What Is the Best Market to Rent Out Property on the French Riviera in 2026?

In 2024, we published a blog post sharing our thoughts and experiences on what we believed was the best rental market on the French Riviera.

Now we’re back with an updated version. We have more experience, more data, and we’ve seen several regulatory changes since our last article.

So, let’s dive in.

First of all, I think the best way to frame this question is: the best market for you depends on your situation.

In this article, I’ll focus on Cannes, Antibes, and Nice, as these are the areas where we operate and where we have real data. There may be other towns that perform even better, but I’ll stick to the markets we know firsthand.

As background, we currently manage 50+ properties in the area and hosted over 1,600 guests during 2025.

🥂 Cannes — Glamour, Events, and High Peaks

Cannes is world-famous for its luxury lifestyle, beaches, and international events. With its glamorous reputation and high nightly rates during major festivals, it’s no surprise many investors believe this is the best place to buy.

Cannes Market Overview

• Approximately 1.7 million visitors annually

• Around 51% average annual occupancy

• Highest prices on the Riviera during peak events

During events like the Cannes Lions Festival or the Film Festival, demand is extremely high — often much higher than during the normal summer season. Cannes Lions in particular creates significant pricing peaks, and we have seen rates reach 2–4x normal summer prices during those dates.

However, outside of these peak weeks, the picture changes. Occupancy drops, and filling properties becomes more challenging.

Ideal For

Owners who prefer occasional rentals at premium rates rather than year-round consistency.

Rental Regulations in Cannes

• Change-of-use permission required

• Registration and tourist tax collection mandatory

• Difficulty level: relatively easy (in our experience)

⚓ Antibes — Yachts, Charm, and Year-Round Stability

Antibes combines old-town charm with one of Europe’s largest marinas. It is a hub for both tourism and the yacht industry, creating steady rental demand throughout the year.

Antibes Market Overview

• Around 1.75 million visitors (2024)

• Average occupancy around 66%

• Stable demand with fewer regulatory hurdles

While Antibes doesn’t reach the extreme event-driven pricing of Cannes, it performs consistently throughout the year. For us, it has proven to be one of the most reliable markets and a location we continue to invest in.

Ideal For

• Investors seeking stable monthly income

• Owners who prefer fewer regulatory complications

Rental Regulations in Antibes

• Registration required

• Tourist tax collection mandatory

• No change-of-use permission currently required

🎲 Nice — High Returns, Strict Regulations

Nice is the capital of the Riviera and the largest rental market in the area. With over 4 million visitors annually and occupancy above 70%, it is a powerhouse for short-term rentals — if you are able to operate legally.

However, renting short-term in Nice is becoming increasingly regulated. We have an entire article covering the details, but here are the key points.

Nice Market Overview

• 4+ million visitors (2024)

• 70%+ year-round occupancy

• Strong and consistent demand

Nice is where we have seen some of the highest occupancy levels and most reliable pricing. At the same time, the city has introduced strict regulations and enforcement quotas, making it one of the most complex markets to operate in.

In some areas, quotas now exist, meaning only a limited number of short-term rental permissions are issued per zone.

If you receive permission — or if your property is outside these zones — you can apply for authorization allowing short-term rentals for a period of three years. During that time, you can rent freely.

After those three years, short-term renting is no longer allowed unless you meet the requirements for permanent authorization.

If you don’t have permission, you can still use alternatives such as mobility leases or longer-term rental variants, although the flexibility is not the same.

One interesting point to consider is permanent authorization. My personal opinion is that properties with permanent rental rights may increase in value over time, since legal short-term rental opportunities are becoming more limited in Nice.

Of course, that is only my perspective — always do your own research.

Ideal For

Owners who are comfortable with regulatory risk and complexity.

Rental Regulations in Nice

• Change-of-use permission required (currently valid for 3 years)

• Registration and tourist tax collection required

🧭 Which Market Is Right for You?

Only you can answer that — but hopefully this article has helped clarify some of the differences.

For us, Antibes and Nice are where we have seen the most growth, but opportunities exist across all markets.

We’re not just theorizing — we manage over 50 properties on the Riviera and are simply sharing what we’ve learned through real experience.

Thanks for reading, and see you in the next article!

— Emil, Owner of Monsieur Folke