Paris and block calendars once the 90-night limit is reached, but hosts are still responsible for maintaining their own records and can be asked to provide proof of compliance to the city.
If a host exceeds the 90-night cap in Paris, they face fines of up to €10,000 per year of violation, and the city actively monitors listings and cross-references platform data to detect and prosecute over-renting.
Do I have to live there, or can I Airbnb a secondary home in Paris right now?
In Paris, there is no formal residency requirement to own or rent out property, but the practical rules heavily favor hosts who use the property as their actual primary residence, meaning where they live at least 8 months per year.
Owners of secondary homes or investment properties can technically operate short-term rentals in Paris, but doing so legally requires obtaining "change of use" authorization from the city, which is expensive, complex, and often involves compensation requirements.
The compensation mechanism in Paris typically means you must convert an equivalent surface area of commercial space into residential housing, or purchase "commercial" square meters to offset your tourist rental, which can cost tens of thousands of euros and makes secondary home rentals economically unviable for most individual investors.
The main difference between primary and secondary homes in Paris is that primary residence hosts can simply register and rent up to 90 nights per year, while secondary home hosts must navigate a full administrative process that the city rarely approves without significant financial commitments.
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Can I run multiple Airbnbs under one name in Paris right now?
Running multiple Airbnb listings under one name in Paris is legally possible, but each property must individually meet all compliance requirements, which in practice makes building a portfolio extremely difficult given the restrictions on secondary homes.
There is no explicit maximum number of properties one person can list, but since most residential properties require change-of-use authorization if they are not the host's primary residence, and you can only have one primary residence, operating multiple units legally typically requires securing expensive authorizations for each additional property.
Each listing in Paris requires its own registration number, and hosts with multiple properties face the same compliance checks as single-property hosts, with no special licensing category for portfolio operators beyond meeting the standard requirements for each unit.
The regulatory intent behind these limits is to protect Paris's housing stock from being converted into tourist accommodation, as the city has faced significant pressure from short-term rentals reducing available long-term housing for residents.
Do I need a short-term rental license or a business registration to host in Paris as of 2026?
As of the first half of 2026, you must register your property with the Mairie de Paris and obtain a registration number before listing it on any short-term rental platform, and by May 2026, all hosts will need to complete this process through a new national online registration system.
The registration process involves declaring your property through the Paris city portal, providing proof that it is your primary residence (typically your tax notice showing your name and address), and receiving a 13-digit registration number that must be displayed on all your listings.
Required documents include proof of ownership or a rental agreement with subletting authorization, your tax notice confirming residence, an energy performance certificate (DPE), and a declaration that you will comply with the 90-night annual limit.
Registration itself is free, but obtaining an energy performance certificate typically costs €100 to €250, and if your property needs energy efficiency improvements to meet the minimum E rating required since 2025, renovation costs can be significant.
Are there neighborhood bans or restricted zones for Airbnb in Paris as of 2026?
As of the first half of 2026, Paris does not have explicit neighborhood bans or "no-go zones" for Airbnb, but the city applies its regulations uniformly with enforcement concentrated in the central arrondissements where illegal rentals are most prevalent and profitable.
The areas with the strictest practical restrictions are the 1st through 7th arrondissements and the Marais (3rd/4th), where high tourist demand makes enforcement a priority and where building copropriétés are increasingly amending their bylaws to prohibit short-term rentals entirely.
The main reason these central zones face more scrutiny is that illegal entire-home rentals have the greatest impact on housing availability for residents there, and the city has dedicated resources to identifying and prosecuting violations in neighborhoods where long-term rental stock is most scarce.
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 Paris in 2026?
What's the average and median nightly price on Airbnb in Paris in 2026?
As of the first half of 2026, the average nightly price for an Airbnb listing in Paris is approximately €220 to €240 (around $235 to $255 USD or €220 to €240 EUR), while the median nightly price sits lower at around €170 to €185 (approximately $180 to $195 USD), reflecting a market where luxury listings pull the average upward.
The typical price range covering roughly 80% of Paris Airbnb listings falls between €120 and €350 per night ($130 to $375 USD), with studios and compact one-bedrooms at the lower end and well-located two-bedroom apartments at the higher end.
The single biggest factor affecting nightly pricing in Paris is location, with listings in the Marais, Saint-Germain-des-Prés, and near the Eiffel Tower commanding 30% to 60% premiums over listings in outer arrondissements like the 19th or 20th.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Paris.
How much do nightly prices vary by neighborhood in Paris in 2026?
As of the first half of 2026, nightly prices in Paris vary dramatically from around €130 per night ($140 USD) in the 19th and 20th arrondissements to over €300 per night ($320 USD) in the 6th and 7th arrondissements, representing a gap of more than 100% between the most and least expensive neighborhoods.
The three neighborhoods with the highest average nightly prices in Paris are Saint-Germain-des-Prés (6th) at €280 to €350 per night ($300 to $375 USD), the area around the Eiffel Tower in the 7th at €260 to €330 per night ($280 to $355 USD), and Le Marais (3rd/4th) at €240 to €300 per night ($255 to $320 USD).
The three neighborhoods with the lowest average nightly prices are the 19th arrondissement (Buttes-Chaumont area) at €120 to €150 per night ($130 to $160 USD), the 20th arrondissement (Ménilmontant/Père-Lachaise) at €125 to €155 per night ($135 to $165 USD), and the 13th arrondissement (Bibliothèque area) at €130 to €160 per night ($140 to $170 USD), though these areas still attract guests who prioritize value and metro access over tourist landmarks.
What's the typical occupancy rate in Paris in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Paris is around 60% to 70%, meaning a well-managed property can expect to be booked for approximately 220 to 255 nights per year if operating without the 90-night cap.
The realistic occupancy range for most Paris listings falls between 50% and 75%, with underperforming listings (poor photos, few reviews, weak locations) at the lower end and optimized listings with strong reviews and dynamic pricing at the higher end.
Paris occupancy rates compare favorably to the French national average for tourist destinations, as the city benefits from year-round demand driven by business travel, cultural tourism, and major events rather than relying solely on seasonal beach or ski tourism.
The single biggest factor for achieving above-average occupancy in Paris is earning positive reviews quickly, as the algorithm rewards listings with 4.8+ ratings and Superhost status with better search placement, directly translating to more bookings.
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What's the average monthly revenue per listing in Paris in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Paris is approximately €3,200 to €3,800 (around $3,400 to $4,050 USD), based on typical nightly rates and occupancy patterns across all property types.
The realistic monthly revenue range covering roughly 80% of Paris listings falls between €1,800 and €5,500 (approximately $1,900 to $5,850 USD), with studios and basic one-bedrooms at the lower end and well-appointed two-bedroom apartments in prime locations at the higher end.
Top-performing Airbnb listings in Paris can achieve €5,000 to €7,000 per month ($5,300 to $7,450 USD), particularly larger apartments during peak season or event periods. For example, a well-reviewed two-bedroom in the Marais charging €280 per night at 75% occupancy would generate approximately €6,300 in a 30-day month.
Finally, note that we give here all the information you need to buy and rent out a property in Paris.
What's the typical low-season vs high-season monthly revenue in Paris in 2026?
As of the first half of 2026, typical monthly revenue during low season in Paris ranges from €2,200 to €2,800 (approximately $2,350 to $3,000 USD), while high season revenue typically reaches €4,000 to €5,500 ($4,250 to $5,850 USD), representing a seasonal swing of roughly 60% to 80%.
Low season in Paris generally runs from November through February (excluding holiday weeks), while high season spans May through October, with additional peaks during Fashion Week periods in January, March, June, and September/October, as well as around Christmas and New Year.
What's a realistic Airbnb monthly expense range in Paris in 2026?
As of the first half of 2026, realistic monthly operating expenses for a self-managed Paris Airbnb range from €900 to €1,500 (approximately $960 to $1,600 USD), while hosts using full-service property management can expect expenses of €1,400 to €2,400 ($1,490 to $2,550 USD) per month.
The single largest expense category for Paris Airbnb hosts is typically cleaning and turnover costs, which can run €50 to €100 per guest changeover, followed by property management fees (15% to 25% of revenue if outsourced) or platform service fees (3% to 5% for Airbnb).
Hosts in Paris should typically expect to spend 35% to 50% of gross revenue on operating expenses, with the lower end achievable for self-managing hosts with efficient operations and the higher end more common for those outsourcing management or operating in older buildings with higher utility costs.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Paris.
What's realistic monthly net profit and profit per available night for Airbnb in Paris in 2026?
As of the first half of 2026, realistic monthly net profit for a typical Paris Airbnb ranges from €1,500 to €2,500 (approximately $1,600 to $2,650 USD), with profit per available night averaging €50 to €85 ($53 to $90 USD) when calculated across all 30 nights of the month.
The realistic monthly net profit range covering most Paris listings falls between €1,000 and €3,500 ($1,060 to $3,720 USD), depending on property size, location, management style, and the host's ability to optimize pricing and minimize expenses.
Paris Airbnb hosts typically achieve net profit margins of 45% to 65% of gross revenue after all operating expenses, with self-managing hosts in efficient properties reaching the higher end and those paying for full-service management typically landing around 40% to 50%.
The break-even occupancy rate for a typical Paris Airbnb listing is approximately 30% to 40%, meaning a host needs to book around 9 to 12 nights per month just to cover operating expenses, making the 90-night annual cap still economically viable for most primary residence hosts.
In our property pack covering the real estate market in Paris, 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 Paris as of 2026?
How many active Airbnb listings are in Paris as of 2026?
As of the first half of 2026, there are approximately 40,000 to 45,000 active Airbnb listings in Paris proper, with the broader short-term rental market (including Vrbo and other platforms) totaling around 75,000 to 85,000 active listings across the city.
This number has remained relatively stable compared to 2025, following a period of regulatory pressure that reduced supply growth, though the market has shown a slight uptick of 3% to 6% year-over-year as hosts adapted to the new compliance requirements and tourism demand remained strong post-Olympics.
Which neighborhoods are most saturated in Paris as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Paris are Le Marais (3rd/4th arrondissements), Louvre/Palais-Royal (1st), Opéra/Grands Boulevards (2nd/9th), Saint-Germain-des-Prés (6th), and Montmartre (18th), where entire-home listings are most concentrated.
These neighborhoods became saturated because they combine iconic tourist appeal with walkable access to major attractions, creating a reinforcing cycle where high demand attracted more hosts, which in turn made them the focus of enforcement and building-level restrictions.
Relatively undersaturated neighborhoods that may offer better opportunities for new Paris Airbnb hosts include the 10th arrondissement (Canal Saint-Martin area), the 11th (Oberkampf/Voltaire), the 12th (Bercy/Daumesnil), and the 14th (Montparnasse), where competition is lower but metro access still makes them attractive to guests seeking value.
What local events spike demand in Paris in 2026?
As of the first half of 2026, the main events that spike Airbnb demand in Paris include Paris Fashion Week (January, March, June, September/October), Roland Garros (May-June), the Tour de France arrival (July), the Paris Marathon (April), and major trade fairs throughout the year.
During these peak events, Paris Airbnb hosts typically see booking rates increase by 20% to 40% and nightly prices rise by 30% to 50% compared to normal periods, with Fashion Week periods often commanding the highest premiums due to the concentrated influx of international industry professionals.
Hosts in Paris should adjust their pricing and availability at least 4 to 8 weeks before major events, using dynamic pricing tools to capture the demand surge while ensuring their calendar is unblocked for these high-value booking windows.
What occupancy differences exist between top and average hosts in Paris in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Paris (roughly the top 25%) achieve occupancy rates of 70% to 80%, significantly outperforming the market through superior photos, consistent 4.9+ ratings, and disciplined dynamic pricing.
In contrast, average hosts in Paris typically see occupancy rates of 55% to 60%, meaning top performers book 15 to 20 percentage points more of their available nights, which translates to roughly €500 to €1,000 more per month in additional revenue.
New hosts in Paris typically need 6 to 12 months of consistent quality service and review accumulation to reach top-performer occupancy levels, with the key milestones being Superhost status (after 10+ stays) and crossing the 4.8 rating threshold that improves search visibility.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Paris.
Which price points are most crowded, and where's the "white space" for new hosts in Paris right now?
The nightly price range with the highest concentration of Paris Airbnb listings is €140 to €220 (approximately $150 to $235 USD), where studios and standard one-bedroom apartments compete intensely for similar guest segments.
The most promising "white space" opportunities for new Paris hosts exist at the €250 to €350 per night range ($265 to $375 USD), where family-ready two-bedroom apartments with proper amenities and transit access remain undersupplied relative to demand from traveling families and small groups.
Property characteristics that allow new hosts to compete successfully in underserved segments include two or more bedrooms with proper beds (not sofa beds), quiet bedroom locations away from street noise, reliable air conditioning or cooling for summer, and metro access within a 7-minute walk in non-central arrondissements like the 10th, 11th, or 12th.
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What property works best for Airbnb demand in Paris right now?
What bedroom count gets the most bookings in Paris as of 2026?
As of the first half of 2026, one-bedroom apartments get the most total bookings in Paris, followed closely by studios, as these unit types align with the city's dominant traveler profile of couples and solo visitors.
The estimated booking distribution by bedroom count in Paris breaks down roughly as follows: studios capture about 20% of bookings, one-bedrooms lead with approximately 35%, two-bedrooms account for around 30%, and three-bedroom or larger units take the remaining 15%.
One-bedroom apartments perform best in Paris because they hit the sweet spot between affordability and comfort, offering enough space for couples without the premium pricing of larger units, while still being abundant enough in Paris's apartment-heavy housing stock to generate consistent booking volume.
What property type performs best in Paris in 2026?
As of the first half of 2026, the best-performing property type for Airbnb in Paris is the well-renovated apartment in a classic Haussmann-era or elevator building, which combines the authentic Parisian experience guests seek with the practical comfort they expect.
Occupancy rates by property type in Paris show apartments leading at 65% to 70% average occupancy, followed by lofts and duplexes at 60% to 68% (slightly lower due to higher price points), and houses/townhouses at 55% to 65% (lower volume but often higher per-stay revenue when they do book).
Apartments outperform other property types in Paris because they represent 97% of the housing stock, making them what guests expect when booking in the city, while their typically central locations and lower operating costs create a favorable economics for hosts compared to rarer property types.
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 Paris, 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 |
|---|---|---|
| Ville de Paris | This is the official City of Paris website explaining and enforcing local short-term rental rules. | We used it to describe what's legally allowed in Paris, including the primary residence rule, registration requirements, and enforcement priorities. |
| Service-Public.fr | This is the French government's official citizen guidance portal for administrative procedures. | We used it to confirm national baseline obligations for hosts and to explain the registration and declaration process. |
| Légifrance (Code de la construction) | This is the official publication site for French law, providing the legal text governing housing regulations. | We used it to explain the "change of use" requirements that apply to secondary homes in tense housing markets like Paris. |
| Légifrance (Loi Le Meur 2024) | This is the official text of the November 2024 national law strengthening local short-term rental controls. | We used it to explain the 90-night cap, the May 2026 national registration deadline, and new enforcement powers given to municipalities. |
| Airbnb (France) Tax Collection | This is Airbnb's official explanation of how it collects and remits tourist tax in France. | We used it to clarify which costs are pass-through taxes versus host expenses, helping readers understand their true operating costs. |
| Airbnb Help Center (France) | This is Airbnb's official host documentation with location-specific regulatory guidance for Paris. | We used it to confirm registration requirements, night tracking procedures, and platform-specific compliance features for Paris hosts. |
| Paris Tourist Tax Portal | This is the City of Paris's official portal for tourist tax rules and current tariff schedules. | We used it to confirm 2026 tourist tax rates and explain how tax collection works for Paris Airbnb hosts. |
| Paris je t'aime (2026 Tax PDF) | This is a primary document from the Paris tourism office with explicit 2026 tourist tax tariffs. | We used it as the most current reference for tourist tax rates by accommodation type in Paris. |
| INSEE | This is France's national statistics agency providing official tourism volume data. | We used it to ground demand estimates in real tourism numbers rather than platform hype, helping validate occupancy expectations. |
| Atout France | This is the official French tourism development agency publishing sector performance data. | We used it to confirm that Paris tourism demand remains strong heading into 2026, supporting our revenue projections. |
| AirDNA | This is a widely-used short-term rental analytics platform with transparent metrics across multiple platforms. | We used it for ADR, occupancy, and supply estimates, and cross-checked against other sources to ensure accuracy. |
| Inside Airbnb | This is a long-running public research project used by cities and journalists to study Airbnb supply. | We used it to understand listing distribution by neighborhood, room type, and saturation levels across Paris. |
| AirDNA Help Center | This explains exactly how AirDNA calculates its ADR and occupancy metrics. | We used it to interpret data correctly and avoid apples-to-oranges comparisons between different data sources. |
| FHCM (Fashion Week) | This is the official body organizing Paris Fashion Week, publishing authoritative event dates. | We used it to identify the specific periods when demand spikes reliably each year, helping hosts plan pricing strategies. |
| Notaires de Paris | This is the official notaries' dataset for actual property transaction prices across Paris. | We used it to contextualize property acquisition costs and explain why Paris Airbnb yields can be tight despite good income. |
| Banque de France | This is France's central bank publishing official mortgage rate and credit statistics. | We used it to anchor financing expectations for potential property buyers considering Airbnb investments in Paris. |
| Airbtics | This is a short-term rental data provider offering revenue and occupancy analytics for specific markets. | We used it as a secondary data source to triangulate revenue and occupancy estimates alongside AirDNA. |
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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