Short-term rentals on the Côte de Beauté - Royan, Meschers, Saint-Georges-de-Didonne, Vaux-sur-Mer... - can be very profitable.
But between :

  • platform committee,
  • caretaker costs,
  • tourist tax,
  • LMNP taxation (2026 reform),

...understand real NET income is not so simple.

Visit the clearest possible analysis, using a concrete example:

➡️ a stay billed at €1,000 to the traveller

1️⃣ €1,000 charged to travellers: what does this amount really contain?

The €1,000 quoted on Airbnb / Booking includes :

  • the rent,
  • tourist tax, which is automatically collected by the platform and paid to the local authority.

🎯 The tourist tax has a direct impact on your appeal

A little-known point:

✔ A furnished holiday home listed benefits from a reduced tourist tax.

This involves :

  • a lower final price for the traveller,
  • a better position in the Airbnb / Booking results,
  • so more potential bookings.

Tourist tax is never income for the owner,
➡️ but lower tax increases your competitiveness.

2️⃣ Platform commission: approx. 15 %

Airbnb, Booking and Abritel charge an average commission of 15 %.

📌 Out of €1,000 :

  • -150 € commission
  • 850 € paid back to the owner

It is the first major reduction between the advertised price and your actual price.

3️⃣ Concierge fees: 20 % incl. VAT

A professional concierge service generally charges 18 to 25 % incl. VAT.

At CLM, our model is transparent: 20 % incl. VAT.

This fee includes :

  • ad management,
  • passenger communication,
  • assistance during your stay,
  • household coordination,
  • complete calendar and price management.

📌 Out of €850 :

  • -170 € INCL. VAT
  • 680 € before LMNP tax

4️⃣ LMNP 2026 taxation: allowance of 30 % or 50 % (depending on classification)

Since the reform (2025 income declared in 2026), the rules are :

✔ NON-classified accommodation (unclassified furnished tourist accommodation)

  • Micro-BIC allowance: 30 %
  • Ceiling: €15,000
    ➡️ Beyond, compulsory actual scheme.

✔ Accommodation classified as furnished tourist accommodation

  • Micro-BIC allowance: 50 %
  • Ceiling: €77,700

🎯 Classification always allows for tax treatment much more favourable than 30 %.

Tax assumption used :

👉 Overall marginal rate for income tax + social security contributions = 30 %

5️⃣ Real-life example 2026: how much do you really have left over from €1,000?

After the platform and concierge service, revenue is identical in both cases :

➡️ 680 before tax

The difference comes from exclusively the LMNP tax system.

📊 Summary table 2026 - unclassified vs. classified accommodation

(Based on a stay of €1,000 paid by the traveller)

ElementsUncategorizedClassified as furnished tourist accommodation
Price paid by the passenger1 000 €1 000 €
Platform Committee (15 %)-150 €-150 €
Income after platform850 €850 €
Concierge service (20 % inc. VAT)-170 €-170 €
Income before tax680 €680 €
Micro-BIC tax allowance30 %50 %
Tax base476 €340 €
Taxes (30 %)-143 €-102 €
NET final proprietary537 €578 €
Net return on price paid53,7 %57,8 %

🎯 Key facts

1) Classification improves both taxation and attractiveness

A classified home generates here +41 € net per stay.
Over the year, this can represent several thousand euros.

It also enables :

  • a lower tourist tax,
  • a lower final price,
  • a better conversion rate.

2) Platforms take an average of 15 %

A cost that is often underestimated, but unavoidable.

3) Concierge service (20 % incl. VAT) makes everything easier

In a professional holiday let, it :

  • maximises customer satisfaction,
  • reduces your constraints,
  • improves your occupancy rate.

4) LMNP tax depends heavily on classification

  • 70 % of income is taxable unclassified (allowance 30 %)
  • 50 % only classified

The difference is structural, and very significant.

🧠 Conclusion

Seasonal rental on the Côte de Beauté remains highly profitable in 2026...
provided that two major levers are optimised:

1️⃣ Classification of furnished tourist accommodation

✔ improve your attractiveness
✔ réduit votre taxe de séjour
✔ divise votre base imposable par deux

2️⃣ Une gestion professionnelle et optimisée

✔ maximise le revenu net
✔ simplifie l’exploitation
✔ sécurise l’expérience voyageurs

At CLM - Conciergerie Locative de Meschers, nous accompagnons les propriétaires sur :

  • la fixation des prix,
  • la fiscalité LMNP,
  • l’obtention du classement,
  • la gestion opérationnelle,
  • le suivi des performances.

👉 Vous souhaitez connaître votre revenu NET exact pour votre logement ?

CLM réalise gratuitement une simulation personnalisée basé sur :

  • votre logement,
  • votre saisonnalité,
  • votre stratégie tarifaire,
  • votre situation fiscale.
admin7268 Good plans, Taxation