The short answer: about €20,300 gross a year for a median listing
From September 2025 to August 2026, the median Airbnb listing in Nice took in about €20,296 in gross revenue, with 60% occupancy and a median nightly rate of €101 (GuestFavorites, updated 28 September 2026).
The gap between listings is huge: the top 10% reach about €50,000 a year (96% occupancy, €224 a night), while the bottom quarter tops out around €9,200 (33% occupancy, €55 a night). Size, location, listing quality, reviews and pricing explain most of that gap.
These are gross amounts collected through the platform, before Airbnb fees, cleaning, management, running costs and tax.
An estimate promising more than €50,000 a year for an ordinary one-bedroom flat in Nice puts you above the top 10% of listings in the city. Ask what it is based on.
The Nice short-term rental market in figures
Demand is real and measured: 2.4 million nights booked in holiday rentals across the Métropole in 2025, up 4% (Nice Côte d'Azur Tourist Office), and 15.2 million passengers at Nice Côte d'Azur airport (+3.2%). Across the Riviera, holiday rentals recorded 62% occupancy and €111 revenue per available night in 2025 (Côte d'Azur Tourism Observatory).
Supply is plentiful: 11,000 to 12,000 active listings in Nice depending on the data provider (August–September 2026), and holiday-rental supply was growing by 4 to 6% a year in 2025. Airbnb paid €5.7 million of tourist tax to Nice in 2025.
Seasonality: August earns about three times January
The median monthly income of a listing rises from about $1,400 in January to $4,000 in August, with 31% occupancy versus 61% (AirROI, August 2025 to July 2026). The Tourist Office barometers confirm the swing: 66% holiday-rental occupancy in August 2025, 24% in November and 28% in December.
Big events create peaks outside summer: Carnival in February, MIPIM and the Cannes Film Festival in spring, the Monaco Grand Prix in early June. Our 2027 pricing calendar suggests a price for every night of the year.
Differences between neighbourhoods
Nightly rates vary noticeably by neighbourhood (Airbtics, March 2026): €146 in Old Nice, €134 in Carabacel, €159 on Mont-Boron, €115 in Libération, €109 in Cimiez, and a premium of about 21% on the Promenade des Anglais. These figures come from a private provider and are not directly comparable with the city median, calculated by another.
The neighbourhood also decides the rules: in the four quota zones (Old Nice, Riquier – Port – Mont-Boron, City centre, West), authorisations to let a second home short term are capped at 691 in 2026. See the quota zones map.
Estimating your own income
Gross annual income = average price per booked night × number of nights booked in the year
With Nice medians: €101 × 60% × 365 nights ≈ €22,100, consistent with the €20,300 observed. Adjust the price to your size, view and neighbourhood, and occupancy to your real calendar: a main residence cannot exceed 120 nights a year.
For a figure based on your address and property, use our income estimator or ask us for a free estimate.
From gross to net: what ends up in your pocket
Several items come off: Airbnb service fees (about 15.5% for the host on host-only fees, 3% on split fees), cleaning and linen if not charged to guests, any management commission (ours is 20% + VAT, i.e. 24% including VAT, all included), building charges, insurance, utilities, property tax and the second-home council tax, increased by 60% in Nice.
For tax, 2026 income from a holiday rental falls under micro-BIC (30% allowance up to €15,000 of takings for an unclassified rental, 50% up to €83,600 for a classified one) or the LMNP real regime, which lets you deduct costs and depreciate the property.
Our net income simulator runs the full calculation for your case.
Airbnb or a year-long let?
Short-term letting earns more gross, but costs more in fees, time and constraints: change-of-use authorisation for a second home, quotas in four zones, registration number, energy rating A to E. Furnished year-long lets and the mobility lease need no authorisation. Our rental strategy comparison puts the options side by side for your property.
