1. Primary Residence: 120 Nights Per Year Since June 2026
For a primary residence, French law exempts you from applying for a change-of-use permit, provided you do not exceed 120 nights per year. The resolution of 5 December 2025 had lowered this cap to 90 nights in Nice. Since the Nice city council vote of 19 June 2026, the Ciotti municipality has restored the cap to the national level: 120 nights per year now applies for primary residences in Nice. Your property must remain your main home for at least 8 months per year.
This cap is entirely workable if you plan your calendar carefully. Nice's high season (June to September) covers 120 days on its own: by targeting weekends, bank holiday weekends and the 6 to 8 most in-demand summer weeks, you can comfortably reach this volume without disrupting your occupation.
With 120 nights available, the summer season can be fully exploited. It is the quality of your pricing during peak season, more than the volume of nights, that determines your final profitability.
Basic requirement: prior declaration at the Nice city council, obtaining a 13-character registration number to display on all your listings. This obligation has applied across all of France since 20 May 2026. Fine for missing registration number: up to €10,000.
2. Secondary Residence: Secure Your Permit Before Rules Tighten Further
For an investment property or second home, you must obtain a change-of-use permit from the Nice city council before listing for short-term rental. Since the 19 June 2026 resolution, the duration of this permit has been extended from 3 to 5 years, and the annual renewal requirement has been abolished. Renewals of existing permits remain possible year-round and are not subject to sectoral quotas.
New applications remain subject to quotas in the 4 affected districts (Vieux-Nice, Riquier-Port-Mont Boron, City Centre, West), now raised to 691 permits per year across these areas. New applications in these districts are suspended until 31 August 2026, pending a ruling from the Conseil d'État. Compensation dossiers and mixed-use rental files are not subject to quotas and can be submitted at any time.
Renting without a permit: fine up to €50,000 plus a daily penalty of €1,000 per square metre.
3. Co-Ownership: Check the Rules Before Buying or Listing
Since the Le Meur law (November 2024), a co-ownership can ban short-term furnished rentals by a two-thirds majority vote. This decision applies even if the city council has granted you a change-of-use permit. This is one of the most costly mistakes we see in practice: buying a property to rent short-term without first checking the co-ownership rules. Review them before any administrative steps or contract signing.
4. District Quotas: What the Uncertainty Means for Investment
The municipal regulation of 5 December 2025 had introduced sectoral quotas in Nice's most tourist-heavy neighbourhoods, with a global cap of 671 annual permits. Following an appeal by the SPLM and UPLT professional unions, the Nice administrative court suspended partial enforcement on 29 January 2026, ruling the quota calculation method inadequate. The resolution of 19 June 2026 raises this cap to 691 annual permits across 4 zones, as part of a transitional agreement to settle the legal dispute. New applications in these zones remain suspended until 31 August 2026, pending the Conseil d'État ruling. A new regulation is expected for 2027.
| District | Neighbourhoods | Status |
|---|---|---|
| Vieux-Nice | Old Town, Garibaldi | Suspended |
| Riquier - Port - Mont Boron | Riquier, the Port, Mont Boron | Suspended |
| City Centre | City Centre, Musiciens, Carré d'Or | Suspended |
| West | Magnan, Fabron, Baumettes | Suspended |
Across these 4 zones, the quota is now set at 691 annual permits. New applications remain suspended until 31 August 2026. Properties already authorised benefit from renewal priority. If you plan to acquire a property not yet permitted in these districts, account for the ongoing suspension and await the Conseil d'État ruling.
5. Key Obligations and Common Mistakes
Registration Number
Prior declaration at the city council is mandatory. The 13-character registration number must appear on all listings. Extended to the entire French territory from 20 May 2026. We still see active listings without this number: it is the most widespread error and the easiest for city council inspectors to detect.
The 120-Night Counter
Airbnb does not automatically block bookings at 120 nights. It is the owner's responsibility to track this counter. Exceeding the limit without a change-of-use permit exposes you to reclassification and a fine. Tip: log every night in a spreadsheet, or work with a concierge service that manages this tracking for you.
Tourist Tax
Collected and remitted automatically by Airbnb. No additional steps required if you use the platform exclusively.
Energy Performance (DPE)
A minimum F-rated DPE (energy performance certificate) is required to list since 2025: G-rated properties can no longer obtain new permits. The upcoming deadlines (E in 2028, D in 2034) officially apply to long-term rentals; their extension to short-term rentals has not yet been confirmed. Act now if your property is concerned.
Tax Declaration
Since 2025, Airbnb automatically transmits your income data to the French tax authorities. Non-declaration leads to near-automatic reassessment.
6. Profitability and Neighbourhoods: What We Have Learned on the Ground
Purchase prices per square metre vary significantly across Nice: Carré d'Or and Vieux-Nice are among the most expensive in the city, while Cimiez and the City Centre offer more accessible entry points. For up-to-date purchase price data, refer to public observatories such as the notaires or specialist property websites.
Our position from five years on the ground: neighbourhood and purchase price are not enough to guarantee profitability. The owners who do best are those who adjust their pricing week after week, maintain hotel-level presentation standards and treat every guest as a client. That daily work is what genuinely makes the difference.
For more detail, read our article on Airbnb income factors in Nice in 2026.
Checklist Before Publishing Your Listing
Frequently Asked Questions
Is Airbnb still profitable in Nice despite the 2026 rules?
Yes, in well-located areas and with good management. Nice has a long season and sustained international demand year-round. Profitability depends on your neighbourhood, property type and quality of management. In secondary locations, the calculation is tighter once 2026 tax and regulatory constraints are factored in: model your numbers precisely before committing, or ask for a direct estimate from your concierge service.
Should I classify my furnished rental to optimise tax in Nice?
Yes, this is one of the simplest decisions in 2026. The Atout France classification (1 to 5 stars) raises your micro-BIC allowance from 30% to 50%, which represents meaningful tax savings depending on your income and tax bracket. The process takes a few weeks. Contact an Atout France-approved body for exact procedures and costs for your property.
How do I track the 120-night counter without exceeding the limit?
Airbnb does not automatically block bookings at 120 nights. You must track this yourself. You can log nights manually in a spreadsheet or set up calendar alerts. If you work with a concierge service, they manage this tracking and alert you as the threshold approaches.
Is it better to self-manage or use a concierge service in Nice?
It depends on your availability and goals. Self-managing saves the commission but means handling check-ins, emergencies, cleaning, pricing and guest communication 7 days a week. A concierge service takes care of everything and adjusts prices daily. The net difference after commission is often better than what unoptimised self-management actually produces, particularly on dynamic pricing and occupancy rate.
What Check-in Riviera Handles for You
Airbnb regulations in Nice are more demanding in 2026. Administrative steps and tax matters are your responsibility as an owner: we recommend contacting your city council and a chartered accountant specialising in furnished rentals to secure your situation.
Our role is elsewhere: the complete operational management of your property. Listing, guests, professional cleaning, hotel-grade linen, dynamic pricing, coordination and unexpected issues. You remain the owner. We manage. You enjoy peace of mind.
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