How much does an Airbnb earn in Nice? Gross to net

A well-managed short-term rental in Nice earns, as an order of magnitude, between €12,000 and €40,000 in gross income per year: roughly €12,000–18,000 for a studio, €18,000–28,000 for a one-bedroom, €25,000–40,000 for a well-located two-bedroom. Those are the ranges we see across the flats we manage in Nice. Your own number depends on four variables: the neighbourhood, the property type, how the rates are set, and what is left once costs are paid.

That last point is what most calculators quietly skip. A gross of €24,000 is not income: between commissions, running costs and tax, the net typically lands between 55 % and 75 % of gross. This article works through the full equation, line by line.

Updated 23 August 2026.

The income equation, and why it matters more than the range

Short-term rental income is built in three steps, and deflated in a fourth.

• Average nightly rate — what you actually collect on a night sold, averaged across the year. Not your August rate.
• Occupancy rate — the share of available nights actually booked. In Nice, a properly managed flat runs at 65–80 % across the year, with a near-full summer and a winter that stays active.
• Gross income — the product of the two, times the number of nights you offer.
• Costs — commissions, running expenses, tax. This is the line that separates a good case from an average one, and the one nobody shows you.

Keep the relationship between the first two in mind: raising the price lowers occupancy, and vice versa. The job is to find, week by week, the point where the product of the two is highest — we cover that mechanic in our article on setting the right price for your Airbnb in Nice.

Ranges by property type

Over a full year, with a polished listing and serious management, these are the orders of magnitude we see in Nice:

• Studio: €60–90 a night depending on season, so roughly €12,000–18,000 gross a year.
• One-bedroom: €90–140 a night, so roughly €18,000–28,000 a year.
• Two-bedroom: €130–200 a night, more at the height of summer, so roughly €25,000–40,000 a year.

The same one-bedroom can earn €18,000 or €28,000, and the gap owes nothing to luck. It comes down to three measurable things: location, rate calibration and listing quality. You cannot change the first; you can change the other two.

The neighbourhood is half the number

In Nice, location does not only shift the nightly rate: it shifts seasonality and guest profile too, and therefore occupancy.

• Vieux-Nice — the highest nightly rates in the city alongside the Carré d'Or, carried by demand that never fully switches off. A well-placed studio here competes with a one-bedroom further out. The trade-off: it is also the most regulated area.
• Carré d'Or — the most upmarket clientele, longer stays, greater tolerance for high rates. This is where quality furnishing pays for itself fastest.
• The Port — a more European, more loyal clientele, a strong shoulder season, rates a notch below Vieux-Nice but very steady occupancy.
• Jean-Médecin — city centre, station and tram: the best purchase-price-to-occupancy ratio in Nice. Mixed clientele, leisure and business, which fills weekdays off season.
• Gambetta — close to the beaches without seafront pricing. Popular with families, so longer stays and less frequent cleaning.
• Libération — the fastest-rising district, driven by its market and street life. Rates still have room to grow here, which the established areas no longer have.

We describe each of them, with the flats we manage there, on our neighbourhood-by-neighbourhood property management pages.

Nice's seasonality: the underrated advantage

• June to September: the highest rates, near-full occupancy. On many flats this period alone accounts for a third of the annual income.
• April–May and October: a long shoulder season. The climate, the May bank holidays and the Monaco Grand Prix next door hold rates surprisingly high.
• November to March: not a dead season. Carnival, the Acropolis conference centre, European city breaks and guests chasing winter sun fill entire weeks. Rates drop, occupancy holds.

In practice: a well-managed flat in Nice never sleeps for three months straight. An owner who closes the calendar from November to March gives up roughly a fifth of the annual income.

From gross to net: the costs, line by line

This is what the ranges do not tell you. On a €24,000 gross for a one-bedroom, here is what comes off:

• Platform commission — around 3 % of the booking value on Airbnb's host-only fee, more on Booking. It is taken before the money reaches you.
• Cleaning — at Yellow it is charged to the guest, not the owner, so it never leaves your pocket. Check this with every provider you compare: it moves several thousand euros a year.
• Management commission — if you delegate. Expect 20–25 % of revenue in Nice; from 22 % at Yellow.
• Service charges, energy, water, internet — all on you in short-term letting, and consumption runs higher than with a long-term tenant. Budget €1,500–2,500 a year for a one-bedroom in Nice.
• Non-occupying owner insurance — essential, and it must state seasonal rental use or cover can be refused.
• Tourist tax — collected and remitted by Airbnb and Booking, collected by you on direct bookings. It passes through you; it is not yours.
• Business property tax and accounting — furnished letting is a commercial activity in France. The CFE is due unless exempt, and an accountant costs a few hundred euros a year under the actual-expenses regime.
• Replacement — turnover wears things out. Linen, crockery, small appliances, touch-up paint: set aside 3–5 % of gross, or year three hurts.

Final order of magnitude: a delegated property keeps 55–70 % of its gross as pre-tax net. A self-managed one saves the management commission but usually loses on occupancy and average rate, and costs you the equivalent of a part-time job in summer.

The tax rules changed, and they change the maths

From the taxation of 2025 income onwards, the law of 19 November 2024 tightened the micro-BIC regime for tourist rentals considerably:

• Unclassified tourist rental: flat allowance of 30 %, revenue ceiling of €15,000.
• Classified tourist rental: allowance of 50 %, ceiling of €77,700.

Two practical consequences. Above €15,000 in receipts — that is, from the first properly filled one-bedroom — an unclassified property leaves micro-BIC for the actual-expenses regime. And official classification becomes a genuine lever on net yield: it is requested from an accredited body, lasts five years, and is mostly won at the furnishing stage. More on that in our article on furnishing your Airbnb.

The actual-expenses regime, often presented as a complication, is frequently the better option in short-term letting: it allows real costs to be deducted and the property and furniture to be depreciated. That choice belongs with an accountant, not a blog post — but it should be raised in year one.

Main residence: the 90-day cap caps the income

If the flat is your main residence, your income is mechanically bounded: Nice has lowered the cap to 90 nights a year. A studio at €80 a night over 90 nights tops out around €7,200 gross, however good the management. The right strategy is then not to fill the calendar but to place those 90 nights on the most expensive weeks of the year. The full framework is in our guide to short-term rental rules in Nice.

Self-managed or delegated: what the arithmetic says

The question always comes down to: is the commission worth its price? You settle it by comparing net to net, not gross to gross, and by counting your own time.

A delegated property usually wins on three fronts: a higher average rate, because the calendar is adjusted weekly rather than twice a year; higher occupancy, because replies are immediate and listings rank better; and less wear, because incidents are handled before they become building work. It loses on one: the commission. Across our portfolio the gross difference covers the commission in the large majority of cases — but we never promise it before seeing the property.

Frequently asked questions

How much does a studio earn on Airbnb in Nice?

Between €12,000 and €18,000 gross a year for a well-managed studio, at €60–90 a night depending on season. Pre-tax net is 55–70 % of that once commissions, running costs and replacement are deducted.

What occupancy rate should you aim for in Nice?

65–80 % across the year for a correctly priced property, with a near-full summer and an active winter thanks to Carnival, conferences and city breaks. Above 85 % usually means your rates are too low.

Does short-term letting earn more than a long-term tenancy in Nice?

Generally yes, often twice as much in gross terms, but the gap narrows in net: short-term letting carries the running costs, the wear, commercial taxation and management time. It also requires full regulatory compliance.

Do you have to declare Airbnb income in France?

Yes, as industrial and commercial profits. From the taxation of 2025 income, the micro-BIC allowance is 30 % for an unclassified rental, capped at €15,000 of receipts, and 50 % for a classified one.

Get your property's number, not a range

The ranges above give an order of magnitude; your flat deserves a figure. Our Airbnb income estimator for Nice combines your neighbourhood, property type and capacity to produce a personalised estimate in two minutes, free and with no commitment. It is the most honest starting point there is — and if you then want to know what management costs, it is all on our pricing page.