Airbnb Rules in Antibes 2026: The Owner's Guide to Short-Term Lets
Registration number, 90 or 120-day cap, change-of-use permit, 5% tourist tax: the Airbnb rules in Antibes Juan-les-Pins in 2026, explained point by point for owners.
To let a property as a short-term rental in Antibes Juan-les-Pins in 2026, three obligations apply to every owner: declare the property to the town hall and obtain a 13-character registration number, respect the annual cap on letting a primary residence (120 days under national law, 90 days according to several local sources — more on that below), and collect and remit the tourist tax, set at 5% of the nightly rate for an unclassified rental. If the property is a second home, you also need a change-of-use permit, because Antibes is classed as a housing-pressure ("zone tendue") area. Here are the Airbnb rules in Antibes as they stand today — what is certain, and what is worth confirming with the town hall before you publish a listing.
The information below is accurate at the date of publication and provided for guidance only. Short-term rental regulation moves fast — a single council decision can change the picture within weeks. Always refer to the official sources listed at the end of this article.
Do I need a registration number to rent out in Antibes?
Yes, without exception. Antibes Juan-les-Pins has applied the registration procedure set out in Article L. 324-1-1 of the French Tourism Code since 2018: every furnished tourist rental — primary or second home, classified or not, a flat in Old Antibes or a villa on the Cap — must be declared before the first booking. The process is online, on the town's host portal: you create an account, the system generates a pre-filled CERFA form no. 14004*04, you complete and sign it, and the town hall emails you a 13-character registration number. That number must appear on every listing, on every platform (Airbnb, Booking.com, Vrbo…) and on any direct-booking website.
Two useful details. First, the registration number and the tourist-tax account are two separate procedures, even though both go through the same portal. Second, since 20 May 2026 the "Le Meur" law provides for registration to move to a single national online service; its technical roll-out has been delayed, and in the meantime Antibes town hall continues to process declarations through its own portal. An existing Antibes number remains valid. For a step-by-step walkthrough on the Nice side, see our guide to the Airbnb registration number in Nice — the logic is identical.
How many days can I rent out my primary residence in Antibes?
The Tourism Code sets a national cap of 120 days per calendar year for short-term letting of a primary residence — the home you occupy for at least eight months a year. Since the Le Meur law, any municipality may, by a reasoned council decision, lower that cap to 90 days. Nice did so by a decision dated 23 May 2025, effective 1 January 2026.
For Antibes, caution is warranted: several specialist sources state that the town now applies a 90-day cap for primary residences, but our research did not locate the published council decision confirming it. Our advice, as investors and managers on the ground: plan your project around 90 days and ask the town hall's tourist-tax office (open Tuesdays and Thursdays) for written confirmation. Either way, platforms automatically block bookings once the quota is reached, and exceeding it exposes you to a civil fine of up to €15,000.
Good news for house owners: letting only during your own summer holiday uses roughly 60 days, comfortably under both caps. We ran the numbers in our article on renting out your house while on holiday on the French Riviera.
Second home: do I need a change-of-use permit in Antibes?
Yes. Antibes Juan-les-Pins is one of the housing-pressure municipalities where letting a residential property as a tourist rental, when it is not your primary residence, constitutes a change of use under Article L. 631-7 of the French Construction and Housing Code. The permit must be requested from the town hall before any listing goes live. Several local sources describe a regime in which the first property let to tourists is exempt from "compensation", with the obligation to compensate (converting other premises into housing) applying from the second property onwards, and particular scrutiny of Old Antibes within the ramparts; other sources report no compensation requirement at all. Once again, only the council decision in force is authoritative — request it from the planning department.
Two national changes weigh directly on your application. The Le Meur law makes any new change-of-use permit conditional on an energy rating (DPE) of E or better (F and G-rated homes can no longer obtain one), and all tourist rentals will need to reach class D by 2034. It also allows co-ownership associations to ban tourist lets by a two-thirds majority instead of unanimity: read your building's co-ownership rules and the latest AGM minutes before investing. Finally, on 11 June 2026 the Conseil d'État confirmed that municipalities under housing pressure may impose a strict permit-and-compensation regime, provided it is proportionate and clearly published. To understand how such an application works in practice, our article on the change-of-use permit in Nice is a good starting point.
Tourist tax in Antibes: how much, and how do I remit it?
In Antibes Juan-les-Pins, the tourist tax for an unclassified furnished rental is proportional: 5% of the nightly rate excluding VAT, per person, capped at €6.43 (the "palace" rate), including the 34% departmental surcharge. Classified rentals pay a flat rate according to their star rating (for example €2.28 per person per night for a 3-star rental, 2025 tariff). Minors and seasonal workers employed in the town are exempt.
Remittance is quarterly via the town's host portal, with four deadlines: before 15 April, 15 July, 15 October and 15 January. Airbnb and most major platforms collect the tax on your behalf, but the town hall still expects a (possibly simplified) return from you to avoid reminders; for direct bookings, collection and remittance are entirely your responsibility. The calculation mechanics are explained in our guide to the tourist tax in Nice, which works on the same principle.
What are the penalties for non-compliance?
| Breach | Penalty |
|---|---|
| No declaration / registration number, or false declaration | Civil fine of up to €10,000 |
| Exceeding the day cap (primary residence) | Civil fine of up to €15,000 |
| Letting a second home without a change-of-use permit | Civil fine of up to €100,000 per property, plus a court order to return it to residential use |
| Tourist tax not declared or not remitted | Assessed tax, interest and a fixed-penalty fine |
Statutory maximums under the Tourism Code and the Construction and Housing Code as amended by Law no. 2024-1039 of 19 November 2024; amounts set case by case by the courts, September 2026.
Municipalities now receive data from the platforms and cross-check listings, calendars and guest reviews. The grace period is over, and a listing without a number can simply be removed.
Antibes, Nice, Cannes: the rules at a glance
| Rule | Antibes Juan-les-Pins | Nice | Cannes |
|---|---|---|---|
| Registration number | Mandatory (13 characters) | Mandatory (13 characters) | Mandatory (13 characters) |
| Primary-residence cap | 120 days (national) — 90 days per several sources, to confirm with the town hall | 90 days since 1 January 2026 (the Métropole cites 120 days for the change-of-use exemption — to confirm) | 120 days |
| Change of use (second home) | Yes, prior permit | Yes, 5-year temporary permit (one per household), then compensation or mixed letting | Yes, prior permit |
| Tourist tax, unclassified | 5% / night / person (cap €6.43) | 5% / night / person | 5% / night / person |
Indicative summary of the rules published at the time of writing (town halls, Métropole NCA, City of Cannes) — September 2026; always check the council decision in force.
For each city in detail, see our guides to the Airbnb rules in Nice and the Airbnb rules in Cannes.
What the rules mean for your rental income in Antibes
None of this dents the appeal of the Antibes market, one of the most resilient on the Riviera thanks to its double season — beach holidays in Juan-les-Pins in summer, business travel all year round with the Sophia Antipolis technology park. Take our reference property: a two-room flat of around 40 m² sleeping four, recently renovated and tastefully furnished, in a central neighbourhood. Well managed, it generates, as a guide, roughly €28,000 to €34,000 in annual revenue, with an average nightly rate around €130 and occupancy close to 69%. Compliance is not a cost that eats into that result: it is the condition for collecting it with peace of mind, year after year. You will find the full calculation in how much an Airbnb earns on the French Riviera and our guide to Airbnb property management in Antibes.
Indicative ranges for the reference property (two-room flat ≈ 40 m², sleeps 4, renovated, central location) in Antibes — BMG portfolio data and local observations, 2026.
At Be My Guest, compliance is part of the service: we prepare the registration file, submit the tourist-tax return every quarter, assemble the change-of-use application when one is needed and monitor council decisions on your behalf. Own a property in Antibes or Juan-les-Pins and want to rent it out with complete peace of mind? Estimate your income and entrust us with your property.
Official sources
- Antibes Juan-les-Pins town hall — Declare your furnished rental (mandatory declaration, host account creation, CERFA 14004*04)
- Tourist-tax host portal — Antibes Juan-les-Pins (registration number, quarterly deadlines, tariff decision, "Régulation des locations saisonnières" document)
- Antibes Juan-les-Pins Tourist Office — Tourist tax (rates by category, 5% rate for unclassified rentals, 34% additional tax)
- Law no. 2024-1039 of 19 November 2024, the "Le Meur" law (cap reducible to 90 days, energy rating, co-ownership, penalties)
- Article L. 631-7 of the Construction and Housing Code (scope of the change-of-use permit)
- Conseil d'État, 11 June 2026, no. 504736 (upholding local permit and compensation regimes)
Frequently asked questions
Do I have to declare my Airbnb in Antibes?
Yes. Every furnished tourist rental in Antibes Juan-les-Pins must be declared to the town hall before its first booking, whether it is a primary or second home, a flat or a villa. The declaration is made online on the town's host portal (pre-filled CERFA 14004*04) and generates a 13-character registration number that must appear on every listing. Since 20 May 2026 the law provides for a switch to a national online service whose roll-out is still in progress; until then, the Antibes procedure remains the reference.
How many days can I rent out my primary residence in Antibes?
The national legal cap is 120 days per calendar year for a primary residence. Since the Le Meur law, a municipality may lower it to 90 days by council decision. Several sources state that Antibes applies 90 days in 2026, although we could not locate the published decision: plan around 90 days and have the town hall confirm. Letting only over the summer (July–August ≈ 60 days) is compatible with both caps.
Can I rent out a second home on Airbnb in Antibes?
Yes, provided you first obtain a change-of-use permit from the town hall, as Antibes is a housing-pressure area. According to local sources, the first property would be exempt from compensation, which applies from the second property let to tourists onwards; check the decision in force. Since the Le Meur law, the property must have an energy rating of E or better to obtain the permit, and the co-ownership rules must not prohibit tourist lets.
How much is the tourist tax in Antibes for an Airbnb?
For an unclassified furnished rental, the tourist tax in Antibes Juan-les-Pins is 5% of the nightly rate excluding VAT per adult guest, including the 34% departmental surcharge, capped at €6.43 per person per night. Classified rentals pay a flat rate according to their star rating. Remittance is quarterly (before 15 April, 15 July, 15 October and 15 January) via the town's host portal.
What fines apply to an undeclared Airbnb in Antibes?
The statutory maximums are deterrent: up to €10,000 in civil fines for failing to declare or for a false declaration, up to €15,000 for exceeding the day cap on a primary residence, and up to €100,000 per property for a second home let without a change-of-use permit, with a possible court-ordered return to residential use. Platforms now share their data with municipalities, making enforcement far more effective than a few years ago.
Can a property manager handle all of these formalities for me?
Yes. A reputable local property management company prepares the registration file, declares and remits the tourist tax every quarter, assembles the change-of-use application when the property is a second home and tracks the town's regulatory changes. At Be My Guest, this support is included in our all-inclusive service from 20% of revenue — with no hidden fees — across the fifty or so properties we manage in Antibes, Cannes and Nice.
