Airbnb Regulations in Nice (2026)

Last verified: October 23, 2026

Editorial review

AirConcierge Editorial Team. General information only, not legal or tax advice. Local rules and your individual circumstances prevail.

120

days max/year

Yes

Registration

Yes

Change of use

Nice raised the primary-residence cap from 90 back to 120 days/year (municipal council vote of June 19, 2026). Registration is mandatory. Change of use is subject to quotas (691 authorizations/year, 4 zones, deliberation n°2.1 of June 22, 2026) and requires a DPE rated A-E (loi Le Meur, art. L631-7-1 A du CCH). Filing open September 1 – December 31, 2026 (transitional regulation; authorization valid 5 years). Tourist tax at 6.70%, capped at EUR 6.43.

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Registration requirements

●
City hall registration — Since May 20, 2026, prior declaration for registration is mandatory for every furnished tourist rental, including primary residences, in every municipality (Tourism Code art. L324-1-1). Check the applicable online service with the municipality until the national portal opens.
●
Registration number — The registration number must appear on all your listings (Airbnb, Booking, etc.). Platforms are required to verify it.
●
Energy Performance Certificate (DPE) — For properties requiring a change-of-use permit (secondary residences), a DPE rated between A and E is required to obtain the authorization (Housing Code art. L631-7-1 A, loi Le Meur), then between A and D from 2034. From January 1, 2034, every furnished tourist rental that is not the host's primary residence must meet decent-housing energy standards (Tourism Code art. L324-2-2). No DPE is required for a primary residence.

Primary vs secondary residence

Primary

120 d/yr

The 90-day cap applied since January 2026 was raised to 120 days per year by the municipal council on June 19, 2026. Beyond 120 days, a change-of-use authorization is required (Métropole Nice Côte d'Azur).

Secondary

Change of use: required · Compensation: yes

Change of use in Nice is subject to a quota system. Deliberation n°2.1 of June 22, 2026 (Metropolitan Council) revised the calculation base (0.9% of all residential properties) to correct the partial suspension by the Nice Administrative Tribunal (January 29, 2026): 691 annual authorizations across 4 zones — Vieux-Nice: 47, Riquier-Port-Mont-Boron: 204, Centre-Ville: 324, Ouest: 116. Filing period 2026: September 1 – December 31, 2026. Authorization duration extended to 5 years. Renewals, mixed-use rentals, and compensation files are not subject to the quota and remain open year-round. Compensation is mandatory for secondary residences. DPE requirement: the property must be rated A to E (loi Le Meur n°2024-1039, art. L631-7-1 A du CCH). From January 1, 2034, only A to D rated properties will be eligible.

Taxation

Tourist tax: 6,70% (plafond 6,43 EUR)

Micro-BIC: 50% (classés) / 30% (non classés)

Tourist tax in Nice is 6.70% of the nightly rate, capped at EUR 6.43 per night per person. Among the highest rates in France. Collected automatically by platforms. Micro-BIC allowance: 50% for classified furnished rentals (loi Le Meur n°2024-1039), 30% for non-classified.

Compliance checklist

1
Check your property status
Determine if it is your primary residence (8+ months/year) or secondary. Rules differ considerably.
2
Register with city hall
Declare your rental and obtain your registration number. The national online service has been mandatory since May 20, 2026, but the host portal (DGE) is announced for Q4 2026: until then, follow your city hall's procedure.
3
Display number on your listings
Add your registration number on all platforms (Airbnb, Booking, Vrbo, etc.).
4
Obtain energy certificate
If your property is a secondary residence subject to change-of-use, obtain a DPE: a DPE rated A to E is required for the authorization (Housing Code art. L631-7-1 A). For a primary residence, a DPE is not required at registration.
5
Declare your income
Declare your rental income under BIC (micro-BIC or actual). Tourist tax is collected by platforms.

Fines

Offense	Fine	Details
Failure to register	10 000 EUR max	Fine for the host who does not declare their tourist rental (Tourism Code art. L324-1-1).
Exceeding the day cap	15 000 EUR max	Fine for renting a primary residence beyond the annual cap that applies in the municipality (Tourism Code art. L324-1-1).
False declaration or registration number	20 000 EUR max	Fine for a false declaration (including primary residence status) or a fake registration number (Tourism Code art. L324-1-1).
Unauthorized change of use	100 000 EUR max	Civil fine per unit converted without authorization where one is required, plus a penalty of up to EUR 1,000 per day per m² (Housing Code art. L651-2).
Listing without registration number (platform)	12 500 EUR max par meublé	Fine for the platform publishing a listing without a valid registration number, per property (Tourism Code art. L324-2-1).

Official sources

Last verified: October 23, 2026. Check official sources for the most recent information.

How should you run your rental?

FAQ

How many days can I rent on Airbnb in Nice?

120 days maximum per year for primary residences (raised from 90 to 120 days on June 19, 2026). Secondary residences require a change of use subject to quotas (691/year, 4 zones, deliberation n°2.1 of June 22, 2026). Filing is open September 1 – December 31, 2026. Renewals and mixed-use rentals remain open year-round.

Can I still file a change-of-use application in Nice in 2026?

Yes, since September 1, 2026. The Métropole adopted a transitional deliberation (n°2.1 of June 22, 2026) revising quotas to 691 authorizations and opening the filing window September 1 – December 31, 2026. Authorizations now last 5 years. Renewals and mixed-use rentals remain open year-round. Source: Métropole Nice Côte d'Azur.

What is the tourist tax in Nice?

The tourist tax is 6.70% of the nightly rate, capped at EUR 6.43. This is one of the highest rates in France.

Does my property need a good energy rating (DPE) to get change-of-use authorization in Nice?

Yes. Since November 21, 2024 (loi Le Meur n°2024-1039, art. L631-7-1 A du CCH), a property subject to change of use must be rated DPE A to E. Properties rated F or G cannot obtain a new change-of-use authorization. From January 1, 2034, only A to D rated properties will be eligible. Métropole Nice Côte d'Azur confirms this requirement in its official guide.

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