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
Buying an apartment in the French Alps is not as straightforward as you might think, because prices can vary wildly depending on whether you're looking at a ski resort or a valley town.
This guide breaks down everything you need to know about apartment costs, closing fees, and ongoing expenses in the French Alps as of January 2026.
We constantly update this blog post to reflect the latest market data and official sources.
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 price gap between "everyday Alps" towns like Grenoble (around 3,100 EUR per square meter) and elite ski resorts like Courchevel (around 13,000 EUR per square meter) means you could buy four apartments in one location for the price of one in another.
- New-build apartments in the French Alps command a premium of 15% to 33% over resale properties, with the gap being largest in the Hautes-Alpes department where fewer new developments exist.
- Buyer closing costs in the French Alps typically run 7% to 8% of the purchase price for resale apartments, but drop to just 2% to 4% for new builds due to different tax treatment.
- Towns like Combloux and Grignon have seen apartment prices rise by 19% to 21% in the past year, making them some of the fastest-appreciating markets in all of France.
- HOA fees in French Alps ski buildings can reach 200 EUR per month or more due to elevator maintenance, snow removal, and heating systems that valley apartments simply don't require.
- The official DVF database from the French government lets you check actual transaction prices street by street, which is essential because advertised prices in ski resorts often exceed what buyers actually pay.
- Foreign buyers in the French Alps typically need a 20% to 30% down payment to secure financing, compared to the 10% to 20% that French residents can often negotiate.
- Property tax (taxe fonciere) in the French Alps varies significantly by commune and typically costs between 600 EUR and 2,000 EUR per year for mid-priced apartments.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
How much do apartments really cost in the French Alps in 2026?
What's the average and median apartment price in the French Alps in 2026?
As of January 2026, the median apartment price across the main French Alps departments (Haute-Savoie, Savoie, Isere, and Hautes-Alpes) sits around 4,200 EUR per square meter (approximately 4,400 USD or 390 EUR per square foot), though this figure masks a huge divide between luxury ski resorts and everyday mountain towns.
The average price per square meter runs higher at roughly 4,800 to 5,200 EUR (around 5,000 to 5,400 USD) because trophy resorts like Courchevel and Megeve pull the mean upward significantly.
For context, a typical price range covering most standard apartments in the French Alps spans from about 3,100 EUR per square meter in valley cities like Grenoble (3,200 USD) up to 9,500 EUR per square meter in popular ski towns like Chamonix (9,900 USD), with ultra-luxury resorts pushing well beyond 13,000 EUR per square meter (13,500 USD).
How much is a studio apartment in the French Alps in 2026?
As of January 2026, a typical studio apartment in the French Alps costs around 105,000 EUR (approximately 109,000 USD) based on the regional median of 4,200 EUR per square meter applied to a standard 25 square meter unit.
Entry-level to mid-range studios in valley towns like Albertville or Gap start from around 65,000 EUR to 90,000 EUR (68,000 to 94,000 USD), while high-end or luxury studios in famous ski resorts like Chamonix run from 180,000 EUR to 350,000 EUR (188,000 to 365,000 USD) depending on the specific location and amenities.
Studios in the French Alps typically measure between 20 and 30 square meters, with ski resort studios often sitting at the smaller end of this range since developers maximize unit count in prime locations.
How much is a one-bedroom apartment in the French Alps in 2026?
As of January 2026, a typical one-bedroom apartment in the French Alps costs around 170,000 EUR (approximately 177,000 USD) when applying the regional median price to a standard 40 square meter unit.
Entry-level one-bedroom apartments in affordable towns like Cluses or Embrun range from 100,000 EUR to 150,000 EUR (104,000 to 156,000 USD), while luxury one-bedroom apartments in ski destinations like Megeve or Morzine can reach 280,000 EUR to 600,000 EUR (292,000 to 626,000 USD).
One-bedroom apartments in the French Alps typically measure between 35 and 50 square meters, with newer constructions often featuring more efficient layouts that maximize living space.
How much is a two-bedroom apartment in the French Alps in 2026?
As of January 2026, a typical two-bedroom apartment in the French Alps costs around 250,000 EUR (approximately 261,000 USD) based on the regional median applied to a standard 60 square meter layout.
Entry-level to mid-range two-bedroom apartments in towns like Chambery or Briancon range from 160,000 EUR to 220,000 EUR (167,000 to 229,000 USD), while high-end two-bedroom apartments in resorts like Chamonix or Tignes can run from 420,000 EUR to 900,000 EUR (438,000 to 939,000 USD).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in the French Alps.
How much is a three-bedroom apartment in the French Alps in 2026?
As of January 2026, a typical three-bedroom apartment in the French Alps costs around 335,000 EUR (approximately 350,000 USD) when applying the regional median to a standard 80 square meter unit.
Entry-level three-bedroom apartments in valley towns like Gap or Ugine range from 200,000 EUR to 280,000 EUR (209,000 to 292,000 USD), while luxury three-bedroom apartments in elite ski destinations can reach 560,000 EUR to well over 1.3 million EUR (584,000 to 1.36 million USD).
Three-bedroom apartments in the French Alps typically measure between 70 and 100 square meters, with family-oriented layouts being more common in valley towns than in ski resort centers where space commands extreme premiums.
What's the price gap between new and resale apartments in the French Alps in 2026?
As of January 2026, new-build apartments in the French Alps typically cost 15% to 33% more per square meter than comparable resale properties, with the premium varying significantly by department.
The average price per square meter for new-build apartments runs around 4,300 EUR to 5,000 EUR (4,500 to 5,200 USD) depending on location, with Haute-Savoie showing a new-build median of approximately 4,980 EUR per square meter and Savoie at around 4,310 EUR per square meter.
Resale apartments average roughly 2,700 EUR to 4,350 EUR per square meter (2,800 to 4,500 USD), with Haute-Savoie resale at about 4,350 EUR, Savoie at 3,490 EUR, and Hautes-Alpes at just 2,670 EUR per square meter.
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Can I afford to buy in the French Alps in 2026?
What's the typical total budget (all-in) to buy an apartment in the French Alps in 2026?
As of January 2026, the typical all-in budget to buy a standard two-bedroom apartment in the French Alps runs around 275,000 to 280,000 EUR (287,000 to 292,000 USD), assuming a 250,000 EUR purchase price plus closing costs and related fees.
Beyond the purchase price, your all-in budget in the French Alps should account for notary and transfer fees (7% to 8% for resale, 2% to 4% for new builds), any real estate agency fees if not already included in the price, and bank or mortgage-related costs like application fees, guarantee fees, and borrower insurance.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our French Alps property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in the French Alps.
What down payment is typical to buy in the French Alps in 2026?
As of January 2026, the typical down payment for an apartment in the French Alps ranges from 10% to 20% of the purchase price for French residents (25,000 to 50,000 EUR on a 250,000 EUR property, or 26,000 to 52,000 USD), plus you should have closing costs available in cash.
Most French banks require a minimum down payment of 10% for primary residences, though some lenders may ask for more depending on your financial profile and whether the property is a second home.
To secure the most favorable mortgage terms in the French Alps, a down payment of 20% or more is recommended, and foreign buyers should plan for 20% to 30% since non-resident financing tends to be more conservative.
You can also read our latest update about mortgage and interest rates in France.
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.
Which neighborhoods are cheapest or priciest in the French Alps in 2026?
How much does the price per m2 for apartments vary by neighborhood in the French Alps in 2026?
As of January 2026, apartment prices per square meter in the French Alps range from under 2,500 EUR (2,600 USD) in affordable valley towns all the way up to 13,000 EUR or more (13,500 USD) in elite ski resorts.
The most affordable neighborhoods in the French Alps include towns like Grignon in Savoie at around 2,870 EUR per square meter (3,000 USD), Gap in Hautes-Alpes at approximately 2,800 EUR per square meter, and L'Argentiere-la-Bessee at similar budget-friendly levels.
The most expensive neighborhoods center on luxury ski resorts, with Courchevel leading at roughly 13,000 EUR per square meter (13,500 USD), followed by Megeve at around 10,870 EUR per square meter (11,300 USD), and Chamonix at approximately 9,560 EUR per square meter (9,970 USD).
By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Alps.
What neighborhoods are best for first-time buyers on a budget in the French Alps in 2026?
As of January 2026, the top three neighborhoods for first-time buyers on a budget in the French Alps are Albertville in Savoie (good ski area access at lower prices), Gap in Hautes-Alpes (a lively town with year-round amenities), and Cluses in Haute-Savoie (affordable despite being in an expensive department).
Typical apartment prices in these budget-friendly neighborhoods range from 100,000 EUR to 180,000 EUR for a one or two-bedroom unit (104,000 to 188,000 USD), compared to 300,000 EUR or more for similar apartments in famous resort towns.
These budget-friendly neighborhoods offer advantages like proximity to ski lifts (Albertville is close to the Tarentaise resorts), year-round employment and services (Gap is a departmental capital), and good transport connections (Cluses sits on major road and rail routes).
The main trade-off of buying in these budget-friendly neighborhoods is that you're not ski-in ski-out, meaning you'll need a car and extra time to reach the slopes, and resale values may not appreciate as quickly as in famous resort centers.
Which neighborhoods have the fastest-rising apartment prices in the French Alps in 2026?
As of January 2026, the top three neighborhoods with the fastest-rising apartment prices in the French Alps are Grignon in Savoie (up 21% year-over-year), Combloux in Haute-Savoie (up 19%), and Montmelian in Savoie (up 18%).
The estimated year-over-year price increases for these fast-appreciating neighborhoods range from 18% to 21%, which significantly outpaces the national French average and even exceeds growth rates in many famous ski resorts.
The main drivers behind this rapid price growth include spillover demand from overpriced resort centers, improved transport links to major ski areas, and local buyers seeking affordable mountain living as remote work becomes more common.
You can also read our latest update about property price forecasts in the French Alps.
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What extra costs will I pay on top of the apartment price in the French Alps in 2026?
What are all the buyer closing costs when you buy an apartment in the French Alps?
The estimated total buyer closing cost for a typical 250,000 EUR apartment purchase in the French Alps runs around 17,500 to 20,000 EUR (18,200 to 20,900 USD) for a resale property, or 5,000 to 10,000 EUR (5,200 to 10,400 USD) for a new build.
The main categories of closing costs buyers must pay in the French Alps include transfer taxes and registration taxes (the bulk of the cost for resale), notary fees (which are legally tariffed), land registration and publicity fees, and various administrative disbursements.
The largest closing cost expense for buyers in the French Alps is typically the transfer tax (droits de mutation), which alone accounts for roughly 5% to 6% of the purchase price on resale apartments.
Some closing costs in the French Alps can vary slightly between transactions, particularly notary disbursements and any optional legal checks you request, though the core fees and taxes are standardized by law.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in the French Alps?
The typical percentage of the purchase price that buyers should budget for closing costs in the French Alps is around 8% for resale apartments (often called "frais de notaire" even though most goes to taxes) and around 3% for new-build apartments.
The realistic low-to-high percentage range covering most standard transactions in the French Alps spans from 7% to 12% all-in for resale properties (when including agency and financing extras) and from 2% to 7% for new builds.
We actually cover all these costs and strategies to minimize them in our pack about the real estate 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 are the ongoing monthly and yearly costs of an apartment in the French Alps in 2026?
What are typical HOA fees in the French Alps right now?
HOA fees (called "charges de copropriete" in France) are extremely common for apartments in the French Alps, and the typical monthly fee ranges from 25 EUR to 200 EUR or more (26 to 209 USD) depending on building amenities and location.
For basic buildings without elevators or extensive shared facilities, expect HOA fees of 25 to 60 EUR per month (26 to 63 USD), while mountain or resort buildings with elevators, heated common areas, snow removal, pools, or concierge services can run 80 to 200 EUR per month or higher (83 to 209 USD).
What utilities should I budget monthly in the French Alps right now?
The estimated total monthly utility cost for a typical apartment in the French Alps runs around 150 to 300 EUR (156 to 313 USD), though this varies significantly based on heating type, insulation quality, and whether the apartment sits empty during parts of the winter.
The realistic range of monthly utility costs spans from 100 EUR (104 USD) for well-insulated smaller units with efficient heating up to 400 EUR or more (417 USD) for larger, older apartments during peak winter months.
Specific utilities included in the typical monthly budget in the French Alps are electricity (60 to 140 EUR), gas for heating if applicable (80 to 200 EUR in winter, much less in summer), water (20 to 40 EUR), and internet (30 to 50 EUR).
Electricity or gas heating tends to be the most expensive utility for apartment owners in the French Alps, especially given the region's cold winters and the older building stock in many ski towns.
How much is property tax on apartments in the French Alps?
The estimated typical annual property tax (taxe fonciere) for an apartment in the French Alps runs from 600 to 1,800 EUR (625 to 1,880 USD) for most mid-priced properties, with larger or premium-located apartments potentially exceeding 2,000 EUR per year.
Property tax in the French Alps is calculated based on the "valeur locative cadastrale" (a notional rental value set by the tax authorities), which is then multiplied by rates set by each commune and department, meaning the exact amount varies by location.
The realistic range of annual property tax spans from roughly 600 EUR (625 USD) for smaller apartments in modest communes up to 2,500 EUR or more (2,610 USD) for larger units in high-tax or high-value areas.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the French Alps.
What's the yearly building maintenance cost in the French Alps?
The estimated typical yearly building maintenance cost for apartment owners in the French Alps ranges from 800 to 2,000 EUR (835 to 2,090 USD) for standard buildings, expressed as a planning allowance for both routine and periodic major works.
The realistic range of yearly maintenance costs spans from roughly 10 to 25 EUR per square meter (800 to 2,000 EUR for an 80 square meter apartment) for newer or well-maintained buildings, up to 25 to 50 EUR per square meter (2,000 to 4,000 EUR) for older buildings or those with heavy amenities like elevators and pools.
Expenses typically included in building maintenance costs in the French Alps are roof repairs, facade work, boiler or heating system upkeep, elevator maintenance, and snow-related structural wear.
In the French Alps, major building maintenance costs are usually separate from regular monthly HOA fees, though some buildings include a reserve fund contribution (fonds de travaux) within the monthly charges to prepare for larger projects.
How much does home insurance cost in the French Alps?
The estimated typical annual home insurance cost for an apartment in the French Alps runs around 250 to 450 EUR (261 to 470 USD) for owner-occupiers, benchmarked against the national average premium of approximately 299 EUR reported by the insurance industry.
The realistic range of annual home insurance costs spans from 200 EUR (209 USD) for basic coverage on a small apartment up to 600 EUR or more (626 USD) for comprehensive policies on larger units or second homes requiring additional protections.
Home insurance is effectively mandatory for apartment owners in the French Alps if you have a mortgage (banks require it), and even without financing, copropriete rules typically require at least civil liability coverage.
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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 | Why It's Authoritative | How We Used It |
|---|---|---|
| Le Figaro Immobilier - Haute-Savoie | A major national publisher with transparent methodology and regularly updated local dashboards. | We used it to anchor 2026 apartment prices for resort towns like Megeve, Chamonix, and Morzine. We also used its fastest-rising cities list to identify momentum areas. |
| Le Figaro Immobilier - Savoie | The same methodology-backed dataset for the Savoie department. | We used it to benchmark top ski markets like Courchevel and Tignes. We also extracted new versus old price gaps for 2026. |
| Le Figaro Immobilier - Isere | Provides comparable department-level data with consistent definitions. | We used it to represent the Grenoble city market and balance the luxury resort data. We also used it for new versus resale comparisons. |
| Le Figaro Immobilier - Hautes-Alpes | Gives consistent benchmarks for the southern French Alps. | We used it to anchor prices around Gap and Briancon. We also used its rising cities list to highlight affordable growth areas. |
| DGFiP DVF Database | The French government's official dataset of actual property transactions. | We used it as ground truth to verify that our 2026 ranges match recorded sales. We also used it to recommend transaction verification to buyers. |
| Etalab DVF Map | The official public interface to explore DVF transaction data by location. | We used it to explain how buyers can verify street-level sale prices. We also used it to support our triangulation approach. |
| French Government DVF Explainer | Official guidance on what DVF is and how to use it. | We used it to describe a trustworthy price validation method for foreigners. We also used it to set expectations about DVF coverage. |
| Notaires de France Fee Simulator | The official notary portal reflecting the legal fee and tax structure. | We used it to structure closing cost breakdowns for resale and new builds. We also used it to justify all-in budget percentages. |
| Notaires.fr Acquisition Costs Explainer | The national notary site explaining what's actually inside closing fees. | We used it to explain buyer costs in plain language. We also used it to frame typical percentage ranges. |
| French Ministry of Economy Notary Fees Guide | Official government summary of purchase cost rules. | We used it to cross-check notary explanations and avoid missing required costs. We also used it to keep advice non-technical. |
| French Tax Authority Purchase FAQ | Official DGFiP guidance on taxes paid at purchase. | We used it to confirm tax components and reduced rate conditions. We also used it to support our closing cost breakdown. |
| French Government DMTO Rates Portal | Official portal publishing department-by-department transfer tax parameters. | We used it to validate that closing costs vary by department. We also used it to explain why all-in costs differ across the Alps. |
| Banque de France Mortgage Statistics | The central bank's official series on mortgage rates and credit conditions. | We used it to ground our 2026 affordability discussion in real mortgage conditions. We also used it to make down payment advice realistic. |
| CRE Electricity Tariff Update | The national energy regulator's official pricing guidance. | We used it to anchor utility budgets to official benchmarks rather than guesses. We also used it to explain why electricity costs can vary. |
| energie-info.fr Gas Reference Price | The energy ombudsman's summary of the official monthly gas benchmark. | We used it to budget gas costs using the January 2026 reference. We also used it to help buyers compare supplier offers. |
| France Assureurs Insurance Statistics | The national insurance federation publishing audited market data. | We used it to anchor average premium estimates for home insurance. We also used it to differentiate owner-occupier and non-occupier policies. |
| ANIL Copropriete Charges Guide | France's national housing information network for consumer guidance. | We used it to explain what HOA charges cover and how they're decided. We also used it to advise what documents buyers should request. |
| Le Monde Copropriete Article | A leading national newspaper citing underlying observatory figures. | We used it to triangulate typical copro charge levels per square meter. We then adjusted ranges upward for alpine building specifics. |
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.
Related blog posts
- Is now a good time to invest in property in the French Alps?