Property investment in Nice, FR

Q: Is rental investing profitable in Nice?

Nice's gross rental yield of 3.9% is below average, meaning rental income alone may not deliver strong returns at median prices. Investors here typically rely more on price appreciation. Careful property selection below the median price is key to profitability.

Q: What is the average rental yield in Nice?

The average gross rental yield in Nice is approximately 3.9%, based on a median home price of €350,000 and median monthly rent of €1,140 (as of 2025-01). Net yield, which accounts for vacancy, expenses, and maintenance, is typically 2–3 percentage points lower.

Q: How does Nice compare to Cannes for investors?

Nice has a gross yield of 3.9% compared to 3.6% in Cannes, a difference of 0.3 percentage points. Nice offers higher current income potential, making it more attractive for cash flow-focused investors.

2026 Market Data & Investment Analysis

Gross Yield

3.9%

Annual rent / price

Median Home Price

€350,000

As of 2025-01

Median Monthly Rent

€1,140

Per month

Population

342,295

+0.2% / yr (5y avg)

Estimates based on median market data. Actual returns depend on your specific property. Source: DVF / Notaires de France, 2025-01.

Calculate your rental yield in Nice

Pre-filled with Nice's median values. Adjust to match your specific property.

Property Details

Purchase Price

€

Total acquisition cost before taxes

Monthly Rent

€

Monthly Expenses

€

HOA, insurance, property management

Vacancy Rate

% of time the property is empty

Transfer Tax / Stamp Duty

% of purchase price (e.g. 2% = 2)

Annual Repairs

% of price

Rule of thumb: 1% of purchase price/yr

Results

Gross Rental Yield

3.91%

Net Rental Yield

2.03%

Cap Rate

2.03%

Monthly Cash Flow

€591.33

Annual Cash Flow

€7,096.00

> 6% — Excellent4–6% — Good< 4% — Low

Nice rental market at a glance

Median Home Price — 5-Year Trend

2020

€4,700

2021

€4,900

2022

€5,100

2023

€5,250

2024

€5,320

2025

€5,385

Median Monthly Rent — 5-Year Trend

2020

€16

2021

€16

2022

€17

2023

€17

2024

€17

2025

€18

While Nice's rental yields of 3.9% are below average, investors may benefit from strong long-term appreciation potential in this market.

Modest population growth of 0.2% per year indicates a stable but slowly growing rental market.

The vacancy rate of 5.2% is healthy, indicating strong rental demand and limited downtime between tenants.

What type of investment market is Nice?

Challenging Market

Nice presents challenges with both modest rental yields and limited population growth. Investors need to carefully analyze specific neighborhoods and property types to find opportunities that outperform the market average.

✓ Strengths

•Lower entry prices may reduce downside risk
•Select neighborhoods and value-add properties can outperform the average

! Risks

•Below-average gross yield of 3.9% limits income potential
•Limited population growth reduces long-term rental demand
•Higher due diligence required to identify strong-performing assets

Key Metrics

Gross Yield3.9%

Median Home Price€350,000

Median Monthly Rent€1,140

Population Growth+0.2% / yr

Vacancy Rate5.2%

How does Nice compare to nearby cities?

Nice vs Cannes: 0.3 percentage point difference in gross yield.

City	Median Price	Median Rent	Gross Yield	Pop. Growth
Cannes	€440,000	€1,320	3.6%	+0.1%
Antibes	€370,000	€1,180	3.8%	+0.2%

Common questions about investing in Nice

Is rental investing profitable in Nice?▾

Nice's gross rental yield of 3.9% is below average, meaning rental income alone may not deliver strong returns at median prices. Investors here typically rely more on price appreciation. Careful property selection below the median price is key to profitability.

What is the average rental yield in Nice?▾

The average gross rental yield in Nice is approximately 3.9%, based on a median home price of €350,000 and median monthly rent of €1,140 (as of 2025-01). Net yield, which accounts for vacancy, expenses, and maintenance, is typically 2–3 percentage points lower.

How does Nice compare to Cannes for investors?▾

Nice has a gross yield of 3.9% compared to 3.6% in Cannes, a difference of 0.3 percentage points. Nice offers higher current income potential, making it more attractive for cash flow-focused investors.

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More free tools

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Compare with nearby cities:

Cannes Antibes