We take your property on end to end: marketing, bookings, guest welcome, housekeeping and linen, day-to-day upkeep, income reporting. You keep the ownership and the decisions; we carry the operation. In Nice, the first question is not the yield: it is whether you are allowed to let at all.
Before anything else. In Nice, a furnished holiday let that is not your main home requires a change-of-use authorisation. Four districts are capped — among them Riquier, the Port and Mont Boron. For 2026 the City is granting 691 authorisations in total across those four zones, processed in order of arrival, from 1 September to 31 December 2026. A property without authorisation does not go on the market: it is exposed.
What we take on
Going to market
Professional photography, light staging of the flat where it earns its keep, listing copy and distribution on the platforms that matter for your type of property. A studio by the port and a two-room sea-view flat on Mont Boron do not appeal to the same traveller, nor sell on the same channels.
Bookings and stays
Calendar and enquiry management, guest selection, key handover and welcome on site, assistance during the stay, check-out inventory. We are ten minutes from most of the properties we look after: when a guest calls on a Sunday evening, someone goes.
Housekeeping and linen
Professional cleaning after every departure, household linen supplied and renewed, consumables restocked, day-to-day maintenance and follow-up of technical work. You are told what has been done, not presented with a fait accompli.
The income
Pricing adjusted to the season, to events and to real demand — the Nice calendar is not that of an ordinary seaside resort. Performance tracking, occupancy rate, average nightly rate, and a regular conversation about what would improve the return: a sofa bed, air conditioning, a parking space.
Owning from abroad
Many of the owners we look after do not live in Nice, and a good number do not live in France. Everything above works the same way at a distance: correspondence and reporting in English, and one named contact rather than a call centre. Income from letting a French property is taxable in France whatever your country of residence: we work alongside your accountant on that, we do not replace one.
Before you let: what Nice allows
This is the part concierge companies keep quiet about, and it is the part that decides everything. Nice applies a strict regime, and it tightened further with the Act of 19 November 2024.
The change-of-use authorisation
Letting as a furnished holiday let a home that is not your main residence requires a change-of-use authorisation, granted by the City. It runs for five years and is non-renewable, non-transferable and cannot be moved to another property. Applications are filed online.
The four capped districts
The City has capped four districts: the Old Town, Riquier — Port — Mont Boron, the City Centre and the West. For 2026, 691 authorisations at most are granted across those four zones. Applications are received from 1 September to 31 December 2026 and processed in order of arrival, until the quota is exhausted.
Put plainly: if your property is at the port, in Riquier or on Mont Boron, you are in the most contested zone in the city, and the clock has been running since 1 September. That is the first thing we deal with, before we talk about photographs and nightly rates.
Compensation
In the capped zones the authorisation carries an obligation to compensate: converting into housing premises that are not housing, or buying commercial-use rights from a third party who does. The compensating property must be in Nice and meet the decency standards. It is a real cost, to be built into the return calculation before you commit.
Main residence and the 120-day rule
If the home is your main residence, you may let it for up to 120 days a year without a change-of-use authorisation. Beyond that you fall under the general regime. For a second home, a let to the same guest may not exceed 90 consecutive days in a calendar year.
The registration number
The declaration to the town hall produces a thirteen-character registration number, which must appear on every listing, platforms included. A listing without a number is a listing in breach, and the platforms delist.
The energy performance certificate
The Act of 19 November 2024 extended the energy requirement to furnished holiday lets. In mainland France the home must be rated between A and E, and the threshold tightens to A to D from 1 January 2034. If your property is rated F or G, the question of works comes before the question of letting.
The co-ownership regulations
The last lock, and the one most often forgotten: your co-ownership regulations may prohibit short-term furnished letting, through an exclusive residential-use clause or an express prohibition. We read them before you commit. In the older buildings of the Carré d’Or and the Old Town, that clause is there more often than owners expect.
Short lets or long lets: how to decide
Short-term letting earns more per night, but not always per year. What tips the balance, in our experience of the Nice market:
- Location and seasonality. A property five minutes’ walk from the sea or the Old Town lets for much of the year. An outlying property fills July and August, and leaves you ten months of charges.
- Size. Studios and two-room flats turn over quickly on short lets. Larger family flats often find a better balance in long-term letting, furnished or unfurnished.
- The cost of entry. Authorisation, compensation where it applies, furniture, equipment, photography: short-term letting calls for an upfront investment that long-term letting does not.
- Your own use of the property. If you want to enjoy it for a few weeks a year, long-term letting is out and the question no longer arises.
We tell you plainly when long-term letting is the better choice for you. It earns us less, and it saves us from committing you to a project that does not hold together.
When long-term letting wins, we take the property on under a management mandate: finding the tenant, the lease, rent collection and follow-up, at 8 % including VAT of the monthly rent inclusive of charges.
Long-term letting and management
How we start
- A visit and a feasibility check. Where the property stands in the zoning, main residence or second home, co-ownership regulations, energy rating. We tell you whether the project is possible, and on what conditions.
- A reasoned income estimate. Average nightly rate and occupancy expected for your type of property and your district, operating costs deducted. A range, not a single figure.
- The formalities. We guide you through the change-of-use application and the declaration to the town hall.
- Going to market. Photography, listing, calendar, pricing. The property goes online when the file is complete, not before.
Our short-term rentals
We already manage furnished holiday flats in Nice, from studios to two-room apartments, in the Carré d’Or and around the port. Rates and availability vary with the period and the length of stay: write to us for a firm proposal.
Your contact
Short lets and concierge service
Déborah Hassan-Ghnassia
Founder
Déborah looks after the agency’s short-term rentals: regulatory feasibility, income estimates, going to market and owner reporting. To find out what your property can do, and whether you are allowed to let it: direct line +33 6 24 54 46 53, or the agency on +33 4 89 15 85 83.
Frequently asked questions
Can I let my flat on Airbnb in Nice without an authorisation?
Only if it is your main residence, and within the limit of 120 days a year. In every other case a change-of-use authorisation is required, and compensation may be demanded in a capped zone.
How long does the authorisation take?
The time depends on the City and on the volume of applications. What is certain is that the 2026 authorisations are capped at 691 across the four zones and processed in order of arrival: filing early changes your odds.
Can my co-ownership stop me?
Yes. An exclusive residential-use clause, or a clause expressly prohibiting short-term furnished letting, is binding on you even if the City grants you an authorisation. We check the regulations before anything goes to market.
Is an energy performance certificate required?
Yes. Since the Act of 19 November 2024, a home let as a furnished holiday let must be rated between A and E in mainland France, tightening to A–D from 2034.
What happens if I let without being compliant?
You are exposed to financial penalties imposed by the City, to your listings being delisted by the platforms, and to a dispute with your co-ownership. We do not put a property online until its file is complete.
Our sources
- Furnished tourist accommodation and change-of-use authorisations, Métropole Nice Côte d’Azur.
- Furnished tourist lettings, service-public.gouv.fr, updated 21 May 2026.
- Act no. 2024-1039 of 19 November 2024 strengthening the regulation of furnished tourist lettings.
- Articles L. 324-1 et seq. of the French Tourism Code.
This page sets out the state of the regulations at the date of publication. Quotas and zoning are revised periodically by the City: we check your situation address by address before any commitment.