Airbnb regulations in Nice: what the Le Meur Law changes from 2025

In Nice, primary residences can only be rented as vacation accommodation for 90 days per year. Nice has lowered the primary residence rental limit to 90 days per year. This measure reflects the extreme tension on the Nice rental market, where short-term tourism directly competes with residential demand. The night counter is managed directly by platforms, which cross-reference bookings with the registration number assigned by the Nice Côte d'Azur Metropolitan Authority. The municipality estimates that over 3,000 city center homes have been withdrawn from the traditional rental market in favor of tourist rentals, contributing to a housing crisis particularly affecting students and young workers in the service sector. Average rent per square meter in Nice has increased by 25% in five years in central neighborhoods, underscoring the need for this regulation.

The Nice Côte d'Azur Metropolitan Authority has negotiated a specific agreement with platforms providing for automatic booking blocking beyond 90 nights, combined with an alert system at 75 days that notifies the property owner of the approaching threshold. Listings published without a valid registration number are automatically flagged to the city hall, which has 30 days to request their removal. This mechanism enabled the removal of over 800 non-compliant listings in 2024.

In Nice, the change-of-use authorization is issued by the Nice Côte d'Azur Metropolitan Authority after review by the municipal housing commission. The file must include a condominium status report, a valid DPE certificate, and within the perimeter of Old Nice classified as a protected area, the opinion of the Architect of Buildings of France, extending the processing time to an average of five months. Compensation: From the 2nd authorization.

In Nice, the first change-of-use authorization is granted without compensation. From the second authorization, compensation is required. The ratio and terms depend on the geographic sector where the property is located. In the most pressured sectors such as Old Nice, the port area, and the Promenade des Anglais, the compensation ratio can reach 2:1, meaning two square meters must be returned to the residential market for each square meter converted. The Metropolitan Planning Department processes applications in coordination with the municipal housing service, with an average processing time of four months.

4 geographic sectors (currently suspended)

Nice had implemented a system of 4 geographic sectors with differentiated compensation and authorization rules. However, this system was suspended by a court ruling and is subject to appeal. Pending the final decision, applications are processed on a case-by-case basis. Sector 1 (Old Nice, port, Promenade) was subject to the strictest conditions with a near-freeze on new authorizations, while Sector 4 (northern and peripheral neighborhoods) benefited from relaxed conditions. The municipality has appealed the suspension and hopes to restore a revised zoning system that meets the administrative court's requirements. In the meantime, the metropolitan planning department reviews each application individually, with an extended processing time of four to six months.

Nice has adopted a zero-tolerance policy for illegal rentals, particularly since the post-pandemic rental market tensions. The enforcement brigade of 10 sworn agents, attached to the Metropolitan Planning Department, conducts inspections year-round with increased activity between June and September. Fines issued by the Nice judicial court in 2024 totaled over €2 million.

Nice imposes fines of up to €100,000 for the most serious violations. The city has an active enforcement brigade that checks online listings and conducts on-site inspections, particularly during the summer peak season and major events (Carnival, festivals). In 2024, this brigade conducted over 300 inspections and filed 120 official reports, primarily in Old Nice and the port neighborhood. Repeat offenders are subject to an expedited procedure before the Nice judicial court, with an average judgment time of three months.