How Much Does an Airbnb Earn in Nice and on the French Riviera in 2026?
€37,000 a year on average in Nice, €25,000 in Cannes: real revenues, occupancy rates, costs and the levers that maximise your holiday rental's returns.
In Nice, a well-managed holiday rental generates on average €37,000 in gross rental revenue per year, with an average daily rate of €132–145 and an occupancy rate of 72–78%. In Cannes, expect around €25,000 a year — with spectacular peaks during the Festival and major congresses. Here are the real figures, city by city, and above all what separates an average property from a highly profitable one.
Figures from short-term rental data observatories (November 2024 – October 2025) and our own portfolio of around fifty managed properties on the French Riviera. Updated: June 2026.
Average revenue, city by city
Nice — the steadiest market on the Riviera
- Average annual revenue: ≈ €37,000 gross (an optimised one-bedroom: €25,000–38,000)
- Average daily rate (ADR): €132–145
- Smoothed occupancy: 72–78%, about 285 booked nights a year
Nice concentrates 44% of the region's overnight stays, with 300 days of sunshine and business and congress travellers filling the low season: a Nice property works almost all year round. It is the most "secure" market on the Riviera. Everything about our management in Nice.
Cannes — the market of event-driven peaks
- Average annual revenue: ≈ €25,000 gross (well-located properties: ≈ €39,500 median)
- Average daily rate (ADR): ≈ €140 — but 5 to 10 times higher during the Festival, MIPIM or Cannes Lions
- Median occupancy: ≈ 50%, about 182 nights
Average occupancy is lower than in Nice, but a few weeks of events can account for a major share of annual revenue — provided rates were set months in advance around the congress calendar.
Villefranche-sur-Mer, Èze, Saint-Jean-Cap-Ferrat — the premium segment
On the Riviera's peninsulas and villages, revenue depends enormously on the property itself: the clientele is international and high-end, nightly rates are high, and a sea view literally changes a home's price category. Family houses with outdoor space deliver excellent summer seasons.
Antibes and Juan-les-Pins sit between the two profiles: a long season driven by families and boating, with performance between Nice and Cannes.
Holiday rental vs long-term lease: the real gap
In Cannes, a one-bedroom lets for around €12,000–14,000 a year on a classic lease, versus €25,000 and more as a well-managed short-term rental: a factor of 2 to 3. In Nice, the order of magnitude is comparable for a well-located, well-run property. The trade-off: more variable income and real management work (turnover, guest care, compliance). To choose between the two models, read our long-term vs short-term rental comparison for Nice.
From gross to net: what to deduct
Nice's €37,000 is gross rental revenue. To estimate what ends up in your pocket:
- Platform commissions: 3–17% depending on the channel (Airbnb, Booking…). This is why direct booking, commission-free, mechanically improves your net — we offer it on our own website.
- Management / concierge service: from 20% of revenue at Be My Guest, all-inclusive (listing, professional photos, dynamic pricing, guest care, cleaning, maintenance, compliance). Cleaning is generally re-invoiced to the guest.
- Property costs: building charges, energy, insurance, linen, consumables, small repairs.
- Tourist tax: collected from the guest and remitted — neutral for you.
- Taxation: the French LMNP regime remains favourable; the Le Meur law lowered micro-BIC thresholds, making the "régime réel" with depreciation often preferable. Talk to your accountant.
Order of magnitude to remember: on €37,000 gross, a well-supported owner's net before tax remains well above a classic yearly rent — while keeping the freedom to use the property.
The 5 levers that make the difference
- Location and view — in Nice, the Carré d'Or, Old Town, Promenade and Port outperform; a sea view changes a property's price category.
- Dynamic pricing — rates adjusted daily to season, events and demand: +20% revenue on average versus fixed prices. Lever number one, and the one private hosts neglect most.
- Professional photos — the best return on investment of any listing: they drive both click-through rate and the price guests accept.
- Five-star reviews — they mechanically push your listing up platform rankings; they are earned through guest care, cleaning and responsiveness.
- Equipment — air conditioning, hotel-quality bedding, reliable wifi, self check-in: every detail widens demand and reduces the off-season discount.
To review your home point by point, follow our checklist to prepare your apartment for holiday rental.
Don't forget regulation: it conditions your revenue
Your potential also depends on what you are allowed to do. In Nice, a primary residence is capped at 90 rental days per year (versus 120 nationally), and a second home requires a change-of-use authorisation. These rules shape your revenue scenario before the first guest arrives: see our complete guide to Airbnb rules in Nice for 2026.
And if you are considering delegating, our guide to choosing an Airbnb concierge service in Nice details the market's services and commissions.
Sources
- Short-term rental data observatories, November 2024 – October 2025
- Be My Guest internal data: ≈ 50 managed properties, ≈ €2M in rents generated over the last 12 months (June 2026)
- Métropole Nice Côte d'Azur — tourist furnished rentals (local rules)
- Law No. 2024-1039 of 19 November 2024, the "Le Meur law" (taxation, national framework)
Frequently asked questions
How much does a one-bedroom earn in Nice as a holiday rental?
A well-located, well-managed one-bedroom in Nice typically generates between €25,000 and €38,000 in gross rental revenue per year, with an average daily rate of €132–145 and around 285 booked nights. Neighbourhood, view and quality of management explain most of the gap.
Does an Airbnb really earn more than a classic lease?
Yes, on the French Riviera: typically 2 to 3 times more gross revenue than a yearly lease for the same property (in Cannes: ≈ €25,000 short-term versus €12,000–14,000 long-term). The trade-offs: more variable income, demanding management and regulations to comply with.
What costs should be deducted from Airbnb revenue?
Platform commissions (3–17%, avoidable via direct booking), management if you delegate (from 20% all-inclusive), property costs (building charges, energy, insurance, linen) and taxation (LMNP, micro-BIC or régime réel). The tourist tax is paid by the guest.
How much does an apartment earn during the Cannes Film Festival?
During the Festival and major congresses (MIPIM, Cannes Lions), nightly rates run 5 to 10 times higher than in normal periods. A few weeks of events can account for a major share of a Cannes property's annual revenue — provided rates were set months in advance.
What occupancy rate should you target in Nice?
A well-managed property in Nice reaches 72–78% occupancy smoothed over the year, about 285 nights. Below 60%, there is almost always a pricing, photo or listing problem — exactly what professional management fixes.
