What does a holiday rental in France earn?
Across the markets Terrivio tracks, gross yields in France typically range from 4–7% and net yields from 1.5–4% after operating costs and acquisition costs. The spread between the two is the whole story: platform fees, cleaning, management, utilities, insurance and local taxes usually consume 35–50% of gross revenue.
Worked example: a €280,000 property at €140 per night and 58% occupancy books about 212 nights and grosses roughly €29,680 a year (10.6% gross yield). After 25% variable costs and €4,800 fixed costs, NOI is about €17,460 — a net yield of 5.8% on the total investment of €302,400.
Purchase costs and taxes in France
Budget roughly 8% on top of the asking price for acquisition costs. The main component is the ≈7–8% notary & duties (resale) · 2–3% (new-build). These costs are sunk on day one, which is why Terrivio divides NOI by the total investment — not the asking price — to compute net yield.
Rental income falls under micro-BIC (30% allowance for unclassified rentals, capped at €15,000; 50% for classified) or the réel regime with depreciation (LMNP). Social charges of 17.2% apply on top of income tax for non-residents.
Tourist tax: €0.65–15 per night + 10–25% departmental surcharge. It is normally collected from guests but affects your competitive nightly rate.
Short-term rental rules in France
Every meublé de tourisme needs a registration number. Primary residences may be let 120 nights a year (mayors can cut this to 90); secondary homes in Paris and many large cities require a change-of-use permit, often with compensation.
Regulation is the biggest single risk in European STR investing. Terrivio's risk score weights regulatory risk at 25% and flags night caps, licence requirements and enforcement intensity for every analysed listing.
Where to look: cities and portals in France
Popular short-term rental locations include Paris, Nice, Lyon, Bordeaux, Annecy and Chamonix. Each has a different seasonality profile — Terrivio shows the 12-month revenue curve so you can see how much of the year carries the return.
Listings are mostly published on SeLoger, Leboncoin, Bien'ici and PAP. Terrivio reads these portals directly: paste the listing URL and the pipeline extracts price, size, rooms and location automatically.
How to analyse a France listing with Terrivio
- Copy the listing URL. Open the property on SeLoger or another supported portal and copy the address bar URL.
- Paste it into Terrivio. Terrivio scrapes the listing, geocodes the address and pulls market ADR and occupancy for the segment (property type, bedrooms, location).
- Review yield and cashflow. You get gross and net yield, NOI, monthly cashflow, break-even occupancy and 10-year IRR — using France-specific acquisition costs and taxes.
- Check risk, tax and rules. The report shows the 10-dimension risk score, the recommended tax regime for France and the STR rules that apply to the exact city.
Frequently asked questions
Is a holiday home in France a good investment in 2026?
It depends on the micro-location and on regulation. Typical net yields are 1.5–4%; the best results come from locations with year-round demand and clear licensing. Always model the net figure, not the gross.
How much are purchase costs in France?
Plan for roughly 8% of the price: ≈7–8% notary & duties (resale) · 2–3% (new-build), plus notary, registry and agent fees where applicable.
Do I need a licence to rent out short-term in France?
Every meublé de tourisme needs a registration number. Primary residences may be let 120 nights a year (mayors can cut this to 90); secondary homes in Paris and many large cities require a change-of-use permit, often with compensation.
Which France property portals does Terrivio support?
Terrivio analyses listings from SeLoger, Leboncoin, Bien'ici and PAP and 40+ other European portals. Paste any listing URL to start.