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Where are the best places to invest in Auvergne-Rhône-Alpes right now? Is Lyon still the top pick, or are cities like Grenoble, Annecy, and Clermont-Ferrand gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with notaries, real estate agents, and clients who invest across the region. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Auvergne-Rhône-Alpes and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
1) Annecy-le-Vieux is gaining interest for its scenic beauty and closeness to Lake Annecy, attracting investors and second-home buyers
Annecy-le-Vieux is a dream location for property buyers.
With its stunning views of Lake Annecy and peaceful surroundings, it's no wonder people are flocking here. The town's charm and natural beauty make it a top choice for those looking to invest in real estate. Over the past five years, property prices have jumped by 43%, showing a strong upward trend. As of January 2025, the average price per square meter is €5,288, with a steady monthly growth rate of 1.54%.
Annecy-le-Vieux's appeal isn't just about the scenery. The town is a hub of activity, thanks to its vibrant tourism industry. Festivals, water sports, and cultural attractions draw in visitors year-round, creating a constant demand for rental properties. This makes it an attractive option for those looking to generate rental income.
Investors and second-home buyers are particularly interested in Annecy-le-Vieux. The town's picturesque setting and proximity to Lake Annecy make it a prime location for those seeking a getaway or a solid investment. The steady influx of tourists ensures a reliable stream of potential renters, adding to the town's allure.
Local insiders know that Annecy-le-Vieux offers more than just a pretty view. The town's community vibe and easy access to outdoor activities make it a desirable place to live. Whether you're into hiking, biking, or just enjoying the lake, there's something for everyone here.
For those considering a property purchase, Annecy-le-Vieux is a smart choice. Its combination of natural beauty, vibrant culture, and strong property market make it a standout option. With property values on the rise, now is the time to invest in this charming town.
Sources: OVO Network, DoorFeed
Here is an example of luxurious living in Annecy-le-Vieux, where breathtaking views of Lake Annecy meet elegant architecture designed for comfort and relaxation (Source: Sotheby's International Realty France)
2) Bourg-en-Bresse is gaining interest for its affordable housing and strategic location between Lyon and Geneva, offering strong investment potential
Bourg-en-Bresse is catching the eye of property buyers thanks to its affordable housing and prime spot between Lyon and Geneva.
With property prices averaging €1,653 per square meter, Bourg-en-Bresse offers a budget-friendly alternative compared to other towns in the Ain department. This makes it a hot spot for those looking to invest in real estate without breaking the bank.
The town's appeal is boosted by its excellent transportation links to major cities like Lyon and Geneva. Thanks to TGV Lyria trains, getting to these bustling hubs is a breeze, making it ideal for commuters and investors eyeing future property value growth.
In Bourg-en-Bresse, 64.3% of the population rents, highlighting a robust rental market. This is a golden opportunity for buy-to-let investors, especially with the steady demand from students and academics.
The presence of a branch of the University of Lyon in the town fuels the demand for rental properties, adding to its investment allure. This academic influence ensures a consistent flow of tenants, making it a smart choice for property investors.
Sources: French Property, The Trainline, Encyclopedia Britannica
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
3) Villeurbanne, next to Lyon, is booming with lower property prices and excellent public transport links compared to Lyon
Villeurbanne is booming in real estate thanks to its strategic location next to Lyon.
Imagine paying less for a home while still enjoying the perks of city life. That's what Villeurbanne offers, with property prices significantly lower than Lyon's. For example, you can snag an apartment here for about €3,996 per square meter, while in Lyon's city center, you'd be looking at €6,048 per square meter.
Getting around is a breeze too. Villeurbanne boasts excellent public transport links to Lyon, making it perfect for those who work in the city but want to save on living costs. Plus, the monthly public transport pass is a bit cheaper here, which is always a nice bonus.
Real estate agents are buzzing about the increased demand in Villeurbanne. This surge is largely due to the city's affordability and connectivity. As more people catch on, new developments are popping up to meet the housing demand.
Villeurbanne's mix of lower property prices and great transport options makes it a hot spot for both residents and investors. It's a place where you can enjoy the benefits of city life without the hefty price tag.
Whether you're looking to buy a home or invest, Villeurbanne is a compelling choice. Its proximity to Lyon, combined with its affordability, is drawing more and more people to this vibrant area.
Sources: Properstar, Numbeo, Résidences Immobilier
4) Clermont-Ferrand's Montferrand is gaining interest for its historical charm and urban renewal projects promising future growth
Montferrand in Clermont-Ferrand is becoming a hotspot for investors.
Despite a dip in property prices across Clermont-Ferrand in 2024, Montferrand's prices held steady, showing a strong market. With a median property price of €2,412/m², it's a competitive choice for real estate investment. This stability hints at potential good returns, making it a smart pick for those eyeing property in the area.
Big changes are coming to Montferrand thanks to €5.7 billion in government investment for urban renewal. The Auvergne-Rhône-Alpes region is boosting local rail services, including those in Montferrand, which will improve connectivity. These upgrades are set to make the neighborhood more attractive to both residents and investors, promising a better quality of life and future growth.
Montferrand's rich history is another draw for investors. As part of Clermont-Ferrand, a city known for its cultural heritage, Montferrand benefits from events like the Festival du Court-Métrage de Clermont-Ferrand, which garners international attention. This blend of historical charm and modern development makes Montferrand a unique investment opportunity.
Insider knowledge suggests that Montferrand's ongoing urban projects are not just about infrastructure but also about enhancing the area's livability. The local government's active role in these projects is a sign of their commitment to the neighborhood's future, making it a promising spot for long-term investment.
Investors are also drawn to Montferrand because of its strategic location within Clermont-Ferrand, offering a mix of historical appeal and modern conveniences. This balance is rare and adds to the neighborhood's allure, making it a compelling choice for those looking to invest in a vibrant and evolving area.
Sources: Rail Journal, Doorfeed, Wikipedia, Properstar
5) Grenoble's Europole district is popular for its modern infrastructure and closeness to business centers, attracting investors and renters
Grenoble's Europole district is a hot spot for property buyers.
One of the main attractions is its modern infrastructure, featuring the World Trade Center of Grenoble. This place isn't just a building; it's a bustling hub with an auditorium, an atrium, and 12 meeting rooms, perfect for hosting professional events and conventions.
Europole's location is another big plus. It's close to major business centers, making it a magnet for international business. The World Trade Center plays a key role here, offering services that help businesses grow, which in turn draws in investors and renters eager to tap into a thriving business scene.
The real estate market in Europole is on the rise, with property values climbing steadily. In 2024, European hotel investment surged past the 10-year average by 14%, thanks to the demand for high-quality spaces. This trend is likely to keep going, making Europole even more appealing.
For those looking to invest or rent, Europole offers a unique blend of modern facilities and strategic location. It's not just about the buildings; it's about being part of a vibrant business community that's constantly growing and evolving.
Whether you're an investor or a renter, Europole's combination of state-of-the-art infrastructure and business opportunities makes it a prime choice. The district's ongoing development and increasing property values are a testament to its potential.
Sources: Wikipedia, Knight Frank
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6) Saint-Étienne is gaining interest for its affordable prices and strategic location for commuting to Lyon
Saint-Étienne is becoming a hot spot for property buyers.
With property prices in Lyon soaring, many are turning to Saint-Étienne for more affordable options. This shift started around 2023 and 2024 and is still shaping the market today. The city's appeal isn't just about cost; it's also about the lifestyle it offers. Imagine living in a place where you can enjoy more space without breaking the bank.
Commuting from Saint-Étienne to Lyon has become a breeze thanks to improved public transportation. This is a game-changer for those working in Lyon but craving the spacious and budget-friendly living conditions of Saint-Étienne. It's no wonder that more of Lyon's workforce is eyeing suburban life, where they can have the best of both worlds.
The local government in Saint-Étienne is not sitting idle. They've been actively promoting the city as a prime spot for property investment. By offering incentives to attract new residents and businesses, they've managed to boost property demand significantly. These efforts are part of a broader strategy to make the city more appealing and livable.
Urban development projects are in full swing, enhancing the city's infrastructure and quality of life. These projects are not just about building; they're about creating a vibrant community. The ongoing urban development is transforming Saint-Étienne into a place where people want to live, work, and invest.
For those considering a move, Saint-Étienne offers a strategic location for commuting to Lyon, combined with a lifestyle that's hard to beat. The city's affordable prices and strategic location make it an attractive option for potential buyers. It's a place where you can enjoy the perks of city life without the hefty price tag.
Sources: Euronews, Gensler, UNA City
7) Megève is attracting luxury buyers with its exclusive chalets in a prestigious ski resort
Megève is drawing luxury property buyers thanks to its booming real estate market.
In 2024, the Alpine region saw property prices rise by an average of 3%, but Megève stood out with even more impressive growth. While Courchevel 1850 experienced a 9% increase, Megève's unique charm and exclusivity are making it a prime target for those seeking high-end chalets.
The village's international allure and demand for luxury chalets have turned it into a fiercely competitive market. Architects and developers are scrambling for every available plot, driven by interest from wealthy individuals who see Megève as a prestigious investment.
Beyond its ski slopes, Megève's appeal lies in its status as a luxury resort. Buyers are drawn to its exclusivity and prestige, with new luxury accommodations and services continually enhancing its allure.
Investment in infrastructure and amenities is further boosting Megève's attractiveness. The village is not just about skiing; it's about offering a complete luxury lifestyle that appeals to discerning buyers.
With its blend of natural beauty and upscale living, Megève is becoming a top choice for those seeking a unique property in a prestigious location.
Sources: The Real Estate Market in Megeve - Cimalpes, How Megeve's Real Estate Market Soars Despite Its Modest Altitude - SnowOnly.com
We can see here a stunning luxury chalet in the heart of Megève, highlighting the charm and exclusivity that make this Alpine village a prime destination for high-end property buyers. (Source: allard-immo.com)
8) Lyon’s Croix-Rousse district is gaining popularity for its unique charm and high rental yields, attracting young professionals and families
The Croix-Rousse district in Lyon is gaining popularity for its unique charm and high rental yields, attracting young professionals and families.
In recent years, property prices in Croix-Rousse have been climbing, thanks to its rich history and efforts to preserve its heritage buildings. This makes it appealing to both local and international buyers. The area is known for its historical significance, which adds to its allure.
Rental yields in Croix-Rousse are higher than in other parts of Lyon, with an average gross rental yield of about 4.22%. This competitive rate is a magnet for investors and renters. The influx of young professionals and families into Lyon indicates that Croix-Rousse is a preferred neighborhood, as shown by the city's steady population growth in 2024.
Local real estate agencies report a strong demand for properties in Croix-Rousse, highlighting its unique charm and historical importance as key attractions. The district's lifestyle and cultural aspects, like its silk industry heritage and vibrant murals such as the Mur des Canuts, are often praised in media articles, boosting its appeal.
Living in Croix-Rousse offers a blend of history and modernity, with its cobblestone streets and lively markets. The district's atmosphere is a draw for those seeking a vibrant community. Its cultural richness is a significant factor in its growing popularity.
For anyone considering a move to Lyon, Croix-Rousse stands out as a neighborhood that combines historical charm with modern living, making it a top choice for many. The district's unique character continues to attract a diverse group of residents.
Sources: Macrotrends, Global Property Guide, My French Life
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
9) Thonon-les-Bains is gaining interest for its Lake Geneva views and potential as a cross-border commuter hub driving property appreciation
Thonon-les-Bains is catching the eye of property buyers with its stunning views of Lake Geneva and promising real estate market.
With its close proximity to Geneva, a major economic hub, Thonon-les-Bains is becoming a hot spot for those looking to enjoy a serene lifestyle while still being able to commute easily to Switzerland for work. This has led to a noticeable increase in the number of cross-border commuters, making the town a sought-after commuter hub.
The town's real estate market is buzzing, with property prices on the rise due to high demand. Both apartments and houses are in demand, and this trend is reflected in the significant increase in property prices over recent years.
Living in Thonon-les-Bains means enjoying a high quality of life, thanks to its fresh mountain air and picturesque lake views. This lifestyle appeal is a major draw for many potential buyers.
Local government initiatives are also playing a role in the town's growing popularity. Efforts to encourage new housing developments are supporting the town's potential for property appreciation and attracting more buyers.
Thonon-les-Bains is not just about beautiful scenery; it's a place where you can enjoy a peaceful life while still being connected to the bustling economy of Geneva. This unique combination is what makes the town a prime location for property investment.
Sources: Swissinfo, Decordier Immobilier, Decordier Immobilier
10) Vichy is gaining interest for its affordable homes and potential appreciation as a wellness and spa destination
Vichy is becoming a hot spot for property buyers due to its affordable prices compared to cities like Paris.
In recent years, while the French real estate market faced ups and downs, Vichy's property prices stayed stable, making it a smart choice for potential homeowners. This stability is drawing attention from those looking for a good investment.
Vichy's charm isn't just about prices; it's also gaining fame as a wellness and spa destination. The town boasts the Vichy Celestins Spa, the largest in Europe, attracting visitors worldwide. This influx of tourists is not only boosting the local economy but also increasing property demand.
The local government is actively promoting Vichy as a wellness hub, which is likely contributing to the rise in tourism. As more people become interested in living in a place that offers such unique health and wellness amenities, property prices are expected to rise.
With the local government pushing Vichy as a wellness hub, tourism is on the rise. This growing interest in health and wellness amenities is expected to drive property prices up as more people consider moving here.
For those eyeing a property in France, Vichy offers a unique blend of affordability and potential for appreciation, especially as it continues to develop as a wellness destination.
Sources: Misadventures with Andi, Adrian Leeds
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility. Finally, please note that we are not affiliated to any of the sources provided. Our analysis remains then 100% impartial.
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