Nice mixed rental scheme: student lets in winter, tourists in summer
Nice's mixed rental scheme: let to a student all year, then to tourists in summer, with no compensation. Conditions, rent caps, 2027 timeline and returns.
Nice's mixed rental scheme (location mixte) lets you rent a furnished property to a student during the academic year, then to holidaymakers for three summer months, under a change-of-use permit that requires no compensation. It is specific to the City of Nice and the Métropole Nice Côte d'Azur, was launched in 2021, and has been kept in the new rules that took effect on 1 September 2026. It mainly suits two kinds of owner: those with a second property who can no longer obtain a standard permit, and those whose temporary permit is about to expire. Timing is everything: to welcome holiday guests in summer 2027, the key steps fall between September 2026 and 31 January 2027.
The information below is correct at the date of publication and given for guidance only. Short-term rental rules in Nice change regularly: always check the official sources listed at the end of this article.
What is the mixed rental scheme in Nice?
In Nice, repeatedly letting a furnished home to short-stay guests has counted as a change of use since 2014 — even if a student lives there for the rest of the year. The mixed rental scheme is an exemption: in return for supporting student housing, the City grants a change-of-use permit limited to three summer months — June, July and August, or July, August and September — without the costly compensation normally required.
The Métropole highlights three advantages: an unlimited number of permits, no compensation, and eligibility for both individuals and companies (SCIs included) from the very first property. Mixed rental applications are also excluded from the quotas that apply in the city's four most pressured districts.
Why the scheme matters more since September 2026
Nice's new change-of-use regulation (Metropolitan Council decision of 22 June 2026), in force since 1 September 2026, significantly tightens standard holiday letting of second homes and buy-to-let properties: one temporary permit per tax household, valid for 5 years maximum, non-renewable and non-transferable to another property. Beyond that — a second property, or once the five years are up — only two routes remain for continuing to host tourists: compensation or the mixed rental scheme.
In other words, for many Nice owners, the mixed scheme is now the only way to keep a summer holiday-let business without buying compensation rights. For the wider context, see our guides to the change-of-use permit in Nice and Airbnb rules in Nice.
What are the conditions of the mixed rental scheme?
Owners must commit to the following:
- capped student rent, excluding service charges: €525 for a studio (T1), €680 for a one-bedroom flat (T2), €890 for a T3, €1,260 for a T4 or larger;
- a decent home with an energy rating (DPE) between A and E;
- a sworn statement that you will comply with the building's co-ownership rules;
- a four-party agreement signed by you, the student, the CROUS (student housing body) and the City of Nice;
- holiday letting limited to June–August or July–September, with all tourist tax obligations met.
The student must receive CAF housing benefit (in a flatshare, one eligible tenant is enough, and each tenant needs their own bedroom unless they are a couple), live in the property for at least 6 months on a September lease or 5 months on an October lease, and must not sublet.
Which lease should you sign with the student?
The scheme requires a lease signed in September or October. Two furnished-lease formats fit naturally:
- the 9-month furnished student lease (article 25-7 of the French law of 6 July 1989), which cannot be renewed and ends automatically — ideal for a September-to-end-of-May tenancy ahead of a June–August holiday season;
- the mobility lease (bail mobilité), lasting 1 to 10 months, non-renewable and with no security deposit, reserved notably for students, trainees and apprentices.
Either way, the property must contain the minimum furniture required for a furnished home. Leave a few days between the student's departure and your first summer booking: enough time for the check-out inspection, a deep clean and restaging the flat for guests.
The timeline for holiday letting in summer 2027
This is the point most owners discover too late: the holiday-letting permit is always granted after the student's tenancy, for the following summer.
| Step | Deadline |
|---|---|
| Lease signed with a student receiving CAF benefit | September or October 2026 |
| Four-party agreement signed (owner, student, CROUS, City) | Before 31 December 2026 — the CROUS closes for two weeks over the holidays |
| Mixed rental change-of-use application filed | Before 31 January 2027 |
| Registration number and tourist tax account | Before your listings go live |
| Holiday letting | June–August or July–September 2027 |
| Renewal | Every year, with a new application |
Source: Métropole Nice Côte d'Azur, "Location mixte" page and change-of-use FAQ, September 2026.
Applications are best filed online via the City's portal, with the lease, proof of ownership, the latest property tax bill, the DPE and the co-ownership statement. Don't forget the registration number, which is separate from the change-of-use permit: without it, you cannot list on Airbnb or Booking.com. Our guide to the Airbnb registration number in Nice walks you through it.
Is it profitable? The numbers for our reference property
Let's take our reference example: a one-bedroom flat of around 40 m² sleeping 4, recently renovated and tastefully decorated, in a central neighbourhood. Here are three strategies compared over a year.
| Strategy | Indicative gross annual income | Main constraints |
|---|---|---|
| Standard long-term let | ≈ €13,200 – €15,000 (€1,100 – €1,250/month) | One-year minimum lease, little flexibility |
| Mixed rental (9 months student + 3 summer months) | ≈ €17,500 – €22,500 | Student rent capped at €680, strict timeline, yearly application |
| Year-round holiday let | ≈ €25,000 – €38,000 | One permit per household, 5 years maximum, quotas in 4 districts |
Indicative ranges for the reference property (one-bedroom ≈ 40 m², sleeps 4, renovated, central) in Nice — BMG portfolio data and local observations, 2026. Mixed rental: 9 × €680 excl. charges + ≈ 92 summer nights at €150–190 with 85–95% occupancy. Gross figures, before charges, management fees and tax.
The takeaway is clear: mixed rental doesn't match a year-round holiday let, but it beats a long-term let by several thousand euros, concentrating your effort on the three months when Nice is most in demand. It also keeps vacancy low: the student lives in the flat during the low season, when nightly rates are at their weakest. For context, see how much an Airbnb earns in Nice and our comparison of long-term vs short-term rental in Nice.
Mixed rental: what to watch out for
Three points deserve attention. Tax, first: both student rent and holiday income count as furnished-rental income, but France's Le Meur law cut the micro-BIC allowance for unrated holiday lets (30% up to €15,000 of income). Depending on your summer takings, getting your property officially star-rated or switching to the actual-expenses regime can change the outcome — our article on short-term rental taxes in Nice in 2026 explains the options; confirm with your accountant.
Furnishing, next: a flat set up for a student isn't always ready for demanding holiday guests. Hotel-quality linen, a fully equipped kitchen, careful styling and professional photos make a real difference to summer rates. Pace, finally: three peak months mean near-daily arrivals, a clean between every stay and round-the-clock guest support — exactly when many owners are away on holiday themselves.
Should you hand the summer season to a property manager?
Over three months, every night counts: daily pricing adjustments, multi-platform distribution and flawless check-ins directly shape your results. Handing the short-term rental management of your property to a professional for the summer lets you capture peak demand without giving up your own holiday. At Be My Guest, an Airbnb management company in Nice founded by investors, we handle property preparation, complimentary professional photos, listings on Airbnb, Booking.com and our commission-free direct booking site, cleaning, check-ins and tourist tax — all-inclusive from 20% of revenue. We also help you keep to the paperwork timeline so your permit is ready in time.
Own a flat in Nice and think the mixed scheme could suit you? Get an estimate of your summer income and tell us about your project.
Official sources
- Métropole Nice Côte d'Azur — Mixed rental scheme (conditions, rent caps, required documents, four-party agreement, penalties — in French)
- Métropole Nice Côte d'Azur — Change-of-use FAQ (new rules from 1 September 2026, 5-year permit, quotas, mixed rental FAQ — in French)
- City of Nice change-of-use online portal (online filing of your application)
- Service-Public — Mobility lease (1 to 10 months, eligible tenants, no security deposit)
- Métropole Nice Côte d'Azur tourist tax portal (registering your rental, registration number, tax payments)
Frequently asked questions
What is the mixed rental scheme in Nice?
The mixed rental scheme (location mixte) is an exemption created by the City of Nice and the Métropole Nice Côte d'Azur. It allows you to let a furnished property to a student receiving CAF housing benefit during the academic year, at a capped rent, and then to holidaymakers for three summer months (June–August or July–September). In return, the owner receives a change-of-use permit with no compensation required, renewable each year. There is no limit on the number of permits, and both individuals and companies, including SCIs, are eligible.
What is the maximum student rent under the mixed rental scheme?
The rent caps set by the Métropole Nice Côte d'Azur, excluding service charges, are €525 for a studio (T1), €680 for a one-bedroom flat (T2), €890 for a T3 and €1,260 for a T4 or larger. They apply throughout the student tenancy and form part of the commitments in the four-party agreement signed with the student, the CROUS and the City. These are the figures published in September 2026; check them on the Métropole's website before signing a lease.
When should I apply for the mixed rental scheme for summer 2027?
The student lease must be signed in September or October 2026, the four-party agreement before 31 December 2026, and the change-of-use application filed before 31 January 2027. The permit is then granted for summer 2027, after the student's tenancy. Note that the CROUS closes for two weeks over Christmas and New Year, so it is wise to finalise the agreement in early December.
Does the mixed rental scheme count towards Nice's quotas?
No. Mixed rental change-of-use applications are not counted in the quotas that apply to Nice's four most pressured districts, where standard applications can only be filed online between 1 September and 31 December 2026. The mixed scheme is therefore available in any neighbourhood, including for owners who already hold a temporary permit or have used up their five-year standard permit.
Is mixed rental more profitable than a long-term let?
In most cases, yes. For a one-bedroom flat of around 40 m² in a central neighbourhood, nine months of student rent capped at €680 plus a well-managed summer season represent roughly €17,500 to €22,500 of gross income a year, compared with €13,200 to €15,000 for a standard long-term let. Net returns then depend on service charges, summer management fees and your tax position, particularly whether the property is officially star-rated.
Can I use the mixed rental scheme in Cannes or Antibes?
The mixed rental scheme described here is specific to Nice. In Cannes, Antibes or Villefranche-sur-Mer, each town applies its own change-of-use rules: alternating a student lease with a holiday season is still possible, but without an equivalent exemption, so the holiday-letting permit falls under standard local rules. Check with the relevant town hall's planning department before planning your calendar.
