Buying in Porto-Vecchio for holiday rentals: the profitability calculation no one shows you
Porto-Vecchio commands some of the highest tourist demand in the Mediterranean: Palombaggia, Santa Giulia, the citadel, and the harbour. Many buyers dream of an apartment that 'pays for itself'. The reality is more nuanced. Here is the complete, unfiltered calculation for investing in holiday rentals in Porto-Vecchio in 2026.
The market: high prices but exceptional demand
In Porto-Vecchio, prices per square metre are among the highest in Corsica, with a significant premium for sea views and proximity to the beaches of Palombaggia and Santa Giulia. Consult our Porto-Vecchio property price page, based on DVF (Demande de Valeur Foncière - government property sales data) data, for figures by neighbourhood.
Regarding rental demand: the season now stretches from April to October, with peaks in July and August where weekly rates can triple or quadruple the standard annual monthly rent for the same period.
The true profitability calculation (the one that matters)
Never base your business plan on the rates advertised in August. The honest formula is: income = average nightly rate × nights actually booked. In Porto-Vecchio, a well-managed property achieves 90 to 140 nights per year; a poorly positioned property plateaus at 50.
Then, deduct: concierge fees (15% to 25% of revenue), cleaning, laundry, platform commissions (15% to 18%), the collected taxe de séjour (tourist tax), copropriété (service charges for co-owned buildings) charges, taxe foncière (property tax), PNO insurance (Propriétaire Non-Occupant - non-occupant owner insurance), and wear and tear/furniture replacement (budget 3% to 5% of revenue annually). In net terms, delegated management retains 55% to 65% of gross income.
Studio / T2 (one-bedroom apartment) near the harbour
The most liquid format for resale and the easiest to let: couples without children, long season. Typical net yield: 3.5% to 5%.
Villa with pool (Santa Giulia, Palombaggia)
Spectacular gross income in summer, but heavy maintenance costs (pool, garden) and a more concentrated season. Net yield: 3% to 4.5%, with higher capital appreciation potential.
2026 Regulations: the number one point of vigilance
Porto-Vecchio, like several Corsican municipalities, regulates meublés de tourisme (furnished holiday lets): registration with the town hall is mandatory, and debates regarding quotas and compensation are progressing. The Arrêté Miot (Miot Decree - historic Corsican tax regulation) and subsequent rulings also modify coastal urban planning rules—a purchase for holiday rentals must integrate these changes into the business plan from day one.
Our advice: before making any offer, check the building's co-ownership rules (some prohibit holiday lets) and ask the town hall about current local rules. A non-compliant property can lose 30% of its usage value overnight.
Taxation of furnished holiday lets
The LMNP (Loueur en Meublé Non Professionnel - non-professional furnished let) status remains the benchmark: under the 'régime réel' (actual cost method), the depreciation of the property and furniture often offsets tax for 8 to 12 years. Note the 2025 reform: deducted depreciation is now added back into the calculation of capital gains upon resale for holiday rentals.
The Micro-BIC (a simplified tax scheme with a 50% flat-rate allowance and a €77,700 ceiling) remains attractive for small surfaces with few expenses.
The 5 criteria that make a difference in Porto-Vecchio
Private parking (the #1 criterion in July), a terrace or loggia, air conditioning, a responsive local concierge, and professional photography. These five points alone explain the gap between 50 and 130 nights booked per year.
Our rental management service and our network of partner concierges in South Corsica allow you to evaluate these criteria objectively before you buy, not after.
Frequently asked questions
What net yield should I expect for a holiday rental in Porto-Vecchio?
Between 3% and 5% net depending on the type of property and management quality, to which is added the capital appreciation of a high-demand coastal market.
Is a permit required to rent a furnished holiday let in Porto-Vecchio?
Registration with the town hall is mandatory. Compensation rules or quotas may apply depending on local policy changes: check before buying.
Is it better to manage the property myself or delegate to a concierge?
If managing from abroad, a concierge (15% to 25% of revenue) is almost indispensable. They earn their cost through higher occupancy rates and superior guest reviews.
What is the minimum budget for a profitable holiday apartment?
T2 (one-bedroom) formats near the harbour or town centre offer the best price/income ratio. Consult our price per m² in Porto-Vecchio to calibrate your budget.
Translated from our French edition — figures and legal terms are French law.
Talk it through with a local expert
Our English-speaking negotiators answer within 24 hours, with real figures for your street and your project.
Contact us