RENTAL YIELD ON THE FRENCH RIVIERA: WHICH CITIES ARE THE MOST PROFITABLE IN 2025?

The French Riviera is a dream destination — not only for vacations, but also for profitable real estate investments. With strong rental demand, international appeal and year-round sunshine, the region offers solid opportunities… if you know where to look. Here's our 2025 guide to the most profitable cities for rental yield across the Côte d’Azur.

Villefranche-sur-Mer

☀️ WHY INVEST ON THE FRENCH RIVIERA?

• Over 11 million visitors annually

• High demand for short- and mid-term rentals

• Strong appeal to international buyers and expats

• Tax benefits with furnished rentals (LMNP)

📊 TOP CITIES BY GROSS RENTAL YIELD (2025)

City	Average Rental Yield	Recommended Rental Type	Highlights
Fréjus / Saint-Raphaël	4.5 – 6%	Furnished or seasonal rentals	Affordable prices, high tourist demand
Antibes / Juan-les-Pins	4 – 5.5%	Seasonal or hybrid	Tourist hotspot + student zone (near Sophia Antipolis)
Hyères / Carqueiranne	4.5 – 5.5%	Residential or second home	Nature, calm, local demand
Nice (non-central)	3.8 – 5%	Seasonal or shared rental	Rising districts like Libération, Saint-Roch, Riquier
La Seyne-sur-Mer	5 – 6%	Long-term rental	Urban growth, accessible prices
Menton	3.5 – 4.5%	Premium seasonal rental	Border with Italy, senior and international tenants
Toulon	4.5 – 6.5%	Traditional or student rentals	Naval hub, university city, affordable market
Grasse	5 – 6%	Long-term or second home	Low entry cost, green lifestyle, close to Cannes
Cannes	3 – 4.5%	Event rentals (MIPIM, Festival...)	High demand periods, expensive purchase price
Saint-Tropez / Ramatuelle	2 – 3%	Ultra-luxury rentals	Prestige investment, not yield-focused

🧠 KEY TAKEAWAYS

• Higher purchase prices = lower yield — luxury is not always profitable.

• Mid-sized cities often offer the best balance between price and demand.

• Rental strategy matters: short-term vs. long-term, furnished vs. bare.

💼 TIPS TO INCREASE YOUR YIELD

✅ Use the LMNP tax regime (furnished rental)✅ Focus on micro-locations (train stations, beach, universities…)✅ Look for sea views, terrace, or parking✅ Try coliving or student rentals in secondary cities✅ Work with a local agency to reduce vacancy risks

🏡 OUR EXPERTISE

At Avenir Real Estate, we specialize in turnkey rental investments on the French Riviera. From property selection to rental setup, and tax guidance, we help you maximize returns and build long-term value.

📩 Contact us today for a free consultation on your next investment.