Investing in LMNP in Nice in 2025: Profitability, taxation and opportunities
Investing in LMNP in Nice in 2025 is attracting more and more investors looking for a profitable real estate investment that is fiscally advantageous and located in a highly attractive city. Between its climate, its tourist and student dynamism, and sustained rental demand, Nice is a strategic choice for any project of non-professional furnished rental (LMNP). Discover why the LMNP status remains an effective lever for a successful rental investment in the capital of the Riviera.
Why invest in Nice in LMNP in 2025?
A city with high rental potential
Every year, Nice attracts thousands of students, young professionals and tourists. Its university fabric (Côte d'Azur University, EDHEC, engineering schools), its international airport, and its quality of life make it a very popular destination for furnished rental.
Sustained demand for furnished furniture
With a significant portion of the population in temporary mobility, The demand for furnished rentals is strong all year round: students, young workers, professionals on mission, seniors.
High-performance neighborhoods
- Nice Center, Jean Médecin, Carré d'Or : city center, strong attractiveness, high rents.
- Valrose, Libération : student areas, highly sought after.
- Nice is and Ariane : more affordable prices, interesting rental potential.
- Close to sea or tram = attractiveness bonus.
What type of property should you choose for an LMNP in Nice?
LMNP in the old one in Nice
The old apartments in typical Nice buildings offer a sought-after charm. Investing in a furnished studio Or a T2 in student neighborhoods or near the tram is often synonymous with good profitability.
LMNP in student or senior residence
Nice offers several LMNP student residences, especially near Valrose or the Faculty of Medicine. These properties are managed by professional operators via commercial lease.
LMNP in the news
New real estate programs on the outskirts of Nice allow optimized damping and compliance with the latest energy standards. Neighborhoods like Riquier, Saint-Roch or Nice West are to be followed.
Nice: mixed profitability in a tight market
Nice attracts many investors thanks to its tourist attraction, its Mediterranean climate and its strong demand for student and seasonal rentals. In 2025, the average price per square meter in Nice is around €5,100, while the average rent for a studio is around €600 per month.
The rental tension is there High, especially in areas close to the city center, the Promenade des Anglais or the Valrose university campus. The estimated gross yield amounts to approximately 5.6%, which remains competitive for a city with a high heritage value.
On the other hand, local taxation (CFE, property tax) and high prices can reduce net profitability if the investment is not optimized, in particular by choosing a real regime and depreciating the property.
Comparative table of cities (2025)
CityAverage price per m²Average rent for a studioRental TensionEstimated Gross Yield Paris10 300 €950 €Very Strong 5.5% Lyon5 100 €640 €Strong 6.2 %Marseille3 400 €550 €Strong 3 400 €550 €Strong 7.5% €550 €Strong 7.5 %Toulouse High 7.5 %Toulouse3 %Toulouse3 700 €530 €530 €High €530 €530 €High 7.2% Bordeaux4 600 €580 €Strong 6.1 %Nantes 4000 €550 €Strong €550 €Strong 7.5% €550 €Strong 7.5 %Toulouse 7.5% Toulouse3 700 €530 €High €530 €530 €High 7.2% Bordeaux4 600 €580 €Strong 6.1 %Nantes 4000 €550 €Strong €550 €Strong Ille3 700 €520 €High 6.8% Nice 5 100 €5 100 €600 €600 High 5.6% Angers 3 500 €500 €High 7.1% Reims 3 000 €470 €470 €470 Good 7.3%
LMNP in Nice: which taxation should you choose in 2025?
The LMNP status allows two tax regimes:
- Micro-Bic : 50% lump-sum reduction.
- Real regime : deduction of expenses and damping of the property, furniture and acquisition costs. This allows Neutralize the tax on rents for several years.
- The complete LMNP guide
What are the formalities to work in LMNP in Nice?
- Enrollment at the registry of the Commercial Court of Nice (form P0i).
- Choice of tax regime.
- BIC income statement.
- Possible payment of CFE LMNP at the SIE in Nice.
Declare your LMNP income step by step
Our advice for a successful LMNP investment in Nice
- Aim at them studios or T2 in student neighborhoods or well served.
- Study it Amount of the CFE in Nice, variable according to the address of the property.
- Call on a LMNP specialized chartered accountant for your declarations under the real regime.
- Bet on a professional rental management if you are not on site.
- Prefer depreciation over real life for better fiscal optimization.
LMNP support and management in Nice: how Qlower helps you
Qlower your expert in LMNP accounting Propose a full LMNP support in Nice :
- Creation of the activity (P0i, SIE, AGA, transplant);
- Accounting and amortization calculation ;
- Automated tax reporting ;
- Follow up on your rental income, CFE, Real regime or Micro-Bic
FAQ — Investing in LMNP in Nice
Is it still interesting to invest in LMNP in Nice in 2025?
Yes, rental demand is strong, especially for furnished apartments, and LMNP taxation remains very advantageous under the real regime.
What profitability can we expect?
Between 4 and 5.5% gross on average, with rents reinforced by furnished rentals.
What are the best areas to invest in?
Libération, Valrose, Nice Centre, Nice Centre, Saint-Roch, or even Fabron are areas with great potential.
Can I invest in an LMNP student in Nice?
Yes, especially around university centers or via managed residences.
What tax regime should you choose?
The real regime allows you to depreciate the property and sharply reduce or even cancel taxation on rental income.
Do I have to pay the CFE in Nice?
Yes, like any furnished rental company, you are responsible for the Business Property Assessment, calculated according to the address and the rental value.
To make the right choices, it is strongly recommended to be accompanied by an expert in real estate taxation. No more tax headaches and time to optimize your personal and asset situation.
