How much does an Airbnb in Nice earn in 2026?

The Nice Airbnb market in figures

Nice is the third-largest Airbnb market in France by volume, behind Paris and Marseille, and the highest in average nightly rate outside Paris. The city welcomes more than 5 million tourists each year, 60% of them from abroad, with one of the highest average baskets in France. This structural demand translates into an average annual occupancy rate of 75 to 85% for well-managed properties, and into near-total saturation during certain periods (Carnival, July to August, the Monaco Grand Prix and the Cannes Film Festival).

The Nice market has one feature that is unique in France: an extended season from April to October, supplemented by significant business activity in autumn (conferences at the Palais Acropolis) and Carnival traffic in February. Whereas most coastal cities see their income collapse outside the summer, Nice maintains almost continuous activity throughout the year.

Average income by neighbourhood

Airbnb income in Nice varies sharply depending on the neighbourhood. Here are the ranges observed in 2026 for a one-bedroom flat of 35 to 50 sq m, well equipped and professionally managed.

Average income by type of property

Beyond the neighbourhood, the property type strongly influences income.

• Studio (20-30 sq m): €1,800 to €3,200 per month depending on location.
• One-bedroom flat (35-50 sq m): €2,700 to €6,000 per month — the prime Airbnb format in Nice, combining steady flow and healthy margins.
• Two-bedroom flat (55-75 sq m): €3,500 to €8,000 per month — performance depends heavily on maximum sleeping capacity and the quality of beds.
• Three-bedroom and above (75 sq m+): €5,000 to €15,000 per month — aimed at families, groups of friends and premium long stays. Volatility is higher.
• Villa with pool: €8,000 to €25,000 per month in high season — very strong seasonality, and managing the low season well is essential.

Occupancy rate: an underrated lever

Many owners focus solely on the nightly rate. Yet monthly income is the product of the average rate and the number of nights sold. An excellent price with a mediocre occupancy rate generates less than a modest rate with a full calendar.

Properties managed professionally in Nice achieve an average annual occupancy rate of 78 to 88%, compared with 55 to 65% for self-managed properties. This 20- to 30-point gap alone explains most of the income difference.

The levers of occupancy: dynamic pricing, listing optimisation, review quality (which boosts Airbnb ranking), responsiveness to enquiries, well-calibrated minimum stays and a calendar open 12 months out.

The impact of concierge services on income

A professional concierge service in Nice delivers, on average, 25 to 40% additional income compared with personal management. This gap comes from several cumulative factors: finely tuned dynamic pricing, professional photography, copywriting optimised for Airbnb SEO, 5-star review management, in-depth Airbnb listing optimisation with co-host activation and round-the-clock responsiveness.

A concierge commission generally sits between 18% and 25% of rental turnover. At first glance this may seem high, but the financial reality is very different: if you earn 30% more income and pay a 20% commission, you still take home an extra 4 to 8% net while eliminating 100% of the operational workload. For a full overview, see our Airbnb concierge service in Nice.

Taxation: what really stays in your pocket

Airbnb income in Nice falls under the LMNP (Non-Professional Furnished Lessor) or LMP regime. Two main tax options are available: the micro-BIC regime with a flat-rate allowance of 50% (or 30% for non-classified furnished rentals), or the actual-expenses regime, which allows expenses to be deducted and the property and furniture to be depreciated.

For the majority of Nice owners, the actual-expenses regime is significantly more advantageous: it can wipe out most or all of taxable income thanks to depreciation. In practice, many LMNP landlords pay zero tax on their Airbnb rental income for the first few years.

Beyond income tax, do not forget the CFE (business property contribution), the tourist tax collected on behalf of the city of Nice and any additional service charges linked to commercial use.

Simulating your income: the quick method

To quickly estimate your Airbnb income in Nice, use the following formula:

Monthly income = Average nightly rate × Number of nights sold

With these orders of magnitude: an average nightly rate between €90 (studio in Nice city centre) and €250 (sea-view one-bedroom flat on the Promenade), and a number of nights sold of between 18 (average self-management) and 26 (professional management in high season) per month.

A worked example: a one-bedroom flat in Old Nice with an average rate of €160 and 24 nights sold = €3,840 of gross monthly income. After Airbnb commissions (15.5% on the host-only model, which is the one used by most professionals), concierge commissions (20%), passed-through cleaning fees, expenses and taxation, you typically keep 45 to 55% net.

For a personalised and accurate estimate based on your actual property, request a free Airbnb income estimate — we analyse the exact address, the property type, the standard of finish and the optimisation potential.

Summary: what you can realistically expect

In short, here is what an owner can reasonably expect from an Airbnb in Nice in 2026 with professional management:

• Well-located studio: €24,000 to €36,000 gross annual income
• Well-located one-bedroom flat: €35,000 to €60,000 gross annual income
• Well-located two-bedroom flat: €45,000 to €80,000 gross annual income
• Premium property or villa: €80,000 to €200,000 depending on the standard of finish