Airbnb Occupancy Rates in Nice, Alpes Maritimes(July 2026)
Airbnbs in Nice, Alpes Maritimes generate an average of €37,288 per year, with a typical occupancy rate of 69% and daily rates averaging €148. As of July 2026, there were 10,137 active listings published on Airbnb. As the crown jewel of the French Riviera, Nice offers a highly resilient short-term rental market that balances intense summer demand with a steady flow of off-season visitors.
Nice is a sun-drenched Mediterranean hub, famous for its iconic Promenade des Anglais, the vibrant colors of the Cours Saleya market, and its unique blend of French and Italian culture. The city’s short-term rental market is bolstered by its international airport—the second busiest in France—and its status as a gateway to the Côte d'Azur. For investors, success in Nice requires navigating a shifting regulatory landscape while catering to a diverse guest profile ranging from luxury beach-goers to business travelers attending major congresses.
Nice Airbnb Market Map (July 2026)
Nice Market Performance
Period: July 2025 - June 2026
Is Airbnb a Good Investment in Nice?
The Verdict: YES, but prioritize primary residences or ‘mixed-use’ rental strategies.
Nice offers consistent profitability, with an average annual revenue of €37,288. However, the city has significantly tightened its oversight. For secondary residences, authorizations are now limited to 3 years and are personal to the owner. The most stable path for individual investors is renting a primary residence (subject to a 90-day limit) or utilizing the ‘student + summer’ mixed rental model allowed by the city.
Market Comparison: Nice vs. Top French Destinations
| City | Avg Revenue | Occupancy | What the rules say |
|---|---|---|---|
| Nice | €37,288 | 69% | 90-day limit for primary homes; secondary residence permits limited to 3 years. |
| Cannes | €42,910 | 50% | Higher ADR driven by the film festival and congresses; strict change-of-use rules. |
| Paris | €60,908 | 72% | 90-day limit for primary homes; near-impossible 2:1 compensation for secondary ones. |
| Lyon | €23,646 | 64% | 120-day limit for primary homes; increasing restrictions in the central UNESCO zone. |
| Marseille | €27,033 | 67% | Rapidly growing market with newly implemented registration and quota systems. |
Key Takeaway
Resilient Seasonality: Nice maintains higher occupancy rates in the shoulder seasons compared to smaller Riviera towns, thanks to its status as a major regional capital.
Regulatory Vigilance: The 2025 reduction of the primary residence limit to 90 days (from 120) signals the city’s commitment to prioritizing long-term housing.
Copropriété Power: Under the recent ‘Loi Le Meur,’ building associations can now ban short-term rentals with a 2/3 majority vote, making building-level due diligence critical before purchase.
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How Often Will Your Airbnb Be Booked in Nice?
View Demand Patterns →Occupancy rates directly impact your revenue potential. Understanding demand patterns helps you set realistic expectations and optimize your availability strategy.
The current average occupancy rate in Nice is 69%, meaning properties are booked for about 252 nights per year. However, occupancy varies significantly based on property quality and management. Here's what you can expect:
Airbnb Occupancy Tiers in Nice
Premium(Top 10%) | High-performing(Top 25%) | Average(Median) | Low-performing(Bottom 25%) |
|---|---|---|---|
| 95% | 81% | 59% | 31% |
*High desirability & optimized availability | *Good market fit & guest satisfaction | *Standard market performance | *Higher vacancy, optimization needed |
Seasonal Occupancy Patterns in Nice
June, July
Highest demand and occupancy rates. Perfect for premium pricing strategies and maximizing revenue. Consider longer minimum stays and higher rates.
February, March
Moderate demand with balanced pricing opportunities. Good for attracting budget-conscious travelers while maintaining reasonable occupancy rates.
January, November
Lower demand requires competitive pricing and creative marketing. Focus on local events, extended stay discounts, and targeting specific traveler segments.
How Much Can You Earn with Airbnb in Nice?
Calculate Earnings →One of the most common questions for potential Airbnb hosts in Nice is about earning potential. Let's break down the revenue patterns and what you can realistically expect to earn.
Monthly Revenue Trends in Nice
Best-in-class Airbnb properties (top 10%) in Nice achieve around €48,117 annually, while strong performers (top 25%) earn at least €31,066. Typical properties generate about €18,861 per year, and entry-level listings (bottom 25%) see earnings near €7,811, often with room for optimization. Keep in mind, these are market averages—your actual earnings can be even higher depending on your property's location, bedrooms, guest capacity, and unique amenities.
Want to see how your listing could perform? Create a free account to unlock personalized analytics and explore exclusive insights in our app!
What Can You Learn from Top-Performing Airbnbs in Nice?
View Top Performers →Studying successful properties provides valuable insights for your own Airbnb strategy. Here are the top-performing listings in Nice and what makes them successful.
Nice Market Analysis
Nice’s short-term rental market is one of the most dynamic in France, supported by a world-class infrastructure and a tourism season that extends well beyond the peak summer months.
Demand Drivers & Seasonality
Nice benefits from an exceptionally long tourism window, with demand beginning to surge in early spring and remaining strong through the autumn harvest.
Local demand peaks during:
Nice Carnival (February): One of the largest carnivals in the world, bringing a significant winter boost to central neighborhoods like Vieux Nice and Jean Médecin.
Grand Prix Season (May): While the race is in Monaco, Nice serves as the primary accommodation hub for thousands of fans, leading to massive spikes in both occupancy and ADR.
Summer Leisure Peak (June - September): The traditional beach season ensures nearly 100% occupancy for listings near the Promenade des Anglais and the Port.
Investment Outlook
The municipal government is actively balancing tourism with local livability. For investors, this means the ‘safest’ assets are those that are fully compliant with the 13-digit registration system and have the explicit support of their co-ownership association. The market is maturing toward professionalized management and high-quality renovations that appeal to the growing number of international digital nomads and remote workers.
What Are the Airbnb Regulations in Nice?
Understanding local regulations is crucial for operating a successful Airbnb. Let's examine the compliance landscape and what you need to know about licensing requirements in Nice.
Current Regulatory Status
67% compliance indicates strict regulatory enforcement in this market.
Operating a short-term rental in Nice requires strict adherence to Métropole Nice Côte d'Azur guidelines. The city has recently updated its rules to better manage its housing stock.
The 90-Day Rule (Primary Residences)
As of January 1, 2025, primary residences in Nice are limited to 90 days of rental per year (down from the previous 120-day limit). A primary residence is defined as a property you occupy for at least 8 months of the year.
Mandatory 13-Digit Registration
Every short-term rental listing in Nice must display a 13-character registration number. You can obtain this number for free through the changementdusage.fr/nice official portal.
Secondary Residences & Authorizations
Renting out a second home (residence secondaire) requires a prior ‘Change of Use’ (changement d'usage) authorization.
- 3-Year Limit: Authorizations are now granted for a maximum of 3 years and are non-transferable.
- Compensation: In high-tension areas, you may be required to ‘compensate’ by converting commercial space into residential housing to offset the loss of a housing unit.
New ‘Loi Le Meur’ Impact
Following recent national legislation, co-ownership associations (copropriétés) can now ban short-term rentals in their building with a 2/3 majority vote. Additionally, all short-term rentals will eventually be required to meet strict energy performance ratings (DPE).
Note: Regulations in Nice are currently subject to periodic legal reviews. Always check the latest updates on nice.fr or with the Métropole housing department before investing.
How Competitive is the Airbnb Market in Nice?
Analyze Competition →Understanding market competition is crucial for any potential Airbnb host. Let's examine the supply dynamics and what they mean for your investment strategy. The Nice Airbnb market currently features 10,137 active listings with an average occupancy rate of 69%. This represents a highly competitive market environment where strong demand supports premium pricing.
Airbnb Listings: Change Over Time
Strategic Entry into Nice Airbnb Market
Competitive Positioning
- Target premium segment with high-quality amenities
- Emphasize unique features and exceptional service
- Target mid-range market segment
Market Opportunities
- Strong demand supports premium pricing strategies
- Rapid market growth creates new opportunities
- Established market with proven demand patterns
What Should You Charge for Your Airbnb in Nice?
Smart Pricing Tools →Pricing is one of the most critical decisions for Airbnb success. Let's analyze the current pricing landscape and help you understand what rates you can realistically charge.
The current average daily rate in Nice is €148 per night. However, pricing varies significantly based on property quality and location. Here's what different property tiers typically charge:
Airbnb Pricing Tiers in Nice
Premium(Top 10%) | High-performing(Top 25%) | Average(Median) | Budget(Bottom 25%) |
|---|---|---|---|
| €219per night | €146per night | €98per night | €50per night |
*Top locations, big properties, premium amenities | *Good property management, highly rated | *Standard market performance | *Basic properties, less desirable locations |
Is It Profitable to Start an Airbnb in Nice?
Investment Analysis →Understanding the profitability potential is crucial for any Airbnb investment decision. Let's analyze the revenue performance and profit margins in the Nice market to help you make informed financial decisions.
Revenue Performance
Profitability Factors
Which Areas in Nice Are Most Profitable for Airbnb?
Explore All Areas →Nice’s diverse neighborhoods each offer a unique investment profile, ranging from high-turnover historic zones to exclusive hillside estates.
Top Performing Neighborhoods
Rue De France: Stretching along the coastline, this is the heart of the tourist experience. It commands an annual revenue of €42,567 with a strong 69% occupancy rate, driven by its proximity to the beach and high-end shopping.
Vieux Nice: The historic old town is a year-round magnet for travelers. It achieves an average annual revenue of €41,698 and an ADR of €165. Its narrow streets and authentic charm ensure constant demand despite smaller property sizes.
Jean Médecin: The city’s main commercial artery and transport hub. With over 1,500 listings, it maintains a solid 70% occupancy and generates around €39,151 annually, making it a favorite for business travelers.
Luxury & Premium Districts
Mont Boron: Known for its breathtaking sea views and exclusive villas, this district reaches an incredible annual revenue of €62,821 with an ADR of €249.
Gairaut: An ultra-luxury residential area in the hills. While its occupancy is lower (55%), its exceptional average daily rate of €428 drives a top-tier annual revenue of €86,045.
Emerging & Trendy Zones
Garibaldi: Centered around the iconic Place Garibaldi and the Port, this area has become the epicenter of Nice’s ‘cool’ scene. It yields an annual revenue of €36,361 with a strong 70% occupancy.
Libération: An authentic market district that has seen rapid gentrification. It offers a more local experience while maintaining a respectable 71% occupancy and €30,167 annual revenue.
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