Best Places to Rent Out Property in the French Riviera

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

If you're thinking about investing in short-term rentals on the French Riviera, one big question comes up quickly:
Where will I earn the most from my property?

I moved to the Riviera to dive into real estate, and this is a question I’ve been trying to answer ever since. After managing over 40 rental properties and collecting real data through our property management systems, I finally feel ready to share what we’ve learned.

This guide focuses on the Nice to Mandelieu area—our home turf—and compares the rental potential of three top markets: Cannes, Antibes, and Nice.

🥂 Cannes – Glamour, Events, and High Peaks

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

Cannes Market Overview:

1.7 million visitors (2024)
51% annual occupancy
Most expensive pricing during peak events

During festivals like the Cannes Lions or Film Festival, demand is sky-high. We’ve seen 3-bedroom apartments rent for €3,000/night.

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

Ideal For:

Owners who want occasional rentals at premium rates
Investors with secondary homes looking to maximize high seasons

Rental Regulations in Cannes:

Permission required for change of use
Must register and collect tourist tax (taxe de séjour)
Difficulty level: Easy (in our experience)

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

Antibes blends old-town charm with one of Europe’s largest marinas. It’s a hub for both tourism and the yacht industry, which means more consistent rental demand throughout the year.

Antibes Market Overview:

1.75 million visitors (2024)
66% average occupancy
Stable demand, fewer regulation hurdles

While Antibes doesn’t have the sky-high event rates of Cannes, it performs consistently all year. For us, it’s one of the most reliable markets and a place we continue to invest in.

Ideal For:

Investors seeking stable monthly income
Owners who prefer minimal regulation hassles

Rental Regulations in Antibes:

Must register and collect tourist tax
No change-of-use permission currently required

🎲 Nice – High Returns, Strict Regulations

Nice is the capital of the Riviera and the largest rental market. With over 4 million visitors annually and occupancy over 70%, it’s a powerhouse for short-term rental income—if you can rent legally.

Nice Market Overview:

4+ million visitors (2024)
70%+ occupancy year-round
Strong, consistent demand

Nice is where we’ve seen the highest occupancy and reliable pricing. However, the city has introduced strict rental regulations and enforcement quotas, making it one of the most difficult markets to operate in legally.

Ideal For:

Experienced investors who can navigate red tape
Owners who want to maximize long-term returns

Rental Regulations in Nice:

Change-of-use permission required
Must register and collect tourist tax
Difficulty level: Very difficult (based on our experience)

Nice even has a dedicated task force that visits properties to ensure compliance—we’ve had them knock on our doors several times.

🧭 Which Market Is Right for You?

For us, Antibes and Nice are the most promising for the future—especially for those looking to build a serious rental portfolio. Antibes, in particular, offers the best mix of opportunity and flexibility in today’s market.

💬 Final Thoughts from Emil

We hope this breakdown gives you some clarity if you’re thinking about buying a rental property in the French Riviera. We’re not just theorizing here—we run over 40 properties in this area and are simply sharing what we've learned through our experience.

Thanks for reading—see you in the next article!

— Emil, Owner of Monsieur Folke