After the partial suspension of the new metropolitan regulation by the Administrative Court of Nice, the city and the Nice Côte d’Azur Metropolis have decided to appeal to the Council of State. At stake: the regulation of tourist accommodations in a context of severe housing pressure.
On January 29, 2026, the Administrative Court of Nice partially suspended the new usage change regulation adopted at the end of 2025 by the Nice Côte d’Azur Metropolis. This decision followed a provisional ruling filed by associations of short-term rental professionals, who challenged the legality of the measure.
The provisional ruling does not contest the principle of quotas, nor the creation of quota zones in four areas of the city. The affected areas remain Old Nice, the city center, Riquier-Port-Mont-Boron, and the West. The suspension only concerns the methods of calculating quotas.
In response to this decision, the city of Nice has chosen to appeal. The appeal will be presented to the Council of State. The Nice Côte d’Azur Metropolis confirmed this direction, noting the necessity not to worsen the housing shortage.
The mayor of Nice stands firm on this issue. Christian Estrosi stated: “Nothing will deter me from my determination to regulate seasonal rentals. The city of Nice is appealing to the Council of State and will implement even more restrictive regulations since it’s the calculation method (even though it was left by the legislator to the discretion of the community) that is contested and not the principle of quotas.”
Pending the Council of State’s decision, the Metropolis is suspending the opening of application submissions in quota zones. This opening was initially scheduled for February 1. The suspension is set until April 30, 2026.
Documented Housing Pressure
The regulation of tourist accommodations is part of a long-standing issue in Nice. As early as November 2024, the municipality warned about the explosion of short-term rentals. Nice is one of the most affected cities in France, ranking second behind Paris.
Almost 13,600 listings of tourist accommodations were already recorded on platforms like Airbnb in 2022 for a total of 5.7 million overnight stays. This causes a temporary population increase of 7% in some neighborhoods and 2% citywide. This situation directly impacts the availability of housing for permanent residents. The reduction of the long-term rental market affects Nice’s workforce, modest households, and the middle class.
Certain areas have a very high concentration of listings. Old Nice and the Promenade des Anglais are among the most affected sectors. In these neighborhoods, up to 70% of rental listings are tourist accommodations.
Profitability plays a central role in this shift. A tourist accommodation can generate 4 to 8 times more income than a regular rental. This difference attracts investors. Prices rise. Access to housing becomes more complicated.
Christian Estrosi summarized the situation during a press conference in April 2025: “the rental market is jammed.”
A Strengthened Legal Framework
The LE MEUR law, adopted in November 2024, modified the intervention framework for local authorities. The text allows for the establishment of quotas, the tightening of rental conditions, and the strengthening of controls.
The city of Nice announced a set of measures within this framework. In April 2025, Christian Estrosi presented a plan aimed at more strictly regulating tourist accommodations. The stated objective remains preserving access to housing for the people of Nice.
Among the planned measures are quota authorizations in 39 high-demand neighborhoods, with a 50% reduction in the number of annual authorizations. The maximum rental duration for primary residences is reduced to 90 days per year, down from 120.
Temporary authorizations are reduced from six to three years, with no possibility of renewal. A software tool for equitable quota distribution will be deployed. Obtaining an authorization is conditional on an energy performance diagnosis ranging from A to E. A sworn statement of compliance with the co-ownership regulations becomes mandatory.
Controls are reinforced by seven sworn agents. Fines can reach up to 100,000 euros in case of fraud.
Mixed Use and Timeline
The municipality also relies on hybrid solutions. The mixed-rent system allows renting a property to students for nine months, then offering it as a tourist rental during the summer. One hundred fifty student housing units have already been involved. The system should be made permanent.
Rents are regulated. Caps range from 525 euros for a studio to 1,200 euros for larger homes.
The first deliberations were announced to start from mid-May 2025. The adoption of the new regulation is expected in the fall. A dedicated software should ensure fair processing of applications.
The decision of the Council of State is now awaited. The issue extends beyond the mere legal question. Regulating tourist accommodations remains a central lever in local housing policy in Nice, notably in this electoral campaign period.
