The Real Estate Market on the French Riviera in 2025: between a return to normal and new prospects

NewsBuying a property

6 June 2025 · 3 min read

Harald StarkePresident, Riviera Keys

After the euphoric Covid period when interest and willingness to purchase properties exceeded all expectations, the Riviera property market returned to a “normal” type of market both in number of transactions and in evolution of prices.

On a 12 month period there was a slight decrease in prices and also a decrease in number of sales.

The tendency at the first months of 2025 is a stabilizing of prices and a slight increase in number of sales. We are expecting a satisfactory market for the total of 2025.

Evolution of property prices (€/m2) on the French Riviera. *Only apartments are included in the statistics in Alpes-Maritimes. Source : Observatoire de l'immobilier des Alpes-Maritimes

Number of real estate transactions on the French Riviera. *Only apartments are included in the statistics in Alpes-Maritimes. Source : Observatoire de l'immobilier des Alpes-Maritimes

Real estate loans

In April 2025 the average interest rate for property loans (excluding insurance costs) was 3.07 percent. The trend according to specialists is downwards which should give an indication that buyers will increase their willingness to purchase properties in France.

New rules concerning short term rentals

Since the beginning of this year, short term rentals rules have been stricter:

In many cities the maximum number of days for short term rentals (what we mostly call 'AirBnb' rentals) has been reduced from 120 days to 90 days.
If it is your permanent residence, the owner needs to declare the rentals on a national government website.
Tax advantages have been diminished for this type for rentals.
The energy consumption indexes of F and G are no longer admitted for rentals.
In a condominium, the association can forbid short term rentals with a two thirds majority vote.

If you are into short term rentals or are thinking of doing so, please take advice from a professional. Also if you are thinking about purchasing a property, do control that short term rentals are admitted (or not). It can change the value of the apartment.

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