Nice is one of the most attractive cities in France for short-term rentals. Between international tourism, professional conferences, and coastal beauty, demand remains strong year-round.
But a question keeps coming up: "How much can a property owner realistically earn with Airbnb in Nice?"
The answer depends on several strategic factors, which we detail below to help you optimize your income.
Airbnb income in Nice: overview by property type
Annual income for an Airbnb property in Nice depends on:
- Exact property location
- Size and standard
- Quality of management and service
- Compliance with local regulations (90-day limit for primary residences)
As an indication:
- Well-located studio: €15,000 – €25,000
- T2/T3 city center or near sea: €25,000 – €45,000
- High-end apartment with terrace or sea view: €50,000+
These figures assume professional management, dynamic pricing, and compliance with municipal rules.
Neighborhood impact on profitability
Carré d'Or / City Center:
- Strong tourist demand
- High nightly rates
- Maximum occupancy rates
Old Nice:
- International clientele
- Frequent short stays
- High profitability in high season
Port / Riquier:
- Dynamic sector
- Continuous growth
- Ideal for medium-length stays
Libération / North:
- More business-oriented
- Longer stays but slightly lower income
Neighborhood choice directly influences annual income and return on investment.
Primary residence: 90-day limit
Since 2025, primary residences in Nice can only be rented for a maximum of 90 nights per year.
Consequences for owners:
- Optimization necessary during high-demand periods: summer, school holidays, conferences, and international events
- Dynamic pricing essential to maximize income over a limited number of nights
Secondary residence: authorization limited to 3 years in certain areas
For certain high-demand areas (Old Nice, Historic Center, Port, Carré d'Or):
- Change of use is mandatory to operate the property as a short-term rental
- Authorization is limited to 3 years, non-renewable
Strategic planning is essential to secure profitability and plan for exit or resale.
Charges and fees to consider
To obtain real net income, you must deduct:
- Cleaning fees
- Airbnb commission (approximately 3%)
- Condominium charges
- Taxation (taxes on rental income)
- Possible concierge fees
Professional management can increase overall income, even after these charges.
Self-management vs professional management
Property owners who manage alone risk:
- Inadequate pricing
- Poor visibility on Airbnb
- Low message responsiveness
- Less positive reviews
In Nice, professionally managed listings get more bookings and income 20-40% higher.
Annual projection example
For a well-located T2:
- Average price per night: €140
- Occupancy rate: 70% → approximately 255 nights
- Estimated annual gross income: €35,700
If the property is a primary residence limited to 90 days, strategy focuses on:
- High season
- Major events
- Optimized pricing
Why personalized estimation is essential
Two apartments in the same building can generate very different income depending on:
- Furnishings and standard
- Photo and listing quality
- Pricing strategy
- Daily management
Local and personalized analysis is therefore essential for making an informed decision.
Frequently Asked Questions
Is Airbnb still profitable with the 90-day limit?
Yes, if the strategy focuses on high-demand periods with appropriate pricing.
What is the average income in Nice?
Varies by neighborhood, standard, and management. Personalized estimation allows for accurate figures.
Do concierge fees reduce profits?
No. Professional management optimizes overall profitability despite fees.
Is Airbnb more profitable than long-term rental?
In many cases, yes, especially in tourist areas, but it depends on property type and location.
Maximize your income with B&C Conciergerie Nice
You want to know how much your Nice apartment could earn, how to comply with regulations while maximizing income, or what strategy to adopt based on your neighborhood and property type.
B&C Conciergerie Nice offers a free personalized estimate and complete support to secure and optimize your Airbnb income in Nice.
Contact us