Are you looking to invest in short-term rentals on the Côte d'Azur and maximise your rental yield from 2026? With more than 11 million tourists per year, the Côte d'Azur remains one of Europe's most attractive real estate markets for short-term rentals. But not all areas are equal. Here is an overview of the neighbourhoods to invest in to optimise your rental returns.
Nice: the safe bet with many faces
Old Nice and the Port district concentrate very strong demand for short-term rentals, driven by urban short breaks and cruise stopovers. Sea-view or characterful period apartments rent easily for between €800 and €2,000 per week in high season. More affordable to buy, the Libération neighbourhood now attracts digital nomads drawn by its authentic local atmosphere.
Antibes-Juan-les-Pins: the best yield-to-price ratio
Often underestimated compared to its glamorous neighbours, Antibes offers an excellent balance for a profitable real estate investment. The Cap d'Antibes area remains the playground of luxury, but Juan-les-Pins attracts a loyal summer clientele with purchase prices that are still accessible. Studios and one-bedroom apartments close to the beach generate occupancy rates above 80% from June to September.
Cannes: playing the events card
Cannes thrives on the Festival effect — and many other events throughout the year (MIPIM, MIPCOM, ILTM). A well-located two-room apartment can rent for up to €5,000 per week in May. La Croisette and the Banane district concentrate the best opportunities, but the entry price is high. For a better net yield, look towards La Bocca or the lower Suquet area.
Menton: the hidden gem that is still accessible
On the doorstep of Italy, Menton is gaining momentum. Its colourful old town, remarkable gardens and upmarket European clientele make it a real estate market in full appreciation. Prices remain 30 to 40% below Nice for comparable quality properties — a window of opportunity to seize before the market closes.
Mougins and the hinterland: betting on green tourism
Hilltop villages such as Mougins, Valbonne and Tourrettes-sur-Loup attract family and cultural tourists seeking authenticity. Villas with pools there generate weekly rates of €3,000–€6,000 without competing with coastal markets — a relevant diversification for a balanced property portfolio.
The golden rules before investing
Anticipate regulation: since 2023, several municipalities on the Côte d'Azur have tightened controls on furnished tourist rentals. Find out about compensation zones and quotas before any purchase. Invest in quality: in this market, tenants compare dozens of listings. A well-decorated, well-photographed and well-equipped property rents faster and for more. Calculate the true net yield: service charges, tourist tax, management fees, and off-peak periods mean a gross yield of 8% can shrink to 4% net. Work with a local real estate expert: price differences between two streets can exceed 20% on the Côte d'Azur. Local knowledge is irreplaceable.
Beliyz supports you at every stage of your rental investment on the Côte d'Azur — property selection, profitability analysis, and rental management. Contact our experts for a personalised study.