The Holiday Rental Market on the French Riviera
The Côte d'Azur is France's second most popular tourist destination after Paris. With over 11 million visitors per year in the Alpes-Maritimes, demand for holiday rentals is structurally strong. The region benefits from an extended season from March to October, and a diverse clientele: holidaymakers, business travellers, conference attendees, and digital nomads. Nice, Cannes and Antibes concentrate most of the demand, but cities like Cagnes-sur-Mer and Villeneuve-Loubet offer excellent yields with more accessible purchase prices.
Average Income by Property Type
Income depends on location, property quality and pricing strategy. Here are the ranges we observe:
• Studio (2 guests): €10,000 to €22,000/year depending on city and proximity to the sea
• 1-bedroom (4 guests): €15,000 to €35,000/year
• 2-bedroom (6 guests): €22,000 to €50,000/year
• Villa with pool: €40,000 to €80,000/year
These figures correspond to an occupancy rate of 65 to 85% during the season (April–October), supplemented by off-season bookings (conferences, events).
City Comparison
Nice leads thanks to its international airport, Carnival and business clientele. A 1-bedroom in Old Nice can generate €25,000 to €35,000/year.
Cannes excels during major events (Film Festival, MIPIM, MAPIC) when nightly rates are multiplied by 3 to 5. A studio on La Croisette can earn €20,000 to €25,000/year.
Antibes/Juan-les-Pins offers strong summer seasonality with high rates from June to September.
Cagnes-sur-Mer and Villeneuve-Loubet offer the best investment-to-yield ratio, with purchase prices 30 to 40% lower than Nice.
Factors That Maximise Your Income
Several levers can optimise your property's profitability:
1. Dynamic pricing: adjust rates in real time based on demand, events and seasonality
2. Professional HDR photos: listings with quality photos receive 40% more clicks
3. Responsiveness: responding to messages within one hour increases conversion rates
4. Positive reviews: maintaining a rating above 4.5/5 on Booking and Airbnb
5. Multi-platform presence: be listed on Booking, Airbnb, Vrbo and direct booking to maximise occupancy
6. Professional property management: quality check-in, personalised welcome guide and responsive management generate better reviews and therefore more bookings.
Holiday Rental vs Long-Term Rental: Which Yields More?
With a traditional long-term lease, a property on the Côte d'Azur yields an average of 3 to 5% gross per year. With a well-managed holiday rental, the yield can reach 6 to 10% gross — 2 to 3 times more. The trade-off is more demanding management (guest turnover, cleaning, check-in), which is why it makes sense to entrust your property to a licensed property manager like Hostea Riviera.
Frequently Asked Questions
What is the average occupancy rate for holiday rentals on the French Riviera?
The average occupancy rate is between 65% and 85% from April to October. Well-located and well-managed properties regularly achieve 80% over the full year thanks to off-season events.
What costs should I expect with a holiday rental?
The main costs are: property management commission (18 to 22%), cleaning (usually charged to the guest), linens, co-ownership charges, property tax and tourist tax. PNO insurance (Non-Occupant Owner) is also recommended.
Need help managing your property?
Hostea Riviera manages your property from A to Z on the French Riviera. Carte G licensed, full service, 7/7.