Buying an Airbnb in Nice in 2026: don’t choose the flat, choose the address.

The rule many buyers learn too late

A temporary change-of-use authorisation in Nice is personal: it cannot be sold or transferred. A flat “sold with its Airbnb authorisation” does not pass that authorisation to you: you file your own application, subject to the quota if the address is in one of the four quota zones. Only a permanent authorisation obtained through compensation is attached to the property. Read the full explanation.

In practice, to let a second home short term you target an address outside the 39 quota areas (no cap), or an address in a quota zone knowing authorisations go first come, first served, or a property already authorised through compensation, which costs more. Check an address.

My method, from search to first booking

• Strategy and budget: short-term let, flat-share, mobility lease or year-long let, based on your income target and your time.
• Targeting addresses: areas outside quota zones or with strong demand, price per m², energy quality of the housing stock.
• Analysis of each property before the offer: expected income under four strategies, costs, tax, regulatory status of the address.
• Viewing and checks: energy rating, building rules and recent general meeting minutes, approved works, charges.
• Offer, preliminary contract and deed with Cabinet Immobilier Nice, licensed estate agency.
• After purchase: change-of-use application filed free of charge, registration number, furnishing, photos, then management by La Joyeuse Conciergerie if you wish.

What it costs

The property analysis and advice are free. If you buy through Cabinet Immobilier Nice, its published transaction fees apply. Filing your change-of-use application is free; management by La Joyeuse Conciergerie, if you choose it, is 20% + VAT (24% incl. VAT) of rental income, with no commitment.