Nice Property Prices, Rents & Rental Yields

About Nice

Nice sits on the Mediterranean coast of the Alpes-Maritimes, with the Promenade des Anglais, a historic old town and a setting between sea and hills. Its distinct neighbourhoods give apartment investors a useful geographic frame: location within the city matters.

In October 2026, the clearest signal for Nice apartments is the gap between annual sale-price growth and the latest rental movement. Average sale prices are up 8.8% year on year, while average rents are down 4.2% month on month. Those changes cover different periods, so they should not be read as a direct measure of how the income-to-purchase-price relationship changed over the month. They do, however, put a practical question at the centre of an investment assessment: whether the rent achievable for a particular apartment can support a purchase price shaped by the annual rise in sale prices.

The reported yield is 5.03%, a useful starting point rather than a return any one property is guaranteed to deliver. Average rents are also up 5.5% year on year, despite the latest monthly decline, so one month's dip should not be treated as a full reversal of the annual picture. For investors comparing apartments across Nice, the disciplined approach is to test a specific property's asking price against a realistic rent assumption, then account separately for costs and potential vacancy. The figures provide a citywide snapshot; the investment case still depends on the numbers for the individual apartment.