Airbnb Occupancy Rates in Nice, Alpes-Maritimes(November 2026)

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.

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.

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 €44,845 with a strong 70% 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 €43,896 and an ADR of €172. 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 71% occupancy and generates around €40,774 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 €66,206 with an ADR of €258.

• Gairaut: An ultra-luxury residential area in the hills. While its occupancy is lower (59%), its exceptional average daily rate of €454 drives a top-tier annual revenue of €98,329.

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 €38,300 with a strong 71% occupancy.

• Libération: An authentic market district that has seen rapid gentrification. It offers a more local experience while maintaining a respectable 71% occupancy and €31,691 annual revenue.