Airbnb regulations in Nice: what every owner should know in 2026

The City of Nice has recently adjusted its rules to further limit the impact of short-term rentals on residential housing. Primary residence: The maximum limit for short-term rental has been reduced to 90 days per year, down from 120 days previously for primary residences throughout the city. This restriction aims to preserve housing for residents while regulating tourist rentals. This rule applies everywhere in Nice since 2025/2026, even though it is particularly emphasized in the most stressed neighborhoods. Secondary residence in certain high-demand areas: In areas where tourist pressure is strongest (Old Nice, Historic City Center, Riquier-Port-Mont-Boron, West Sector), quotas have been set: only 1.5% of primary residences in each of these sectors can obtain authorization for change of use. In these same zones, authorization for change of use for a secondary residence is limited to 3 years, non-renewable.

If the property is your primary residence, you must respect the limit of 90 nights of rental per year, even if you are only absent a few weeks during the year. If the property is not your primary residence, in high-demand areas, you will need to: - Obtain authorization for change of use to operate as tourist accommodation - Comply with municipal quotas - Plan the 3 years of authorization before any resale or strategy change

Declaration at city hall and registration number: mandatory for any Airbnb listing, regardless of property status. Tourist tax: collected and paid, even though Airbnb facilitates this process. Penalties: fines can be significant in case of non-compliance - up to several thousand euros if the registration number is missing or if the day limit is exceeded.

Nice faces strong real estate pressure. The municipality seeks to preserve the balance between residential housing, tourist activity, and economic dynamism. This will explains the progressive strengthening of controls and administrative obligations.

The first step is to precisely analyze the legal situation of your property: - Primary or secondary residence - Condominium status - Urban planning regulations - Possible constraints from condominium regulations A misinterpretation can compromise the project's profitability.

B&C Conciergerie supports Nice property owners in the complete and compliant management of their short-term rental. Our support includes: - Analysis of property status - Assistance with administrative procedures - Verification of registration number - Compliance with local obligations - Constant regulatory monitoring Our objective is to secure your investment while optimizing its profitability. In a demanding regulatory environment, local expertise makes the difference.