The City of Nice has adopted a new regulatory framework that will significantly reshape the furnished tourist rental market over the coming months. These new rules include strict rental quotas, area-based authorisation limits, and a reduction in authorisation duration from six years to three years for new applications.

If you own or plan to invest in a property in Nice, it is important to understand the changes and the narrow time window owners have before the new regime takes full effect.

Overview of the New Regulations

1. Quota limited to 1.5% in specific sectors
   The City of Nice will introduce authorisation quotas limited to 1.5% of the total housing stock within identified “high-pressure” zones. This represents a maximum of 671 authorisations across the affected neighbourhoods.
2. Only certain districts are impacted
   The quota applies exclusively to four specific areas:

• Vieux-Nice
• City Centre
• Riquier / Port / Mont-Boron
• Western seaside sector

These districts have been selected due to the concentration of furnished tourist rentals, which the municipality believes has contributed to reduced long-term residential availability.

1. New authorisations limited to three years (non-renewable)
   New change-of-use authorisations will now be issued for a maximum duration of three years, non-renewable, compared to the previous six-year model. This shortens the economic planning horizon and may reduce long-term rental predictability and profitability for new applicants.

Why Now Is a Strategic Moment for Property Owners

Based on the information currently available, applications submitted before the new framework is fully implemented are expected to fall under the current six-year authorization system.

This creates a time-sensitive opportunity for property owners, particularly those located within the four regulated zones, to secure a longer-term authorisation before:

• Quotas are enforced
• Authorisation duration is reduced to three years
• Competition between applicants increases

Owners who have not yet applied, but intend to operate furnished tourist rentals in Nice, should consider advancing their application as soon as possible.

Impact Assessment for Owners and Investors

Current regime:

• Authorisation duration: up to 6 years
• Possible renewal
• Lower administrative pressure
• Long-term rental and investment planning

Upcoming regime:

• Authorisation duration: 3 years maximum
• Non-renewable
• Higher administrative pressure and competition
• Shorter economic planning horizon

Recommended Actions

1. Check whether your property is located in one of the affected districts.
2. Prepare the required documentation for change-of-use application, including DPE and copropriété compliance.
3. Submit your application as early as possible to avoid being assessed under the quota system.
4. Review your rental profitability plan under both six-year and three-year scenarios.
5. Consider mixed rental strategies (student + seasonal) where relevant, as certain exceptions may remain available.

How We Assist Property Owners

Monsieur Folke specialises in managing furnished tourist rentals for international property owners on the French Riviera. We handle both administrative and operational management to ensure compliance and optimal performance.

Our services include:

• Change-of-use application support
• Regulatory compliance guidance
• Revenue and pricing strategy
• Listing creation and optimisation
• Professional cleaning and inspections
• Guest communication and assistance
• Maintenance and contractor coordination

We are currently onboarding properties in Nice for owners wishing to secure their authorisation under the existing six-year regulation while still possible.

Contact us to discuss your property:

Email: info@monsieurfolke.com

WhatsApp: +33 7 87 43 50 71