The essentials in 30 seconds
~250Cannes villas in furnished annual rental on the active market
8,500-45,000 EURMonthly furnished rent for a 4-6 bedroom residential villa
3 monthsTypical lead time to sign an annual furnished lease
Typical profiles of annual tenants
| Profile | Duration | Recommended lease |
|---|---|---|
| Multinational expat (regional CEO/CFO) | 1-3 years | Furnished lease (construction code) |
| Executive on temporary assignment | 3-12 months | Mobility lease (max 10 months) |
| Family office in property transition | 6-18 months | Annual furnished, renewable |
| Director / long film shoot crew | 4-8 months | Mobility lease or furnished |
| High-level athlete Monaco/Cannes | 1-2 seasons | Annual furnished |
Which type of lease to choose
Mobility lease (ELAN Law 2018)
- Duration: 1 to 10 months max, non-renewable
- Conditions: tenant must be in training, on temporary assignment, professional relocation, etc. (proof required)
- Security deposit: prohibited (but Visale guarantee possible)
- Tenant termination: 1 month notice
- Advantage: maximum flexibility, no long-term commitment
Classic furnished lease (Law 89-462)
- Duration: 12 months (9 months for students)
- Security deposit: 2 months' rent max
- Tenant termination: 1 month notice (3 months if unfurnished)
- Tacit renewal unless landlord gives notice
- Advantage: strong tenant protection
Extended seasonal rental (90 nights)
- Hybrid format: Airbnb / concierge for 3 months
- More expensive per month (x1.5 to x2 vs furnished lease)
- Very flexible, services included, no commitment
- Suited to one-off needs (filming, medical retreat, property project)
Monthly rent ranges 2026
| Type of villa | Area | Monthly furnished rent |
|---|---|---|
| 3-bed villa with pool | Le Cannet residential | 4,500-7,500 EUR |
| 3-4 bed villa, pool, sea view | Lower Super Cannes | 8,500-14,000 EUR |
| 4-5 bed villa, pool, panoramic view | Upper Super Cannes | 14,000-22,000 EUR |
| Restored Belle Époque villa | La Croisette / Pointe Croisette | 22,000-38,000 EUR |
| Contemporary architect-designed villa | La Californie | 18,000-32,000 EUR |
| 5+ bed estate, pool, pool house | Mougins / upper Mougins | 12,000-25,000 EUR |
| Exceptional villa > 800 m² | Various | 32,000-65,000 EUR |
Charges and additional costs
| Item | Typical monthly cost |
|---|---|
| Water | 120-280 EUR |
| Electricity | 250-550 EUR |
| Gas if gas heating | 180-350 EUR (Oct-Mar) |
| Fibre internet | 40-60 EUR |
| Garden maintenance (1x/week) | 320-580 EUR |
| Pool maintenance (1-2x/week) | 250-450 EUR |
| Housekeeper 2x/week | 950-1,500 EUR |
| Council tax (annual) | 2,800-12,000 EUR /year |
| Tenant home insurance | 30-80 EUR |
Required tenant file
- ID (national ID card, passport)
- Last 3 payslips OR tax notices for years N-1 and N-2
- Employment contract (or employer letter)
- K-bis (company registration extract) if company director
- Proof of current address (last 3 months)
- Guarantor or bank guarantee if income insufficient (income < 3x rent)
- For expats: long-stay visa, international employer letter
Taxation on the tenant's side
- Council tax (taxe d'habitation): abolished for primary residence since 2023, but maintained for second homes. If the Cannes villa is the tenant's primary residence: exemption. If a second home (pied-à-terre): paid by the owner or re-billed.
- Cannes second-home surcharge: Cannes is a tight-market zone, with a possible surcharge of up to +60% for second homes. Check before signing.
- CFE (business property tax): if professional activity is carried out from the villa, CFE may apply.
- Tax benefit for expats: inpatriates (Article 155 B of the French tax code) may be partially exempt from income tax for 8 years.
Real case 2025
Asia-Europe regional CEO, 18-month assignment in Cannes (Sophia Antipolis HQ), September 2025 - Searching for a 4-bed residential villa with pool, sea view preferred. Solution: villa in lower Super Cannes, 4 beds + office, pool, 1,200 m² garden, 13,800 EUR/month furnished. 12-month renewable furnished lease, ancillary charges ~2,200 EUR/month (water + electricity + garden + pool + housekeeper). Total Cannes living cost ~16,000 EUR/month, fully covered by employer as a benefit in kind.
Tips for a successful annual rental
- Visit physically before signing (or have it visited by a representative) - photos often hide flaws
- Check mobile and fibre coverage at the villa (4G/5G signal varies by area)
- Test the electrics and the water heater (sufficient capacity for family use)
- Negotiate to include a gardener and pool technician in the rent (otherwise +500-800 EUR monthly)
- Request a detailed joint check-in inspection with signed photos
- Plan to open EDF/Veolia/internet accounts 2 weeks before move-in