How much does an Airbnb in Nice earn?

The short answer. A one-bedroom flat (a “T2” in France) let all year on Airbnb and the other platforms, at our general benchmark for Nice, leaves its owner about €16,200 a year net in the realistic scenario, or €1,350 a month on average. The cautious scenario gives €9,500, the top of the market €21,000. Close to the sea, around Place Masséna or in the Carré d’Or, the same flat rises to about €21,500 in the realistic scenario. These amounts are after the platforms’ fees and our 20% commission, VAT included, with cleaning paid by the guests, but before electricity, water, internet, insurance, tax and any social security contributions. They are indicative estimates, worked out with the data and formulas of our estimator, not a promise of income.

What does a flat in Nice earn, from studio to three bedrooms?

The estimator places every home between three levels. The cautious one (“pessimistic” in the estimator) is a first season with few reviews: a quarter of comparable homes let for less. The realistic one is the middle of comparable homes, let all year with prices adjusted daily. The top of the market (“optimistic”) is a very well-reviewed flat, priced like the dearest quarter. Here are the three levels at our general benchmark for Nice, a little over 2 km from the sea, not far from Libération, for the usual floor area of each size, with no features declared, open for booking twelve months a year and with no weeks kept by the owner.

The nightly rate climbs faster than the size: €97 for a one-bedroom flat, €268 for a three-bedroom one in the realistic scenario, for a similar number of nights booked. That is why a three-bedroom flat leaves almost three times the net of a one-bedroom one. The gap between scenarios is wide for every size: a listing that starts with no reviews books fewer nights, at lower prices, than the same listing two seasons later.

How do you get from rental income to net?

Take the one-bedroom flat in the realistic scenario: 270 nights booked at €97 on average, or about €26,100 of rental income, excluding cleaning fees. Guests also pay for cleaning, €95 per stay, with stays of five nights on average: about €5,100 over the year, which pays for cleaning and linen. The platforms take their fees, counted at 18.8% of the whole, cleaning included: about €5,900. Our 20% commission, VAT included, applies to what the platforms pay out, cleaning deducted: about €4,000. That leaves €16,200, or €1,350 a month on average.

This figure often looks low next to those published elsewhere. Data sites often publish an average income per listing, all homes taken together, from studio to large villa, without always saying whether it is gross or net. Here it is a net figure, for a given size, after the platforms’ fees and management. It is still not what reaches your pocket: electricity, water, internet, insurance and repairs, invoiced separately at cost, remain to be deducted, as our pricing page explains.

Does the district change the result?

Yes, first through the nightly rate. Our data distinguish thirteen benchmarks in Nice. For a one-bedroom flat let all year:

From Masséna to Arénas, the gap reaches €7,300 a year in the realistic scenario. Near the sea, from Masséna to Old Nice by way of the Promenade des Anglais, a night lets for €25–30 more than at the general benchmark, for almost as many nights booked. The further from the sea, towards Cimiez or Nice Nord, the lower the rate; at Arénas, near the airport, the nights booked fall too. The cautious scenario widens the gaps: a one-bedroom flat starting out in Cimiez leaves €7,700, against €13,300 at Masséna. The character of each district is described on our page Airbnb management in Nice.

Which months earn the most?

The estimator spreads the year according to the seasons measured in Nice (AirROI, August 2025 to July 2026). For the one-bedroom flat in the realistic scenario, at the general benchmark:

The four months from June to September make 45% of the year’s net, July and August 24%; the four months from November to February, 21%. In Nice the season starts early: April and May each leave €1,500 or more, almost as much as June, and September and October stretch the summer. Winter remains the low point of the year, at around €800 to €900 a month. The city’s big events, from the Carnival in February to the Ironman in September, are already part of these measured seasons: the estimator points them out but does not add them a second time.

And compared with a long-term let?

For a 40 m² one-bedroom flat, the estimator puts a furnished long-term let at about €9,900 a year, excluding service charges. It starts from the 2025 advertised rents published by the French state for Nice (the rent map), takes off 13% for service charges, adds 10% for furnishing and allows 5% for vacancy. The realistic holiday-let scenario is 1.6 times that; the cautious one, a little less than the long-term let. The gap is wider for a studio (€13,100 against €6,200, 2.1 times) and for a three-bedroom flat (€43,600 against €17,200, 2.5 times); it is 1.9 times for a two-bedroom flat (€24,900 against €12,900).

The comparison has its limits. On a long-term let the tenant pays for electricity, water and internet, which stay with you on a holiday let; the work is not the same, and neither is the tax. We devote a whole note to it: holiday let or long-term let.

Can you let all year round?

All these figures assume a flat open for booking twelve months a year. What the law and the City of Nice allow depends on the home’s status, main residence or second home: it is set out in our guide to the 2026 rules, and we go through it with you on a call, together with the building’s co-ownership rules. We do not give legal or tax advice.

How do you get the figure for your own flat?

The estimator runs this sum for your address in a minute, free and without signing up, with your answers on floor, outdoor space, air conditioning and the weeks you keep for yourself. To talk it through, book a call: we phone you at the time you choose, and any visit is arranged during the call. The property study is free; if you then entrust the flat to us, set-up is free, the commission is 20% of rental income, VAT included, and cleaning and linen are paid by the guests.

How these figures were worked out. Every amount comes from the site’s estimator, run on 24 October 2026 at the address of each benchmark, with no answers to the refining questions: rates and nights booked collected on 2 October 2026 with the PriceLabs revenue estimator, on the nearest comparable homes, and seasons from AirROI. For your address, the result will differ.

Further reading: Airbnb management in Nice · estimate your income · the registration number in Nice · our pricing.