French Property for Sale.
Real Airbnb Net Yield.
Villas and apartments for sale across the Côte d’Azur, Provence, the Dordogne, the Atlantic coast and Brittany, each valued against the live Airbnb calendars around it, so you see what it would net after its costs and taxes. Brixfox tracks 84,000+ live Airbnb calendars across France. Listings go live region by region, once a region’s pins, photos and rental comps pass our checks. Ranked by realistic, after-tax net yield.
Yields shown are fully-managed net after the non-resident income tax and social charges, over the all-in acquisition cost (price + the droits de mutation at the département’s rate, the notary’s regulated fees, any agency fee charged on top, and furnishing) — the French median is 1.3% (6.8% gross on the asking price); the homes at or above BrixfoxScore 93.5 net 3.8%. If a listing promises double digits, question the assumptions.
5 French regions.
One glance.
Weighing a French holiday home as an investment? No portal shows you both sides of the deal — we track what’s for sale AND what those homes really rent for.
Which French region should you buy in?
Côte d'Azur
Atlantic Coast
Provence
Brittany
Dordogne
Median after-tax net yield and median asking price per region, from the published for-sale catalogue. All freehold, EUR-priced; pins are approximate. French nets read low because the costs of a furnished let take most of the gross rent. Income tax and social charges on the letting profit, the local taxes (taxe foncière, TEOM, the second-home taxe d’habitation and the CFE) and a conciergerie charging 20% VAT on its fee all come off the rent before it reaches the owner. A region appears here once its first listings are published; regions with fewer than 30 scored listings lead with their median rather than a cohort figure.
Ready to Let.
Built to Earn.
A-grade, finished and earning-ready — no off-plan. Ranked by net yield, highest first.
Duplex 3/4 pièces en dernier étage
Maison familiale 7 pièces 175 m² Le Cannet
Vente Demeure 7 pièces
Cannes - Proche Centre - 4 Piéces Sans Travaux
5-bed house in Valbonne
4-bed house in Saint-Rémy-de-Provence
Short-term rental rules in France — the commune decides.
In France the commune, not the country, decides whether a second home may be let to tourists — check its rules before any projected yield is worth reading.
How it works
A furnished tourist let (meublé de tourisme) is declared to the mairie, and in communes that require it the listing must show a registration number — nationwide from May 2026 under the law of 19 November 2024. Many communes also require a change-of-use authorisation (changement d’usage) for a second home let to tourists, which they may make subject to compensation, quotas or a limit per owner.
When you buy
A registration number and a change-of-use authorisation belong to the owner, not the property: as the buyer you declare the let again, and where the commune requires an authorisation you apply for your own. A number already printed on a listing is a signal the seller states the unit was declared — unverified, because there is no public register we can check it against — and where the agency discloses one we surface it as disclosed by the listing.
How it is taxed
A non-resident owner pays French income tax on French rental income at the non-resident minimum rates (20%, then 30%) plus social charges (18.6%, or 7.5% for an owner insured in the EEA, Switzerland or the UK), either on the net letting profit under the régime réel or on a statutory share of gross under the micro regime. The taxe foncière, and in many communes a surcharged second-home taxe d’habitation, apply every year. Every yield on this page models a fully-managed non-resident owner under the LMNP régime réel, with depreciation of the building (75% of the price over 30 years) and the furniture (over 7 years) deducted, which cannot create a loss, and the 18.6% social charges, so an owner who pays 7.5% keeps more. It assumes the owner keeps LMNP réel accounts, and since loi n° 2025-127 art. 84 the depreciation deducted is added back to the taxable capital gain on resale, so it defers tax rather than removing it. Listings re-price onto this basis over about two weeks from 2 November 2026; until then some still carry the earlier figure, with no depreciation deducted.
Buyer checkpoint
Before underwriting, ask the mairie whether the commune requires a change-of-use authorisation and a registration number for a furnished tourist let, whether either can be obtained for this property by a new owner, and whether the copropriété rules allow short lets. Confirm the tax regime with a French expert-comptable and the purchase costs with the notaire.
Regulation overview only, current as of October 2026 — not legal advice. Verify with a local notaire or lawyer before purchase.
How we find the best deals.
Every listing gets scored against real rental data — so you can skip the guesswork.
1. Two Daily Sources
Every night we read Bien’ici and Orpi, region by region, syncing 18,317 villa and apartment listings into one clean database.
2. Performance Audit
We overlay 84,000+ live Airbnb calendars to calculate occupancy, nightly rates and revenue around each listing, annualised on its region’s own season.
3. Smart Rank
Every listing gets ranked by after-tax net yield over the all-in cost, so you can instantly spot the best deals.
Live Airbnb market data, region by region
Real occupancy, nightly rates and RevPAR from live Airbnb calendars across the Côte d’Azur, the French Alps, Provence, Corsica, the Atlantic coast and the Dordogne — the numbers behind every yield on this page, in euros. They are measured over completed months of night-by-night calendar history, which for France starts in summer 2026: no French winter has been observed yet, so the Alpine figures are a summer-only view until one has. The window each figure covers is printed beneath the strip.
70,367
Tracked Listings
42
Areas Covered
43%
Measured Occupancy
€218
Typical ADR
€95
RevPAR
Occupancy and ADR are measured over 3 completed months of night-by-night Airbnb calendar history so far (Aug 2026–Oct 2026, 70,367 listings tracked in Oct 2026), shown in euros. ADR reflects asking prices. 70,367 listings tracked, counted over Oct 2026's calendars, the best-covered month; the current and upcoming months appear only in the booking-pace chart below, where they show bookings to date and typically rise as the month approaches.
France by region
Côte d'Azur
Cannes, Antibes, Saint-Tropez, Cap Ferrat & Menton — the premium Riviera.
7 areas tracked
Atlantic Coast
Biarritz & the Basque coast, Hossegor, Arcachon & Cap Ferret, Île de Ré, Oléron & Royan.
9 areas tracked
French Alps
Chamonix, Courchevel, Megève, Morzine & Annecy — a dual ski/summer season.
5 areas tracked
Corsica
Porto-Vecchio, Bonifacio, Calvi, Ajaccio & Saint-Florent — a short, intense island summer.
13 areas tracked
Provence
The Alpilles, Luberon (Gordes, Bonnieux), Aix countryside & Cassis.
5 areas tracked
Dordogne
Sarlat, the Vézère valley & Bergerac — stone houses and gîtes in the Périgord.
3 areas tracked
Airbnb Performance by Area in France
Live Airbnb performance by area — occupancy and typical nightly asking rate (EUR) from tracked calendars, all property sizes blended. Est. monthly revenue is that occupancy at the asking rate over an average month.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Cannes | Côte d'Azur | 7,708 | 39% | €215 | €2,550 |
| Cap Ferrat | Côte d'Azur | 4,707 | 65% | €196 | €3,882 |
| Saint-Tropez | Côte d'Azur | 4,488 | 41% | €298 | €3,677 |
| Arcachon | Atlantic Coast | 4,461 | 35% | €238 | €2,538 |
| Megève | French Alps | 3,227 | 30% | €264 | €2,394 |
| Annecy | French Alps | 2,805 | 56% | €187 | €3,214 |
| Morzine | French Alps | 2,711 | 24% | €278 | €2,025 |
| Menton | Côte d'Azur | 2,689 | 55% | €159 | €2,670 |
| Landes Coast | Atlantic Coast | 2,663 | 45% | €200 | €2,715 |
| Chamonix | French Alps | 2,602 | 44% | €334 | €4,452 |
| Royan | Atlantic Coast | 2,503 | 30% | €126 | €1,160 |
| Porto-Vecchio | Corsica | 1,920 | 49% | €208 | €3,110 |
| Courchevel | French Alps | 1,824 | 18% | €345 | €1,855 |
| Sainte-Maxime | Côte d'Azur | 1,723 | 48% | €175 | €2,561 |
| Antibes | Côte d'Azur | 1,710 | 56% | €214 | €3,628 |
| Biarritz | Atlantic Coast | 1,708 | 53% | €216 | €3,506 |
| Gordes | Provence | 1,658 | 42% | €259 | €3,294 |
| Île de Ré | Atlantic Coast | 1,634 | 37% | €233 | €2,604 |
| La Rochelle | Atlantic Coast | 1,591 | 44% | €162 | €2,196 |
| Aix Countryside | Provence | 1,491 | 57% | €183 | €3,163 |
| Ajaccio | Corsica | 1,405 | 49% | €165 | €2,467 |
| Île d'Oléron | Atlantic Coast | 1,254 | 34% | €154 | €1,613 |
| Bonnieux | Provence | 1,177 | 42% | €203 | €2,588 |
| Saint-Jean-de-Luz | Atlantic Coast | 966 | 55% | €184 | €3,088 |
| Calvi | Corsica | 903 | 48% | €150 | €2,213 |
| Alpilles | Provence | 878 | 46% | €233 | €3,289 |
| Sarlat | Dordogne | 801 | 47% | €170 | €2,450 |
| Vézère Valley | Dordogne | 751 | 41% | €140 | €1,736 |
| Costa Verde | Corsica | 729 | 22% | €109 | €739 |
| Île-Rousse | Corsica | 715 | 42% | €160 | €2,044 |
| Grasse | Côte d'Azur | 681 | 43% | €254 | €3,285 |
| Cassis | Provence | 654 | 57% | €248 | €4,278 |
| Médoc Coast | Atlantic Coast | 653 | 39% | €171 | €2,049 |
| Bergerac | Dordogne | 483 | 44% | €142 | €1,893 |
| Bastia | Corsica | 480 | 39% | €132 | €1,565 |
| Saint-Florent | Corsica | 462 | 49% | €147 | €2,188 |
| Solenzara | Corsica | 386 | 40% | €162 | €1,958 |
| Bonifacio | Corsica | 345 | 55% | €214 | €3,592 |
| Propriano | Corsica | 272 | 49% | €163 | €2,443 |
| Cargèse & Porto | Corsica | 261 | 36% | €164 | €1,793 |
| Sartène | Corsica | 177 | 44% | €128 | €1,723 |
| Cap Corse | Corsica | 111 | 36% | €147 | €1,602 |
Booking Pace by Month
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Performance by Property Size
Studio
44% occupancy
€100 per night
11,554 tracked
1 bedroom
48% occupancy
€121 per night
25,061 tracked
2 bedrooms
46% occupancy
€179 per night
14,908 tracked
3 bedrooms
38% occupancy
€292 per night
9,223 tracked
Frequently Asked Questions
Do you need to register a short-term rental in France?
Yes — a furnished tourist let (meublé de tourisme) is declared to the mairie, and since May 2026 registration is nationwide under the law of 19 November 2024, so the listing must show its registration number (numéro d’enregistrement). Whether a second home also needs a change-of-use authorisation (changement d’usage) depends on the commune: many require one, and may make it subject to compensation, quotas or a limit per owner. A primary residence can be let for at most 120 nights a year. The number and the authorisation belong to the owner, not the property, so a buyer declares the let again and applies for their own. Confirm the commune’s position before underwriting.
Is the French Alps a year-round rental market?
The Alps run two seasons — a strong winter ski season (December–April) and a growing summer hiking-and-lakes season. The figures on this page are measured over completed months from August 2026; as of October 2026 no Alpine winter had been observed yet, so read the Alpine figures as a summer view until one has.
Why are Corsica and the Atlantic coast so much lower in September than in August?
Both are summer markets with a short season, and the drop from August to September is steep in every Corsican and Atlantic area we track. The figures on this page cover completed months from August 2026, so they describe the end of one summer, not a year. Brittany is tracked too, and its homes for sale are listed since November 2026, but its Airbnb figures are not on this page yet: its calendars started in September 2026, so October 2026 is its only completed month, and they join once it has a summer of completed months.
18,317 French properties, one marketplace
Search and compare every published listing with advanced filters, yield ranking, price and bedroom controls, currency switching and saved shortlists.
See what a French property really nets before you buy.
Join investors using real Airbnb data to buy in the Côte d’Azur, Provence, the Dordogne, the Atlantic coast and Brittany with their eyes open.