Property management · Airbnb management
Property management on the French Riviera
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Property management on the French Riviera
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Do you own — or are you about to buy — a property on the French Riviera without knowing yet which town will earn you the most? Nice, Cannes, Antibes, Villefranche-sur-Mer, Menton, Monaco: each has its own market, seasonality and rules, and those differences are what drive returns. Be My Guest is a property management company founded by short-term rental investors, based in Nice and active along the entire Alpes-Maritimes coast: we manage around fifty properties, from the Croisette to the Italian border, all-inclusive from 20% of rental income — with most of our owners living abroad.
≈ 50
properties under management on the Riviera
4.8 / 5
guest rating over the last 5 months
1,500+
cumulative reviews across our properties
≈ €2M
in rental income generated over the last 12 months
Figures as of June 2026, across all properties managed by Be My Guest.
Truly complete rental management: we handle everything. You do nothing.
One formula, from 20% of rental income, no hidden fees: we manage your property on the French Riviera as if it were our own — we have been short-term rental investors ourselves for over 7 years. Your only job: read your reporting and block dates whenever you want to enjoy your home.
Listing & marketing
- ✦Multi-platform listing + direct bookings
- ✦Professional photos included
- ✦Polished multilingual copy
- ✦Dynamic pricing (+20% revenue on average)
Learn more
We create and optimise your listing on Airbnb, Booking, Vrbo, Google Vacation… plus our own direct booking site with no platform commission — a direct lever on your net income.
A professional photo shoot is included in the formula: the single best-returning investment for your listing's click-through rate and pricing power.
Rates are adjusted daily with professional tools, according to season, events and demand: the difference between average and maximised returns.
Housekeeping & maintenance
- ✦Professional cleaning between every stay
- ✦Hotel-grade linen
- ✦Welcome kit and amenities
- ✦Minor repairs and regular inspections
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Every departure triggers a full professional clean, with hotel linen, amenities and a welcome kit: your property is immaculate for every arrival.
Our teams handle minor repairs, emergency call-outs and regular inspections: your property stays in perfect condition year-round, without you having to travel.
Guest welcome & experience
- ✦Guest screening
- ✦7/7 check-in / check-out
- ✦Assistance throughout the stay
- ✦5-star reviews that lift your listing
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We screen guests, run a personalised or self check-in depending on the property, and stay reachable throughout the stay. This hospitality quality feeds 5-star reviews — which mechanically lift your listing in platform rankings.
Owner peace of mind
- ✦Regulatory compliance end to end
- ✦Clear, regular reporting
- ✦Dedicated contact
- ✦Your dates blocked whenever you wish
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Registration number, change of use, tourist tax: we build and follow every file for a 100% compliant rental, with permanent regulatory monitoring.
You receive clear, regular reporting on bookings and revenue, with a dedicated contact — and you block dates to enjoy your home whenever you like.
Your property everywhere
How much does a holiday rental earn on the French Riviera?
A well-managed property on the Riviera earns 2 to 3 times more as a short-term rental than on a yearly lease. But the gaps between towns are significant: the right choice depends on your budget, your own use of the property and your tolerance for seasonality.
| Nice — optimised one-bedroom | ≈ €25,000 – 38,000 / year · ADR €132 – 145 · occupancy 72 – 78% |
| Cannes — Croisette / Banane apartment | Lower occupancy than Nice, offset by Festival, MIPIM and Lions peaks (up to 4–6× the base rate) |
| Antibes / Juan-les-Pins | ≈ €1,600 / month on average · ADR ≈ €120 · occupancy ≈ 78% · mid-term demand (Sophia Antipolis) off-season |
| Villefranche, Beaulieu, Cap Ferrat | ≈ €1,900 / month · ADR ≈ €160 · occupancy ≈ 75% in season · premium guests, longer stays |
| Menton / Roquebrune | More affordable market, Italian and Monegasque guests, strong winter demand (Lemon Festival) |
| Dynamic pricing uplift | +20% revenue on average vs fixed rates, whatever the town |
Indicative figures from 2024–2025 rental data observatories and our own portfolio (≈ 50 properties). Actual performance depends on the property, neighbourhood and pricing strategy — ask for your free personalised estimate, town by town.
How much could your property earn?
Free, no-obligation estimate based on comparable properties actually rented.
The short-term rental market on the French Riviera
The French Riviera is France's second tourist destination after Paris: over 12 million visitors a year for the Nice area alone, an international clientele above 50%, a season running from February (Nice Carnival) to October, and year-round business demand thanks to the Cannes congresses, the Monaco Grand Prix and the Sophia Antipolis tech park. The result: a smoothed occupancy of 72–78% in Nice, exceptional event-driven rate peaks in Cannes and Monaco, and steady mid-term demand around Antibes.
Up to date — September 2026
Airbnb and short-term rental rules on the French Riviera
Regulations change from one commune to the next — and that is exactly what we handle for you: registration, change-of-use permits, tourist tax, monitoring. You rent fully compliant without filling in a single French form, whatever the town.
- ✦Registration number mandatory on all listings in almost every coastal commune (Nice, Cannes, Antibes, Villefranche, Menton…).
- ✦Nice: main residence can be let 120 days a year; secondary residences need a temporary change-of-use permit (5 years), with quotas in 4 districts since 1 September 2026.
- ✦Cannes and Antibes: change-of-use permit required for secondary residences, each with its own compensation rules.
- ✦Villefranche, Beaulieu, Èze, Menton: national framework (120 days for a main residence), communal procedures for secondary residences.
- ✦Monaco: a separate regime from France — tourist letting is tightly regulated; we advise case by case.
- ✦Everywhere: tourist tax collection and remittance, which we handle for you.
France's Le Meur law sets the national framework for short-term rentals; Riviera communes add their own rules on top. Each town page details the applicable framework, updated with every change.
How our Airbnb management works on the French Riviera
- 1
Free estimate
we assess your property's rental potential on real comparables
- 2
Preparation & photos
light staging, equipment, professional photo shoot
- 3
Going live
optimised multi-platform listings + direct booking
- 4
Optimised income
dynamic pricing, attentive welcome, 5-star reviews
Why Be My Guest?
Because we are owner-investors before being managers: over 7 years of short-term rental experience on the French Riviera, a local team that knows French Riviera street by street, a transparent formula from 20% all-inclusive, and a direct booking platform that removes platform commissions on part of your reservations.
One team, based in Nice, covering the whole coast from Cannes to Menton: the same standards, the same reporting and the same all-inclusive formula whether your property is in the Port of Nice, on the Croisette or overlooking the bay of Villefranche.
Owners who trust us with their properties
« Efficacité irréprochable ! J'ai confié mon appartement à BMG et je m'en réjouis. Simple, efficace et sympathique. Combo parfait pour être serein. »
« Je recommande fortement cette conciergerie qui gère depuis + de 2 ans maintenant plusieurs de mes biens. Très réactif en cas de problème, appartement bien entretenu et voyageurs ravis ! »
« Excellent service, équipe réactive, bonne communication, les cleanings sont soignés et on est toujours au courant des arrivées et départs. Je recommande ! »
How much could your property earn?
Free, no-obligation estimate based on comparable properties actually rented.
The French Riviera towns we cover
Nice
The heart of our business and the region's deepest market: Old Town, Carré d'Or, Promenade, Port, Mont Boron, Cimiez. Year-round demand and the most regular occupancy on the coast.
Cannes
The events market: Film Festival, MIPIM, Cannes Lions, Yachting Festival. A few weeks a year can represent half the annual income — provided rates are set months ahead.
Antibes & Juan-les-Pins
A twin engine: families and yachting guests in summer, executives on assignment at Sophia Antipolis the rest of the year. Ideal for a short/mid-term mix.
Villefranche-sur-Mer, Beaulieu, Saint-Jean-Cap-Ferrat
The bay and the peninsula: premium guests, long stays, high nightly rates. Our team operates from Nice, ten minutes away.
Èze, Cap-d'Ail, Beausoleil, Roquebrune
Between Nice and Monaco: villas with a view, Monaco-linked clientele, very strong demand during the Grand Prix.
Menton
The most Italian town in France: a more accessible market, an active winter (Lemon Festival), loyal cross-border guests.
Cagnes-sur-Mer, Saint-Laurent-du-Var, Vence, Saint-Paul
West of Nice and the hinterland: softer purchase prices, families and long stays, close to the airport.
Frequently asked questions — property management on the French Riviera
Which French Riviera town should I buy in for short-term letting?
Nice for consistency (72–78% occupancy across the year), Cannes for event peaks, Antibes for a short/mid-term mix, the bay of Villefranche for the high end. We give you a free comparative estimate before you even buy, based on properties we actually let.
Do you really cover all these towns with the same team?
Yes. Our team is based in Nice, at the geographic centre of the coast: Cannes is 30 minutes away, Menton 30 minutes, Villefranche 10. Housekeeping, linen, maintenance and guest welcome are handled by our local teams in each area, with a single point of contact for you.
I live abroad: how does remote management work?
That is the case for most of our owners. You receive a monthly report in English, your income is held on a dedicated escrow account, and you block your own dates in one click. We handle every French administrative procedure (registration, tourist tax, change-of-use permit) on your behalf.
What do you charge?
One formula, from 20% of rental income, all-inclusive: listing and free professional photos, dynamic pricing, 7-day guest welcome, hotel-grade cleaning and linen, maintenance, regulatory compliance. No fixed fees, no minimum term.
Are the rules the same everywhere on the Riviera?
No. Nice has specific rules (5-year temporary permit, district quotas), Cannes and Antibes have their own change-of-use rules, smaller communes follow the national framework, and Monaco has a separate regime. We check the framework applicable to your property before any letting.