3-bed apartment in Menton
No registration stated
The listing states no registration number. That does not mean the property cannot be let: the rules are per commune.
Ask the mairie whether this commune requires a change-of-use authorisation and a registration number for a furnished tourist let, and whether either can be obtained for this property by a new owner. A number printed by the listing belongs to the current owner's declaration and does not transfer with the sale.
Energy rating (DPE): class C
The listing states energy class C. From 1 January 2034 every meublé de tourisme must be rated A to D (law 2024-1039 of 19 November 2024).
What it earns, what it costs to own, and the net yield
No Airbnb match on file
We have not confirmed this exact property on Airbnb, so it carries no operating history here. The figures above rest on the comparable set — a launch scenario, not a track record.
Revenue assumptions
Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured, market-calibrated asking-to-booked factor. Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Income tax is the non-resident minimum rate (20% to €29,579, 30% above) plus social charges, under the LMNP régime réel on the net letting profit after depreciation of the building (75% of the price over 30 years) and the furniture (over 7 years), €10,982 a year here, which cannot create a loss. 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. Social charges are 18.6% for an owner insured outside the EEA, Switzerland and the UK and 7.5% inside; the tax line names the rate this listing is priced at. Whether a second home may be let to tourists at all is the commune's decision: many require a change-of-use authorisation (changement d'usage) and a registration number, granted per owner and not transferred with the sale, so ask the mairie before buying. Financing is not modelled.
Rental yield + value growth
Your net rental yield plus a yearly rise in the property's market value (land and building) that you choose. Value growth is an assumption, not data — which is why it starts at 0% and is kept out of the yield figures above.Not quite right? Get an email when a listing like this one comes on the market.
Where it sits, and who confirms it
Location
Approximate areaMenton · Côte d'Azur
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Score, and what could go wrong
Brixfox Score
Strong score for this market. A 4.7% net on all-in cost is above most French listings; check the stored costs and the seasonal pattern before relying on it.
Risk & what-if
| Scenario | Occupancy | Net income /yr | Net yield |
|---|---|---|---|
| -20 pts occupancy | 40% | €11,525 | 2.8% |
| -10 pts occupancy | 50% | €15,528 | 3.8% |
| Expected | 60% | €19,530 | 4.7% |
| +10 pts occupancy | 70% | €23,533 | 5.7% |
Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost
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Modelled from live Airbnb calendar data around this property · operating costs per line, editable in the P&L · estimates, not financial advice.Data sources & methodology ›
French yields are the figures Brixfox stores for each listing, and the Financial analysis P&L above reproduces them line by line. The rent is an estimate from the Airbnb listings Brixfox tracks nearby: their asking rates corrected to a booked rate and their occupancy read from their calendars, annualised on a seasonal curve. It is not this home’s own record, and a projection resting on few comparables or an area-level pin is marked indicative. The costs are the listing’s own lines: the conciergerie and the accounting (the self-managed view drops both), booking channels whoever manages, cleaning, utilities, insurance, copropriété charges, the taxe foncière, TEOM, the second-home taxe d’habitation, the CFE and a maintenance reserve, less the non-resident income tax and social charges (LMNP régime réel, after a depreciation allowance that cannot create a loss and is added back to the taxable gain on resale), on an all-in cost that includes the droits de mutation and the notary. The cost lines are the listing’s stored ones; the price and the growth assumption can be changed above. Market factors in France may impact actual yields.