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)
| Elements | Uncategorized | Classified as furnished tourist accommodation |
|---|---|---|
| Price paid by the passenger | 1 000 € | 1 000 € |
| Platform Committee (15 %) | -150 € | -150 € |
| Income after platform | 850 € | 850 € |
| Concierge service (20 % inc. VAT) | -170 € | -170 € |
| Income before tax | 680 € | 680 € |
| Micro-BIC tax allowance | 30 % | 50 % |
| Tax base | 476 € | 340 € |
| Taxes (30 %) | -143 € | -102 € |
| NET final proprietary | 537 € | 578 € |
| Net return on price paid | 53,7 % | 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.
