Skip to main content
France · EUR

Nicereal estate

Nice runs three overlapping markets on one seafront: residents, second homes and short-lets. The Carré d’Or, Mont Boron and the Old Town are not interchangeable.

ParisLyonMarseilleBordeauxToulouse
Notaire-verified path
DPE & diagnostics
3D map
≈7%acquisition costs on an existing home
2contracts: compromis, then acte authentique
10 daysstatutory buyer cooling-off (loi SRU)
DPE A–Genergy label required in every file
What a purchase really costs

€400,000 home in Nice

Droits de mutation (DMTO) (5.8%)
€23,200
Émoluments du notaire (≈0.8%)
€3,200
Formalités & débours (≈0.4%)
€1,600
Cash needed at the notaire
€428,000

≈ +7% over the price. Roughly +7% on an existing home — that is the famous frais de notaire, most of which is departmental tax rather than the notaire’s fee. A new-build runs nearer 2–3% because VAT is already inside the price. Several départements, Paris included, applied the 2025 uplift toward ~6.3% DMTO — confirm the rate on your acte, not on a blog post.

Rentals run on rules

The rent side, in three lines

  • Deposit caps at one month’s rent unfurnished and two months furnished (loi du 6 juillet 1989).
  • Encadrement des loyers fixes a reference rent per m² in Paris, Lyon, Lille, Bordeaux, Montpellier and Marseille — a lease above it is challengeable.
  • A DPE rating of G has been barred from new lettings since 2025 and F follows in 2028 — the energy label is a rentability test, not a sticker.

Qualitative anchors only. Live reference rents come from the préfecture’s published grid, never a hardcoded table.

Cities

Six metros, one notarial machine

The deed is national; the money is not. DMTO is voted département by département, and rent control only bites in the designated zones tendues. Each city guide carries its own number.

Meublés de tourisme require registration and, in the tightened zones, a change-of-use authorisation with compensation. The city has been aggressive about enforcement — assume the licence is the asset, not the flat.

Sea view, floor level and lift presence move price more than square metres do. Coastal exposure also means salt-air maintenance and rising insurance on older seafront copropriétés.

The airport is the second busiest in France, which is why the second-home book here is genuinely international rather than Parisian weekend traffic.

FAQ

Can I run it as a holiday let?
Only with registration and, in the restricted zones, an authorisation. Buying “for Airbnb” without checking the commune’s current rules is how people buy a fine.
Is a sea view worth the premium?
It is the most durable price factor on this coast and the least liquid to fake. It also carries the highest maintenance and insurance line.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: EUR.