Investing · Short-term rental
Highest-yield short-term rental cities in France — 2026
Paris, Bordeaux, Lyon, and Nice now enforce a 120-night-per-year cap on short-term lets of a primary residence, and registration is mandatory in all communes above 200,000 residents. These six cities still have viable STR economics in 2026 — either because the cap doesn't apply, because seasonal demand absorbs the cap, or because dedicated investor units sit outside it.
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- FRHaute-Savoie
Annecy (city centre + lakefront)
Gross yield
6.8%
ADR (peak)
€220
Occupancy
68%
Cap regime
None — below 200k threshold
Year-round demand — Alps ski drive in winter, lake swimming in summer, conference traffic year-round. Sub-200k population means no 120-day cap, registration via mairie is administrative.
Run Outpost analysis on a Annecy (city centre + lakefront) propertyEntry prices have risen 35% since 2020 — model on a 5-7 year hold, not flip economics.
- FRPyrénées-Atlantiques
Biarritz (Grande Plage + Saint-Charles)
Gross yield
5.9%
ADR (peak)
€280
Occupancy
62%
Cap regime
Registration only — no 120-day cap
Surf-driven April-October season plus growing winter remote-worker traffic. Property is constrained (coastal, limited buildable land) — supports nightly rates well above the regional median.
Run Outpost analysis on a Biarritz (Grande Plage + Saint-Charles) propertyAnglet-Biarritz-Bayonne registration is being tightened in 2026 — verify status before offering.
- FRGrand Est
Strasbourg (Petite France + Krutenau)
Gross yield
5.6%
ADR (peak)
€155
Occupancy
71%
Cap regime
120-day cap on primary residence only
European Parliament sessions (12 weeks/yr) and Christmas markets (5 weeks) create high-ADR peaks. The 120-day cap only applies to primary-residence lets — buying a dedicated investment unit sidesteps it.
Run Outpost analysis on a Strasbourg (Petite France + Krutenau) propertyEU parliament sessions can move — model on commercial-tenant demand floor, not session traffic alone.
- FRBretagne
Saint-Malo (Intra-muros + Paramé)
Gross yield
6.1%
ADR (peak)
€195
Occupancy
59%
Cap regime
Registration mandatory, no 120-day cap
Heavy April-September UK-tourist season (Brittany Ferries direct from Portsmouth and Plymouth) plus growing autumn traffic from Paris weekenders. The walled town stock is finite — supply-constrained.
Run Outpost analysis on a Saint-Malo (Intra-muros + Paramé) propertyWinter occupancy drops below 30% — annualised cash flow needs the summer to carry the whole year.
- FRHauts-de-France
Lille (Vieux-Lille + Wazemmes)
Gross yield
5.8%
ADR (peak)
€135
Occupancy
66%
Cap regime
120-day cap on primary residence
Eurostar gateway with strong UK and Belgian weekend traffic, plus a deep student-let fallback. Entry prices are 35% below Lyon for comparable city-centre stock.
Run Outpost analysis on a Lille (Vieux-Lille + Wazemmes) propertyCity has signalled tighter STR rules from 2026 — verify the current Hôtel de Ville stance before completion.
- FRNouvelle-Aquitaine
La Rochelle (Vieux Port + Les Minimes)
Gross yield
5.4%
ADR (peak)
€175
Occupancy
58%
Cap regime
Registration only
Atlantic-coast charm with TGV-direct access to Paris and a long boating and festival season (Francofolies, Grand Pavois). Property values have moved less than the Côte d'Azur — relative value plays.
Run Outpost analysis on a La Rochelle (Vieux Port + Les Minimes) propertyWinter is meaningfully quiet — model on a five-month earning season, not twelve.
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