New Legal Limits on Airbnb in Nice: What Buyers Need to Know

The Court Ruling in Detail

A ruling by the tribunal judiciaire in Nice has recently denied a couple the right to rent their flat on Airbnb. This decision came after the owners' association raised concerns over noise and damage linked to short-term renters.

The court found that the couple's rental activities breached the co-ownership rules concerning noise and disturbances. However, it did not describe the activity as commercial. The couple had argued that their rentals were of a civil nature and mentioned that past disturbances had driven long-term tenants away.

National and Local Short-Term Rental Regulations

Since May this year, all short-term rental hosts in France must register their properties via a national online system. This requirement, part of a wave of regulatory changes, aims to standardise rental practices across the country.

Furthermore, Nice has implemented specific regulations effective since September. These include the requirement for a temporary change-of-use permit for short-term rentals. Permits are limited to one per tax household and are valid for five years.

Nice has also set a 90-night cap on rentals of primary residences annually. Such measures are part of a broader effort to address housing shortages and disturbances caused by the transient nature of short-term rentals.

Understanding the New Rules in Nice

Nice's recent regulations also established a quota system for permits in certain districts. In 2026, the total number of permits available across four districts is capped at 691, with applications running until the end of the year.

Residents intending to rent their properties need to stay informed about evolving local laws and ensure compliance to avoid potential legal issues. These changes are significant, particularly given Nice's position as a popular tourism destination.

What This Means for Prospective Buyers in Nice

For those looking to buy property in Nice, understanding these rules is crucial, especially if there's an intention to engage in short-term rentals. It's essential to review any co-ownership agreements that could affect rental activities.

Buyers should also consider the stringent registration requirements and limited duration caps placed on short-term rentals in primary residences. Such constraints could influence rental income potential and should be factored into purchasing decisions.

Habio provides area guides and buyer insights that can help navigate and understand local property landscapes, complementing the latest regulatory knowledge.