The Complete Guide for Property Owners on the French Riviera
Everything you need to know about owning, managing, and enjoying your property in Antibes, Cannes, Nice, and beyond
You've Just Bought a Property on the Riviera. Now What?
Congratulations on your new property. Whether it's a villa in Mougins, an apartment in Juan-les-Pins, or a penthouse in Cannes, the next steps matter.
This guide covers the essentials: insurance, utilities, taxes, rental setup, maintenance, and why having a local concierge changes everything.
We've compiled years of experience helping foreign owners navigate the French system — so you don't have to learn the hard way.
Your First 30 Days Checklist
The essential steps every new property owner should complete
Insurance & Legal Setup
Register your property insurance with a French provider. Standard homeowner policies (assurance habitation) are mandatory. If you plan to rent, you'll need additional liability coverage (responsabilite civile) and must inform your insurer about short-term rental activity. Budget around 800 to 2,000 EUR per year for a villa depending on size and location.
Utilities & Service Transfers
Transfer electricity (EDF or Enedis), water, gas and internet contracts to your name. French utility providers require a RIB (bank details) and proof of ownership. Set up SEPA direct debits to avoid missed payments while abroad. For seasonal properties, consider a low-consumption winter tariff and a summer boost for air conditioning.
Property Maintenance Plan
Establish a year-round maintenance schedule. On the Riviera, salt air corrodes metal fixtures, intense sun degrades exterior paint, and Mediterranean storms test roofing and drainage. Budget for annual pool servicing (400 to 800 EUR), garden upkeep (200 to 500 EUR per month), and a general property inspection twice a year.
Rental Setup & Compliance
If you plan to rent short-term, register with the local town hall (mairie) to obtain your 13-character registration number. Declare your activity for tax purposes under the micro-BIC or regime reel. List on Airbnb, Booking.com and local platforms. Collect tourist tax (taxe de sejour) and respect the 120-day limit for primary residences.
Build Your Local Network
Identify reliable local tradespeople before you need them urgently: a plumber, electrician, locksmith, pool technician and gardener. On the Riviera, good artisans are booked months in advance during summer. A concierge service gives you immediate access to a vetted network without the trial-and-error process.
Security & Monitoring
Install or upgrade your alarm system, CCTV cameras and motion-sensor lighting. French insurers often require certified security systems (NF A2P standard) for full coverage. For properties left empty several months a year, consider smart home sensors for water leaks, temperature drops and power outages, with real-time alerts to your phone.
Administrative Essentials
Get your paperwork in order from day one
Taxe Fonciere (Property Tax)
Paid annually by the property owner, regardless of whether the property is rented. The amount depends on the cadastral value and the commune. On the Cote d'Azur, expect between 1,500 and 6,000 EUR per year for a standard villa. Payment is due in October. Non-residents must register with the Service des Impots des Particuliers Non-Residents in Noisy-le-Grand.
SCI Ownership Structure
Many foreign buyers hold French property through a Societe Civile Immobiliere (SCI). This structure simplifies inheritance planning (avoiding forced heirship rules) and can offer tax advantages. An SCI must file annual accounts and a tax return (form 2072). Consult a notaire and a cross-border tax advisor before choosing your ownership structure.
Non-Resident Tax Obligations
Non-residents who own property in France must file a French tax return even if the property is not rented. You may owe taxe d'habitation on secondary residences (with a surcharge of 20 to 60% in some Riviera communes), wealth tax (IFI) if your French real estate assets exceed 1.3 million EUR, and capital gains tax (19% plus social charges) upon sale.
Declaring Rental Income
Rental income from furnished holiday lets is declared under the BIC (Benefices Industriels et Commerciaux) regime. Below 77,700 EUR annual revenue, the micro-BIC regime applies with a 50% flat-rate deduction. Above that threshold, the regime reel allows deduction of actual expenses including mortgage interest, depreciation and concierge fees. Non-residents should verify their bilateral tax treaty to avoid double taxation.
GDPR & Guest Data
If you collect personal data from guests (passport copies, email addresses, phone numbers), you must comply with GDPR. Keep a record of processing activities, obtain explicit consent, store data securely and delete it when no longer needed. Fines for non-compliance can reach 20 million EUR or 4% of annual turnover. A professional concierge handles data compliance on your behalf.
The Riviera Calendar
Key dates and seasonal rhythms every owner should know
Off-Season & Winterisation
Drain pipes if unheated, set heating to frost protection mode (8-10 C), service the boiler, clean gutters before storms. Schedule annual deep maintenance. Check insurance vacancy clauses. Lowest rental demand but ideal for renovation works.
Spring Preparation
Recommission the pool, restart irrigation systems, deep-clean the property, refresh outdoor furniture and repaint if needed. Prepare listings for the summer season. April and May see rising demand from early-season travellers, especially around Easter and the Cannes Film Festival.
Peak Season
Maximum rental demand and highest nightly rates. Weekly turnovers are common. Ensure air conditioning is serviced, pool is maintained twice weekly, and garden is watered daily. Guest communication must be responsive. The July-August period alone can generate 50 to 70% of annual rental income on the Riviera.
Autumn Wind-Down
Last rentals of the season, often long weekend stays. Winterise the pool, prune trees before mistral winds, service heating systems before winter. File your annual tax declarations. Review the year's rental performance and plan improvements for the next season.
Why a Local Concierge Makes All the Difference
Single Point of Contact
One phone number for everything. No more juggling between a plumber, a cleaner, a gardener and a property manager.
Local Knowledge
We know which artisans deliver on time, which communes enforce regulations strictly, and where to find the best service providers.
Time Savings
Reclaim 15 to 20 hours per week during peak season. Focus on enjoying your property instead of managing it.
Revenue Optimisation
Dynamic pricing, professional photography, optimised listings and responsive guest service. Our clients see 20 to 40% higher rental income on average.
Self-Management vs. Concierge
| Self-Manage | With Concierge | |
|---|---|---|
| Finding Reliable Artisans | Trial and error | Vetted network |
| Emergency Response | Hours or days | Under 45 minutes |
| Guest Management | You handle everything | Full service 24/7 |
| French Administration | Complex, in French | Handled for you |
| Ongoing Maintenance | Reactive, costly | Preventive, planned |
| Rental Revenue | Below potential | +20 to 40% average |