Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the French Alps' property market is included in our pack
This article covers the current housing prices in the French Alps as of the first half of 2026, and we constantly update it to reflect the latest market data.
The French Alps property market is unique because it combines everyday Alpine towns with world-famous ski resorts, creating two very different price worlds.
We break down everything from median prices to neighborhood comparisons so you can make informed decisions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in the French Alps.
Insights
- The gap between the cheapest and most expensive towns in the French Alps can reach 12x per square meter, with Grenoble at around 2,800 euros per sqm and Courchevel exceeding 22,500 euros per sqm.
- Small ski apartments in prime French Alps resorts often have higher price per sqm than large chalets because more buyers can afford a 350,000 euro studio than a 1.5 million euro home.
- French Alps property prices rose about 2% nominally over the past year, but when adjusted for inflation, the market has remained essentially flat.
- New-build properties in the French Alps typically cost 15% to 25% more than comparable existing homes, mainly due to better insulation and extremely limited new construction permits in mountain areas.
- Closing costs on existing French Alps properties run 9% to 13% above the purchase price, including notary fees and transfer taxes that can add over 100,000 euros on a million-euro home.
- Entry-level properties in the French Alps start around 85,000 euros for older studios in Grenoble, while trophy chalets in Courchevel regularly exceed 3.5 million euros.
- About 65% of properties on the French Alps market are apartments, as chalets and detached houses represent only about 20% of available inventory.
- Closed sale prices in the French Alps typically land about 5% below listing prices, though correctly-priced resort units often sell within 2% to 3% of asking.
- Over the past decade, French Alps property values have climbed 40% to 60% nominally, translating to roughly 20% to 35% in real terms after accounting for inflation.
- Morzine and Chamonix attract the largest expat communities in the French Alps, with Morzine particularly popular among British families seeking year-round mountain living.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
What is the average housing price in the French Alps in 2026?
The median housing price is more useful than the average because it shows what a typical buyer actually pays, without luxury resort chalets pulling the number artificially high.
We are writing this as of the first half of 2026 with the latest data collected from authoritative sources like Figaro Immobilier and the European Central Bank, which we manually double-checked for accuracy.
The median home price in the French Alps in 2026 is approximately 320,000 euros (around $377,000 or €320,000), while the average home price sits higher at about 420,000 euros (around $495,000 or €420,000) because high-end resort properties push the mean upward.
About 80% of residential properties in the French Alps in 2026 fall within the range of 180,000 euros to 800,000 euros ($212,000 to $943,000).
A realistic entry range in the French Alps starts at 85,000 to 140,000 euros ($100,000 to $165,000), which can get you an older studio of 22 to 28 square meters in outer Grenoble that may need some cosmetic work.
Typical luxury properties in the French Alps in 2026 range from 1.2 million to 3.5 million euros ($1.41 million to $4.13 million), which includes 4 to 5 room alpine apartments or chalet-style units of 110 to 160 square meters in prime resorts like Courchevel or Val d'Isère with mountain views and ski access.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in the French Alps.
Are the French Alps property listing prices close to the actual sale price in 2026?
Closed sale prices in the French Alps typically land about 5% below listing prices on average.
This gap exists because sellers in resort zones often test the market with ambitious prices, knowing that emotional second-home buyers may pay a premium. The difference shrinks to just 2% to 3% for correctly-priced units in prime ski areas but can reach 6% to 8% for overpriced listings in slower markets or during off-season months.
Get fresh and reliable information about the market in the French Alps
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in the French Alps in 2026?
As of early 2026, the median housing price in the French Alps is approximately 5,200 euros per square meter ($6,130 per sqm or about 483 euros per square foot), while the average price per square meter is around 6,800 euros ($8,020 per sqm or about 632 euros per square foot). The average runs higher because luxury resort properties significantly pull up the mean.
Small units like studios and one-bedroom apartments in prime ski resorts have the highest price per square meter in the French Alps in 2026 because more buyers can afford a 350,000 euro apartment than a 1.5 million euro chalet, while large older homes in non-tourist suburbs have the lowest price per square meter due to renovation expectations and limited buyer pools.
The highest prices per square meter in the French Alps in 2026 are found in Courchevel (8,800 to 22,600 euros per sqm) and Val d'Isère (8,500 to 15,000 euros per sqm), while the lowest ranges appear in Grenoble (1,750 to 4,000 euros per sqm) and Gap (1,900 to 4,000 euros per sqm).
How have property prices evolved in the French Alps?
Compared to one year ago, French Alps property prices have increased by about 2% nominally, which means they have remained essentially flat or slightly negative when adjusted for inflation. This modest growth reflects how higher borrowing costs and stricter mortgage requirements have limited how much prices can rise, even though demand remains solid in popular areas.
Compared to ten years ago, French Alps property values have climbed 40% to 60% in nominal terms, which translates to roughly 20% to 35% in real purchasing power after accounting for inflation. This long-term growth stems from limited buildable land in mountain valleys combined with growing lifestyle and second-home demand, especially from buyers who can work remotely.
By the way, we've written a blog article detailing the latest updates on property price variations in the French Alps.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in the French Alps.
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.
What types of properties are available in the French Alps and how do their prices differ in 2026?
In the French Alps in 2026, apartments (studios to 3-bedrooms) make up about 65% of the market, chalets and detached houses represent around 20%, village houses and townhouses account for roughly 10%, and new-build units represent only about 5% due to strict construction limits in mountain areas.
Average prices by property type in the French Alps as of the first half of 2026 are: studios and one-bedroom apartments at around 220,000 euros ($259,000), two to three-bedroom apartments at about 420,000 euros ($495,000), townhouses and village houses at approximately 520,000 euros ($613,000), family detached houses outside prime resorts at around 600,000 euros ($707,000), chalets in established resorts at about 1.4 million euros ($1.65 million), and ultra-prime chalets or branded residences starting at 3 million euros ($3.54 million) and above.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in the French Alps?
- How much should you pay for an apartment in the French Alps?
- How much should you pay for lands in the French Alps?
How do property prices compare between existing and new homes in the French Alps in 2026?
New-build properties in the French Alps in 2026 typically cost 15% to 25% more than comparable existing homes in the same area.
This premium exists because new construction meets current energy efficiency standards (which means lower heating bills in cold mountain winters) and because it is genuinely difficult to get building permits in many Alpine communes where land is scarce.
Buying real estate in the French Alps can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in the French Alps in 2026?
In Chamonix-Mont-Blanc, you find a mix of ski apartments and chalets with a strong year-round international community, with prices averaging around 9,700 euros per square meter. This premium reflects Chamonix's global reputation as a mountaineering and skiing destination with excellent infrastructure and direct access to Mont Blanc.
In Annecy, the market features lakeside apartments and family homes popular with expats who appreciate easy access to Geneva and excellent local services, with prices averaging around 6,100 euros per square meter. Annecy commands these prices because it combines Alpine beauty with urban convenience and strong rental demand.
In Morzine, you find family-friendly ski apartments and chalets with a large British and international presence, with prices averaging around 9,000 euros per square meter. Morzine's popularity comes from its position in the vast Portes du Soleil ski area and its welcoming atmosphere for English-speaking residents.
You will find a much more detailed analysis by areas in our property pack about the French Alps. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Town or Resort | Market Type | Avg Price Range (60 sqm apt) | Avg Price per sqm | Avg Price per sqft |
|---|---|---|---|---|
| Grenoble | Value / Big City | €105k-€238k / $124k-$281k | €1,750-€3,970 / $2,060-$4,680 | €162-€369 / $191-$435 |
| Gap | Value / Sunshine Alps | €113k-€241k / $133k-$284k | €1,875-€4,010 / $2,210-$4,730 | €174-€373 / $205-$439 |
| Chambéry | Commute / Family | €162k-€294k / $191k-$346k | €2,705-€4,900 / $3,190-$5,780 | €251-€456 / $296-$537 |
| Briançon | Ski Access / Value | €139k-€292k / $164k-$344k | €2,315-€4,860 / $2,730-$5,730 | €215-€452 / $252-$532 |
| Aix-les-Bains | Lake / Lifestyle | €214k-€388k / $252k-$457k | €3,565-€6,465 / $4,200-$7,620 | €331-€601 / $390-$708 |
| Bourg-Saint-Maurice | Gateway to Les Arcs | €210k-€470k / $248k-$554k | €3,500-€7,840 / $4,130-$9,240 | €325-€728 / $382-$858 |
| Annecy | Premium City / Expats | €275k-€488k / $324k-$575k | €4,585-€8,130 / $5,400-$9,580 | €426-€755 / $501-$888 |
| Morzine | Resort / Expats | €380k-€671k / $447k-$791k | €6,325-€11,180 / $7,460-$13,180 | €588-€1,039 / $693-$1,224 |
| Megève | Luxury Resort | €403k-€983k / $475k-$1.16M | €6,715-€16,390 / $7,920-$19,310 | €624-€1,523 / $736-$1,795 |
| Chamonix | Premium Resort / Global | €417k-€845k / $491k-$995k | €6,945-€14,075 / $8,185-$16,590 | €645-€1,307 / $760-$1,541 |
| Val d'Isère | Ultra-Premium Resort | €508k-€899k / $599k-$1.06M | €8,470-€14,985 / $9,985-$17,665 | €787-€1,392 / $927-$1,642 |
| Courchevel | Trophy Market | €530k-€1.35M / $624k-$1.60M | €8,830-€22,580 / $10,410-$26,615 | €820-€2,098 / $966-$2,472 |
How much more do you pay for properties in the French Alps when you include renovation work, taxes, and fees?
When buying an existing property in the French Alps in 2026, you should plan for an additional 9% to 13% on top of the purchase price to cover notary fees, transfer taxes, and any applicable agency fees.
For a property around $200,000 (approximately 170,000 euros), you would pay roughly 17,000 to 22,000 euros (around $20,000 to $26,000) in additional closing costs. This brings your total all-in cost to approximately 187,000 to 192,000 euros ($220,000 to $226,000).
For a property around $500,000 (approximately 424,000 euros), expect to add about 42,000 to 55,000 euros ($50,000 to $65,000) in fees and taxes. Your total purchase cost would land around 466,000 to 479,000 euros ($550,000 to $565,000).
For a property around $1,000,000 (approximately 848,000 euros), the additional costs would be roughly 85,000 to 110,000 euros ($100,000 to $130,000). This means your all-in price would reach approximately 933,000 to 958,000 euros ($1.1 million to $1.13 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in the French Alps.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in the French Alps
| Expense | Type | Estimated Cost Range and Explanation |
|---|---|---|
| Notary fees and transfer taxes (existing property) | Mandatory fees | About 7% to 8% of the purchase price (€7,000-€8,000 per €100,000 / $8,250-$9,430 per $118,000). These are regulated fees paid to the notary who handles the legal transfer, and they include government transfer taxes that go to local authorities. |
| Notary fees and transfer taxes (new-build) | Mandatory fees | About 2% to 3% of the purchase price (€2,000-€3,000 per €100,000 / $2,360-$3,540 per $118,000). New construction benefits from reduced transfer taxes, which is why the overall rate is significantly lower than for existing properties. |
| Agency fees (if paid by buyer) | Transaction fees | About 3% to 6% of the purchase price (€3,000-€6,000 per €100,000 / $3,540-$7,070 per $118,000). Some listings include agency fees in the displayed price while others add them on top, so always clarify this before making an offer. |
| Basic renovation (paint, floors, cosmetic refresh) | Renovation | About €200 to €500 per square meter ($236-$589 per sqm). A 60 sqm apartment would cost €12,000 to €30,000 ($14,150-$35,370) for a basic refresh including new paint, updated flooring, and minor fixture replacements. |
| Full renovation (kitchen, bathroom, insulation) | Renovation | About €800 to €1,800 per square meter ($943-$2,122 per sqm). A complete renovation of a 60 sqm apartment including new kitchen, bathroom, and insulation upgrades would run €48,000 to €108,000 ($56,580-$127,320). |
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in the French Alps in 2026 with different budgets?
With $100,000 (approximately 85,000 euros), you are limited to value markets like Grenoble where you could find an older studio of 25 to 30 square meters in an existing building in a non-prime neighborhood, Gap where you might get a small one-bedroom of about 30 square meters needing some refresh, or Briançon where a very small studio of 20 to 25 square meters in older stock would be possible. Note that in most resort towns, there is essentially no market at this price level.
With $200,000 (approximately 170,000 euros), you could buy a one-bedroom apartment of 35 to 45 square meters in Chambéry with decent commute access, a two-bedroom of 55 to 65 square meters in an older Grenoble building outside the center, or a two-bedroom of similar size in Gap in an average neighborhood.
With $300,000 (approximately 255,000 euros), your options include a compact one or two-bedroom apartment of 40 to 50 square meters in Aix-les-Bains, a small one-bedroom of 30 to 40 square meters in outer Annecy areas, or a one-bedroom of 40 to 50 square meters in Bourg-Saint-Maurice with access to Les Arcs ski area.
With $500,000 (approximately 424,000 euros), you could purchase a two-bedroom apartment of 55 to 65 square meters in a good Annecy neighborhood, a one to two-bedroom ski apartment of 40 to 50 square meters in Morzine, or a compact one-bedroom of 35 to 45 square meters in a good Chamonix location.
With $1,000,000 (approximately 848,000 euros), you enter serious resort territory and could buy a three-bedroom apartment of 85 to 95 square meters or a small chalet-style unit in Chamonix, a two to three-bedroom of 70 to 90 square meters with strong positioning in Megève, or a house of 120 to 150 square meters farther from Annecy's center.
With $2,000,000 (approximately 1.7 million euros), you are in the trophy market and could acquire a premium apartment of 110 to 140 square meters or chalet-unit in Courchevel, a premium apartment of 100 to 130 square meters with prime positioning in Val d'Isère, or a chalet of 140 to 200 square meters in Megève or Chamonix depending on the exact location and condition.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in the French Alps.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about the French Alps, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Figaro Immobilier | It's a major national media brand publishing a consistent, methodology-linked price index for each commune across France. | We used it to anchor price per square meter medians and low/high ranges across 12 Alpine markets. We then converted those ranges into realistic total budgets for typical property sizes. |
| European Central Bank | It's the official central bank reference for euro exchange rates used across the eurozone. | We used it to convert euro prices into US dollars using the latest reference rate of 1 EUR = 1.1787 USD. We kept the conversion simple and consistent across the whole article. |
| ANIL | It's the public-interest reference body in France for clear, regulated housing guidance and information. | We used it to frame realistic all-in buying costs including notary fees and taxes on top of property prices. We kept the ranges consumer-friendly by focusing on typical percentages rather than edge cases. |
| INSEE | It's France's official national statistics agency and its inflation series is the baseline reference for price comparisons. | We used it to describe how inflation changes the real story versus nominal price moves over time. We kept the math lightweight and focused on what it means for buyers. |
| data.gouv.fr | It's the French government's open data platform providing official consumer price index data. | We used it to ground our inflation-adjusted price change estimates over the past decade. We referenced this to ensure our real-terms calculations were based on official figures. |
| lescalculateurs.fr | It's a specialized French calculator site that tracks current notary fee rates and purchase cost breakdowns. | We used it to verify and cross-reference notary fee percentages for both existing and new-build properties. We ensured our cost estimates reflected the most current fee structures. |
| Figaro Immobilier - Grenoble | It provides commune-specific price data for Grenoble, one of the main value markets in the French Alps. | We used it to establish the lower price range benchmarks for the French Alps market. We compared Grenoble's rates with resort towns to show the full price spectrum. |
| Figaro Immobilier - Chamonix | It provides commune-specific price data for Chamonix, one of the most internationally recognized Alpine resorts. | We used it to benchmark premium resort pricing in the French Alps. We referenced Chamonix's expat-friendly status and global reputation in our neighborhood analysis. |
| Figaro Immobilier - Morzine | It provides commune-specific price data for Morzine, known for its large international and British expat community. | We used it to show pricing in a family-friendly resort popular with English-speaking buyers. We highlighted Morzine's position in the Portes du Soleil ski area. |
| Figaro Immobilier - Chambéry | It provides commune-specific price data for Chambéry, a key commuter and family-oriented Alpine city. | We used it to establish mid-range pricing for buyers seeking Alpine access without resort premiums. We showed how Chambéry offers value compared to lakeside or ski-focused areas. |
| Figaro Immobilier - Gap | It provides commune-specific price data for Gap in the southern Alps, known for sunshine and affordability. | We used it alongside Grenoble to show the entry-level price range in the French Alps. We referenced Gap as an option for budget-conscious buyers seeking mountain living. |
| Figaro Immobilier - Briançon | It provides commune-specific price data for Briançon, Europe's highest city with direct ski access. | We used it to show a value option that still offers ski access in the French Alps. We included Briançon in our budget breakdown for entry-level buyers. |
| Figaro Immobilier - Aix-les-Bains | It provides commune-specific price data for Aix-les-Bains, a lakeside lifestyle town near Chambéry. | We used it to show mid-range pricing for buyers interested in lake access rather than ski focus. We positioned Aix-les-Bains as a lifestyle alternative to pure mountain resorts. |
| Figaro Immobilier - Bourg-Saint-Maurice | It provides commune-specific price data for the gateway town to Les Arcs ski resort. | We used it to show pricing in a town that offers resort access without resort-level prices. We highlighted Bourg-Saint-Maurice as a practical option for ski-focused buyers on a budget. |
| Figaro Immobilier - Megève | It provides commune-specific price data for Megève, one of the original luxury ski destinations in France. | We used it to establish luxury market benchmarks alongside Courchevel and Val d'Isère. We showed how Megève pricing reflects its heritage status and upscale positioning. |
| Figaro Immobilier - Val d'Isère | It provides commune-specific price data for Val d'Isère, one of the most prestigious ski resorts in the world. | We used it to benchmark ultra-premium resort pricing in the French Alps. We compared Val d'Isère with Courchevel to show the top tier of the market. |
| Figaro Immobilier - Courchevel | It provides commune-specific price data for Courchevel, the most expensive ski property market in France. | We used it to establish the ceiling prices for the French Alps trophy market. We showed how Courchevel pricing can exceed 22,000 euros per square meter at the high end. |
| Service-Public.fr | It's the official French government portal explaining property purchase procedures and costs for consumers. | We used it to verify the structure of notary fees and mandatory purchase costs. We ensured our fee breakdowns matched official government guidance. |
| Notaires de France | It's the official website of the French notary profession with authoritative information on property transactions. | We used it to cross-check notary fee percentages and understand how they vary between existing and new properties. We referenced their guidance on standard transaction costs. |
| Légifrance | It's the official French government database of all laws, regulations, and legal codes. | We used it to verify the legal basis for transfer taxes and registration fees mentioned in our cost estimates. We ensured our information aligned with current French property law. |
| FNAIM | It's the largest federation of real estate professionals in France with market research capabilities. | We used it to understand typical agency fee ranges and market practices in the French Alps. We referenced their insights on negotiation patterns between listing and sale prices. |
| Ministry of Territorial Cohesion | It's the French government ministry responsible for housing policy and territorial development. | We used it to understand the regulatory context affecting new construction in mountain areas. We referenced planning constraints that explain why new-build supply is limited in the Alps. |
| Banque de France | It's France's central bank with authoritative data on lending conditions and mortgage market trends. | We used it to understand how borrowing costs affect French Alps property price dynamics. We referenced tighter lending standards as a factor limiting price growth in 2025-2026. |
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