Our team · Rental investment
Arno Joyeux, real-estate adviser specialised in rental property investment in Nice
Founder of La Joyeuse Conciergerie · joyeux.arno@cabinetimmobiliernice.com
Arno, young and passionate, is living proof that not everything is a matter of age.
He founded the concierge branch of the firm and earned his place assignment after assignment, showing that success is not only about experience but also about determination and commitment.
A genuine driving force for your property projects, trusting him means giving your project fresh momentum.
Young, organised and above all meticulous, Arno pays close attention to the smallest detail.
Translated from the French profile published on our team page.
My speciality: buying to let
My name is Arno Joyeux. At Cabinet Immobilier Nice I work with people who buy a property in order to rent it out, and with owners who sell a property that is already let. Before moving into sales I founded La Joyeuse Conciergerie, the firm's concierge branch: hundreds of stays managed, owners of every profile, and a very concrete understanding of what an apartment in Nice really earns — and what it costs.
That double experience shapes the way I work. For every property I show you, I compare four letting strategies, with their real constraints, before telling you whether it deserves an offer.
- Short-term rental (Airbnb-style): the most profitable on paper, but strictly regulated in Nice — quota zones, change-of-use authorisation (changement d'usage), energy certificate (DPE). It only suits certain addresses, and I tell you which.
- Co-living (colocation): combined rents above a classic let and strong year-round demand in Nice, provided the layout is right (bedrooms of comparable size, shared spaces, a compatible co-ownership regulation).
- The mobility lease (bail mobilité): one to ten months, furnished, no security deposit, for students, interns and employees on assignment. A good balance between yield and simplicity, with no change of use required.
- Furnished long-term letting: the simplest to manage and the most stable, often under the LMNP tax status (non-professional furnished landlord). It is the benchmark I compare the other three against.
What I check before any offer
A property that "lets well" is not a property you can let however you like. Before you make an offer, I put the address and the property through a checklist — the work you cannot do from a listing.
- The quota zone of the address: in Nice, four zones cap the number of short-term rental authorisations. Outside a quota zone the strategy is open; inside one, you have to think differently.
- The DPE (energy performance certificate): for a change of use it must have been issued after 30 June 2021 and rate the home A to E. An F or G property will not go into short-term rental.
- The co-ownership regulation (règlement de copropriété): a "bourgeois occupancy" clause can forbid furnished tourist lets, and since the Le Meur law a co-ownership can ban them by a two-thirds vote. I read the regulation and the latest minutes before you do.
- Service charges, works already voted and works to come — they weigh on yield far more than small differences in price.
- The tax on second homes (taxe d'habitation sur les résidences secondaires), increased by 60% in Nice: it applies to a furnished tourist let and changes the maths.
Sellers: making the most of a property that lets well
If you are selling a let apartment — short-term, mobility lease or classic tenancy — do not sell it as an ordinary apartment. An investor buyer pays for proof: the income history, guest ratings, the DPE, the regulatory status of the address. I build that file with you and present it to our database of investor buyers, who are waiting for exactly this kind of property.
An address outside the quota zones, an A-to-E energy rating, a compatible co-ownership regulation: these are pricing arguments, not details. I put them forward.
Buyers from abroad: support in English
A large share of the investors who buy in Nice live elsewhere in Europe. I support them in English at every step — search, video viewings when needed, offer, preliminary contract (compromis), notary — and I explain the notions specific to French law (change of use, mobility lease, DPE, co-ownership) in plain words. This page also exists in French.
The rule almost nobody explains: the authorisation does not follow the property
In Nice, since the metropolitan regulation of 22 June 2026, the temporary change-of-use authorisation — the one that allows a home to be let short-term — is granted for five years, one per owner, non-renewable and, above all, non-transferable. When you buy an apartment "with its Airbnb authorisation", you are buying no such thing: the authorisation ends with the sale, and you will have to apply for one yourself, within the quotas (691 authorisations for 2026, spread over four zones).
There is one exception: an authorisation obtained through compensation, i.e. by converting into housing a surface that was not housing before. That one is attached to the property and follows it. Before you pay an "Airbnb yield" price, I check which of the two you are being offered — and what the address really allows.
For a main residence the rule is different: a maximum of 120 days of letting per year, with no change of use.
Source: Nice Côte d'Azur metropolitan regulation of 22 June 2026. check whether an address is in a quota zone · buy an Airbnb in Nice, with support
What a client says
« A very good experience with Arno Joyeux, whom I recommend for any property project in Nice. I was looking for a professional to support my purchase in Nice, and I particularly appreciated how attentive and available he was, and how well he knows the Nice property market. »
« Arno quickly understood my criteria and guided my search for an apartment in Nice with relevant advice and excellent follow-up right up to signing. »
« A serious, dynamic, responsive and committed estate agent in Nice. A genuine relationship of trust from start to finish. I recommend Arno Joyeux without hesitation for buying, selling or investing in property in Nice. »
Let's talk about your investment project
Buying to let, selling a tenanted property, investing from abroad: describe your project and I will answer you personally.
Questions
About Arno Joyeux
Who is Arno Joyeux?
Arno Joyeux is a real-estate adviser at Cabinet Immobilier Nice (8 avenue Auber, Nice), specialised in rental investment: buying to let, selling tenanted properties and supporting foreign investors. He is also the founder of La Joyeuse Conciergerie, the firm's concierge branch.
Can you still buy an Airbnb in Nice in 2026?
Yes, but not anywhere and not anyhow. Since the metropolitan regulation of 22 June 2026, letting an entire home short-term requires a temporary change-of-use authorisation, capped by quotas in four zones of Nice (691 authorisations in 2026), with an energy rating of A to E. The choice of address decides everything: it is the first thing Arno checks.
Does the seller's authorisation transfer to the buyer?
No. The temporary authorisation is personal: it is granted to one owner, for five years, and ends with the sale. Only an authorisation obtained through compensation is attached to the property and follows the buyer. Ask which one is being offered before paying an "Airbnb yield" price.
How does the support work?
A first conversation to frame the project (budget, letting strategy, timing), then a selection of properties analysed one by one: address and quota zone, DPE, co-ownership regulation, charges, taxation. Viewings, offer, preliminary contract, financing and notary are followed by Arno up to the handover of keys — in English or in French.