Why Antibes for Holiday Rental Investment?
Antibes-Juan-les-Pins is one of the most solid destinations on the French Riviera for holiday rental investment. The town combines several assets that are rarely found together: a long season (Easter to mid-October, over 6 months), a diverse international clientele (British, Scandinavian, Italian, American), varied activities (beaches, old harbour, yachting, hinterland), and immediate proximity to major infrastructure (Nice Airport 20 minutes away, Cannes 10 minutes).
The Antibes property market remains accessible compared to Cannes or Monaco, which delivers higher gross yields. A well-located apartment in Antibes can be acquired for 4,000 to 8,000 EUR per m², versus 8,000 to 15,000 EUR per m² on the Croisette or in Monaco.
Gross Yields by Area
**Cap d'Antibes**: the most exclusive area. Villas with pools, sea views or private sea access. Purchase prices: 10,000 to 25,000 EUR per m² for direct sea-view properties. High-season rental rates: 3,000 to 15,000 EUR per week depending on size and quality. Estimated annual occupancy: 18 to 22 effective weeks. Gross yield: 4% to 6% on entry-level cap properties (properties above 5M EUR yield less because purchase prices are high relative to rents).
**Vieil-Antibes (historic centre)**: apartments in the medieval heart, strong demand from European visitors who value authenticity. Purchase prices: 4,500 to 7,000 EUR per m². Rental rates: 600 to 1,400 EUR per week for a one-bedroom, 1,000 to 2,500 EUR for a two or three-bedroom. Occupancy: 20 to 26 weeks. Estimated gross yield: 5% to 7%.
**Juan-les-Pins (seafront)**: apartments close to beaches, beach-holiday clientele. Purchase prices: 5,000 to 9,000 EUR per m² with sea views. Rental rates: 700 to 1,800 EUR per week depending on floor and view. Occupancy: 22 to 28 weeks. Gross yield: 5% to 7.5%.
**Biot-Sophia Antipolis (northern outskirts)**: villas with land, attractive to families and remote workers on longer stays. Purchase prices: 3,800 to 6,000 EUR per m². Possible gross yield: 5.5% to 8% on well-configured villas with pools.
Seasonal Pricing: The Real Price Windows
Holiday rental pricing in Antibes follows a clear seasonal pattern:
**Low season (November-March)**: low occupancy (10 to 20% of weeks), rates 30 to 50% below summer levels. Some owners opt for medium-term rentals (1 to 3 months) targeting remote workers or winter residents.
**Mid-season (April-May and September-October)**: rising occupancy (50 to 70% of weeks), European retirees and families outside school holidays. Rates at 60 to 80% of summer prices.
**High season (June-August)**: near-total occupancy (85 to 95% of available weeks for well-positioned properties). This period drives the bulk of annual returns.
**Super high season (14 July to 15 August, Juan Jazz Festival in July)**: rates 20 to 40% above standard high-season levels.
Realistic Occupancy Rates
A correctly managed, well-reviewed property in Antibes-Juan-les-Pins can expect the following annual occupancy rates:
Well-located one-bedroom apartment in the town centre or Juan-les-Pins: 22 to 28 weeks, or 42% to 54% annually. Three-to-four-bedroom villa with pool in a sought-after residential area: 18 to 24 weeks. Villa or apartment at Cap d'Antibes: 14 to 20 weeks (shorter season but very high rates).
These figures assume professional management (dynamic pricing, optimised listings, fast response) and a well-maintained property with good photography and ratings above 4.7 out of 5.
Regulations in Antibes
Antibes has been subject to mandatory registration since 2023. All holiday rental properties must hold a 13-digit registration number obtained from the town hall (mairie). Primary residences are subject to the 120-day annual rental limit. Secondary residences are not subject to this limit but may require a change-of-use authorisation if the property is in a regulated zone (mainly the town centre).
Tourist tax collected by Airbnb and Booking.com is remitted automatically to the municipality. Rental income is taxable under the BIC category (micro-BIC regime for income below 77,700 EUR with a 50% flat deduction, or the actual-expense regime for higher earners or those wishing to deduct real costs).
The Most Profitable Property Types
Based on market data in Antibes, the properties offering the best yield-to-risk ratio are:
Two-to-three-room apartment in the town centre or Juan-les-Pins (50 to 80 m²): easy to manage, strong demand throughout the season, limited maintenance costs. Entry budget: 250,000 to 500,000 EUR. Estimated gross annual income: 18,000 to 35,000 EUR.
Three-to-four-bedroom villa with pool in a quiet residential area (Quartier des Semboules, La Brague, Biot): high weekly rates, loyal family clientele, medium-term rental potential out of season. Budget: 600,000 EUR to 1.2M EUR. Estimated gross annual income: 40,000 to 80,000 EUR.
Our Support
Riviera Luxe Concierge has worked with investor-owners in Antibes since our founding. We can guide you on the areas to prioritise, connect you with specialist estate agents, and take over rental management from the moment of acquisition. Contact us for a personalised return-on-investment analysis.
