Airbnb in Roquebrune-Cap-Martin: the 2026 regulations

Who makes the rules in Roquebrune-Cap-Martin?

Roquebrune-Cap-Martin is part of the Communauté d'agglomération de la Riviera Française (CARF), with Menton, Beausoleil, La Turbie and eleven other communes in the east of the département. Short-let rules, however, are set locally. The town council introduced change of use and registration, and the town hall processes applications.

The commune is not part of the Métropole Nice Côte d'Azur. The metropolitan regulation adopted on 22 June 2026 (5-year non-renewable authorisations, four quota zones) therefore does not apply. Do not transpose Nice's rules to a property on Cap-Martin or in the village.

The national framework does apply in full. It covers the Tourism Code (registration, cap on days), the Construction and Housing Code (change of use, penalties) and law no. 2024-1039 of 19 November 2024, known as the Le Meur law. That law is what allowed the commune to move to 90 days.

Main residence: 90 days a year since 2025

This is the biggest and least known change. Resolution no. 10-2025 of 25 February 2025 lowered the cap on letting a main residence as a holiday let from 120 to 90 days in a calendar year, 'with effect from 1 January 2025'. The council cited housing difficulties for permanent residents and protecting residents' quality of life. The commune's official declaration portal does show this 90-day cap.

Note that the 'Professionals' page of the town hall website still mentioned 120 days when we checked. Where the two differ, the resolution prevails. We advise you to work on 90 days and ask the town hall for written confirmation if in doubt.

In practice, 90 nights is roughly a full summer. If you let your main residence while you are on holiday, that is comfortable. If you also planned on the Grand Prix, a few bank holiday weekends and autumn breaks, your calendar needs rethinking.

Second home: change of use since 2018

Repeatedly letting a home that is not your main residence for short stays is a change of use under the Construction and Housing Code. Roquebrune-Cap-Martin made this subject to authorisation by resolution no. 16-2018 of 8 January 2018. The full text of that resolution is no longer online on the commune's website. Here are the conditions as the town hall currently presents them:

• An authorisation valid for 10 years.
• A maximum of three authorisations per owner, for separate dwellings.
• A personal, non-transferable authorisation: it does not follow the property if you sell.
• No compensation: you do not have to convert another space into housing.
• In a co-owned building: an extract of the co-ownership rules stating that they do not oppose the change of use.

One point needs care. The town hall page presents the authorisation as necessary 'if you let your property for more than 120 days a year'. Legally, repeated short lets of a second home amount to a change of use once the commune has introduced the regime. For a second home, we therefore recommend applying before any letting, and asking the town hall to clarify how renewal works after 10 years. The commune's declaration portal also refers all change-of-use requests to the town hall.

The penalties are heavy. Letting without authorisation exposes you to a civil fine of up to €100,000 per dwelling (article L651-2 of the Construction and Housing Code, since the law of 19 November 2024), plus an order to return the property to residential use.

Town hall declaration and registration number

By resolution no. 17-2018 of 8 January 2018, the commune introduced a prior registration procedure for every holiday let in its territory. You declare free of charge online on the DéclaLoc service, which issues a number immediately. This number must appear in each of your listings. Platforms also ask for it and must display it.

The Le Meur law creates a national online registration service. According to the commune's portal, its launch, planned for 20 May 2026, has been postponed to the last quarter of 2026, with no precise date or address known yet. Holiday lets will have to be registered there. Watch this deadline, especially if your listing is already live.

The declaration relates to the property. A change of owner, status (main or second home) or classification must be updated, otherwise the number displayed no longer reflects reality.

Tourist tax: collected by the commune

The tourist tax (taxe de séjour) is set by the commune of Roquebrune-Cap-Martin on a 'real' basis. Adult guests pay it per night, and it is collected by the host or the platform. According to the commune's 2025 budget policy debate, the proceeds are paid in full to the EPIC 'Office d'Animation Touristique'.

For an unclassified let, the rate from 1 January 2026 is 5% of the pre-tax price per person per night, capped at €4.00, plus the 34% additional tax. The official portal specifies that in the Alpes-Maritimes this 34% surcharge goes to the Société de la Ligne Nouvelle Provence Côte d'Azur. Star-classified lets pay fixed rates by star category, available on the same portal.

Airbnb collects and remits the tax on the bookings it takes payment for. For your direct lets, you collect it yourself and declare it monthly before the 15th on the commune's platform. If you had no direct bookings, file a nil return. The managing department is the town hall's central revenue office.

Co-ownership, energy rating, council tax and income tax

Co-ownership. Many flats in Carnolès or on the seafront are in co-owned buildings. The town hall requires an extract of the rules for change of use, and the Le Meur law changed the voting rules at general meetings. Read our guide to co-ownership rules and the Le Meur law before committing.

Energy rating (DPE). A holiday let in a second home must be rated A to E on the energy label, then A to D from 2034. Older villas on Cap-Martin are not always well placed: our page on the energy rating for holiday lets helps you plan ahead.

Council tax. The commune applies a council tax surcharge on second homes, mentioned in its 2025 budget policy debate. The exact rate is shown on your tax notice.

Income tax. On 2026 income, micro-BIC gives a 30% allowance up to €15,000 for an unclassified holiday let, and 50% up to €83,600 for a star-rated one. Social charges are 18.6%. For your return, see our guide to declaring Airbnb income, and to choose a regime, our 2026 LMNP guide. Have your situation checked by a chartered accountant.

Roquebrune-Cap-Martin's market: a unique events calendar

Roquebrune-Cap-Martin has several faces: the medieval hilltop village around its castle, the Cap-Martin peninsula and its villas, and the seaside district of Carnolès towards Menton. The coastal path around the cape and its modern architecture sites (Le Corbusier's Cabanon, Eileen Gray's villa E-1027) attract international cultural visitors.

The calendar is dominated by the neighbouring Principality. In April, the Rolex Monte-Carlo Masters is played at the Monte-Carlo Country Club, which actually lies within the commune. In late May, the Monaco Grand Prix drives demand all along the border, and our article on Airbnb during the Monaco Grand Prix sets out the method for that week. In September the Monaco Yacht Show takes over, and the summer beach season covers July and August.

With 90 letting days available for a main residence, these peaks become strategic. Better to keep your nights for the tennis, the Grand Prix and high summer than to use them on low-season weekends. For the neighbouring regime, very different on authorisation length, see our guide to Airbnb regulations in Menton.

Our support and the owner's checklist

Before putting your property online, check each point:

• The property's status: main residence (90 days a year maximum) or second home (change-of-use authorisation).
• For a second home, change-of-use authorisation obtained before the first let.
• The co-ownership rules and the extract the town hall asks for.
• An energy rating between A and E.
• Declaration on DéclaLoc with the number on every listing, then registration on the national service as soon as it opens.
• An account on the commune's tourist tax platform, with a monthly return for direct nights.
• Your tax choices (classification, micro-BIC or real regime), checked with a chartered accountant.

La Joyeuse Conciergerie, a Nice-based Airbnb concierge holding a carte G licence (loi Hoguet), works across the eastern Côte d'Azur. Our offer: 20% excl. VAT (24% incl. VAT) of income, all-inclusive with no lock-in, a detailed report every Friday and a €250 emergency fund provided by the owner. Find out more on our Airbnb concierge in Roquebrune-Cap-Martin page.

Sources and verification date

Information checked on 5 October 2026 against the following sources. Roquebrune-Cap-Martin town hall remains the reference if in doubt.

• Ville de Roquebrune-Cap-Martin, minutes of the town council meeting of 25 February 2025: resolution no. 10-2025 (90-day cap) and reference to resolution no. 17-2018 of 8 January 2018 (registration); 2025 budget policy debate (tourist tax, second-home surcharge).
• Ville de Roquebrune-Cap-Martin, 'Professionnels - Commerçants' page: conditions of the change-of-use authorisation (10 years, three authorisations, no compensation).
• The commune's official tourist tax and declarations portal (roquebrunecapmartin.taxesejour.fr): DéclaLoc, 90-day cap, 2026 rates, 34% additional tax, timetable for the national number.
• Service-public.fr, 'Mettre en location sa résidence secondaire' (F2043): energy rating, fine of up to €100,000.
• Légifrance, article L651-2 of the Construction and Housing Code; law no. 2024-1039 of 19 November 2024.
• Insee, intercommunality profile 'CA de la Riviera Française'; regional tourist board for the Monte-Carlo Country Club's address.
• Not verified against a primary source: the number and date of the resolution introducing change of use (no. 16-2018 of 8 January 2018) come from professional documentation; the text is no longer online on the commune's website.