Yellow concierge, neighbourhood by neighbourhood.

Two identical flats a fifteen-minute walk apart do not earn the same in Nice — and are not managed the same way. Vieux-Nice fills all year with small, characterful apartments and a second peak in February during the Carnival. The Carré d'Or trades on finish, where every step up translates straight into the nightly rate. Gambetta draws longer stays: fewer turnovers, but higher expectations on equipment.

These are not marketing nuances. They change which layouts to aim for, how much furnishing pays for itself, how prices should move through the year, and even how arrivals are organised. Meeting a guest on foot in a pedestrian lane of the old town has nothing in common with a self check-in at 11pm near Thiers station.

Since 2026 an administrative factor sits on top of geography: four districts of the city are subject to an annual quota of change-of-use authorisations, 671 in total. Vieux-Nice, the Port and the city centre are among them. Depending on your exact address, the steps — and the calendar — are not the same.

The pages below set out, for each neighbourhood, the guest profile, the layouts that work, an income range by size, and what we actually do there.

One last factor, often underestimated: the Nice calendar. Carnival in February, the Monaco Grand Prix in late May, the summer festivals and the autumn conference season create sharply localised demand peaks. A flat ten minutes' walk from the Promenade cannot be priced like one at the top of Gambetta during those weeks, and it is often five or six weekends a year that separate the income of two otherwise comparable apartments.