Investing in Antibes from abroad

Yes. Antibes is among the communes in a tight housing zone in the Nice urban area, and in the decree of 25 August 2026 that replaces the 2013 decree in 2027. For a lease signed between 1 August 2026 and 31 July 2027, the rent of a home that is re-let may not exceed that of the previous tenant, except for exceptions provided for by law, and the tenant of an unfurnished home benefits from a reduced notice period of one month. However, Antibes does not apply reference-rent capping as in Paris or Lyon.

Yes, under conditions. Any furnished tourist accommodation must be declared at the town hall, as the City’s website reminds owners, and its registration number must appear on the listings. Since 1 July 2025, a main residence can only be let for 90 days a year. For a second home, the City is considering a change-of-use authorisation in the centres of Antibes and Juan-les-Pins, without having adopted it to date: before buying for this model, obtain a written answer from the planning department and check that the co-ownership rules allow it.

The rent map from the ANIL and the Housing Ministry gives €22.7 per m² charges included for T1 and T2 in Antibes, based on listings published up to the end of September 2025. For a 40 m² T2, that is about €908 per month. In a high-demand zone, ask the seller for the last tenant’s rent, because it limits the rent at re-letting.

No official source publishes prices by neighbourhood in Antibes: DVF and the rent map stop at the commune level. INSEE does, however, show where tenants live: 63.8% of main residences in the Vieille Ville are rented and 53.1% in Juan-les-Pins, against 18.7% at the Cap, where three quarters of the homes are second homes. A low price improves the gross yield, but check the condition of the co-ownership and the works voted.

Because purchase prices are high relative to rents: €4,998 per m² median price, for an advertised rent of €22.7 per m². A third of homes are second homes according to INSEE (33.5%), which supports prices without necessarily supporting year-round rents. In our example, a 40 m² two-room apartment at the median price comes out at 5.5% gross, before purchase costs; the net yield will be lower once charges and taxes are deducted.

Most remote investors entrust the property to a property management agency. It selects the tenant, checks the rent in a high-demand zone, collects the rents and follows up works. Sign the purchase by power of attorney at the notary if needed. Have a DPE produced before the offer: a home rated G can no longer be the subject of a new lease since 2025, according to Service Public.

Yes. The Vieille Ville and other areas in the south of the commune are covered by a remarkable heritage site, arising from the architecture and heritage enhancement area approved on 18 May 2018. Works there require the approval of the Architecte des Bâtiments de France.

Yes. The City applies a 50% surcharge on the residence tax for second homes, raised to 60% on 1 January 2027, the maximum allowed. A home that has been empty for at least a year will be taxed at 30%, then 60%, of its rental value from 2027.

According to sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €158,178, a two-room apartment for a median price of €235,000 and a large home for a median price of €405,000. Allow about 8% notary fees on top for older properties, and a works budget if the energy rating is poor.

In 2026, the municipal property tax rate is 28.07%. These rates apply to half the cadastral rental value of the home: ask the seller for their latest property tax notice to know the amount.

For a 40 m² furnished two-room apartment bought for €199,920 and let for €908 a month, about 4.7% of the price remains after tax if you are covered by a scheme in the European Union, the EEA, Switzerland or the United Kingdom without depending on a mandatory French scheme, and 4.4% otherwise, under the micro-BIC regime and at the minimum rate of 20%. Charges, property tax and purchase costs are not deducted.

The capital gain is taxed in France at 19%, plus social contributions, and the notary withholds this tax at the time of sale, with an exemption from tax after 22 years and from social contributions after 30 years of ownership.