What rental yield can you expect in the French Alps? (2026)

If you're buying property to rent out in the French Alps, understanding rental yields is essential before committing any money.

This guide breaks down what landlords actually earn in Alpine cities and resort towns, from Grenoble and Annecy to Chamonix and Courchevel.

We constantly update this blog post to reflect the latest market conditions.

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.

Fact-checked and reviewed by our local expert

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Laurence Rapp 🇬🇧

Sales representative at Skiing Property

Laurence specializes in real estate in the French Alps, guiding clients to discover their dream homes in prestigious ski destinations. At Skiing Property, he connects buyers with luxury properties that combine charm and investment value.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in the French Alps. If you’d like to learn more about us, you can check our presentation page.

What are the rental yields in the French Alps as of 2026?

What's the average gross rental yield in the French Alps as of 2026?

As of early 2026, the average gross rental yield across all residential property types in the French Alps is estimated at around 4.5%.

The realistic range spans from about 3% in ultra-prime resort locations to roughly 6.5% in year-round employment cities like Grenoble, Chambéry, or Gap.

Compared to the French national average (often 4% to 5% gross in major metros), the French Alps fall within a similar band, though individual submarkets swing widely.

The single most important factor shaping gross yields here is the tension between prestige-driven property prices in top ski resorts and salary-anchored pricing in working valley cities.

What's the average net rental yield in the French Alps as of 2026?

As of early 2026, the average net rental yield in the French Alps (after all non-financing costs) is estimated at around 3.1%.

Landlords typically see a drop of about 1.2 to 1.5 percentage points between gross and net yield, reflecting taxes, charges, and management expenses.

The expense category that most significantly reduces gross yield is copropriété charges combined with taxe foncière, since mountain buildings carry higher maintenance costs for roofs, snow damage, and shared heating.

Net yields range from about 2% in prestige resort pockets to around 4.5% in well-located valley city apartments.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in the French Alps.

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 yield is considered "good" in the French Alps in 2026?

In early 2026, a gross rental yield of around 5% to 6% is considered "good" by investors in year-round Alpine cities like Grenoble or Chambéry, while in balanced resort towns, hitting 4.5% to 5% gross is solid.

The threshold separating average from high-performing properties is around 5% gross, though in ultra-prime resorts like Courchevel 1850 or central Megève, even 3% to 4% can be acceptable given scarcity and personal use value.

How much do yields vary by neighborhood in the French Alps as of 2026?

As of early 2026, the spread in gross rental yields between highest-yield and lowest-yield neighborhoods can reach 2 to 3 percentage points, even within the same city.

Highest-yield neighborhoods are those where entry prices remain anchored to local salaries, such as Saint-Bruno, Teisseire, and Mistral in Grenoble, or Cran-Gevrier and Seynod near Annecy.

Lowest-yield neighborhoods tend to be prestigious addresses: lakefront Annecy zones like Albigny, central Chamonix, and prime ski-in/ski-out locations in Courchevel 1850 or Val d'Isère.

The main reason for this variation is that trophy locations command prices driven by scarcity and lifestyle, not rental income potential.

By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Alps.

How much do yields vary by property type in the French Alps as of 2026?

As of early 2026, gross rental yields range from around 5% to 6.5% for studios and small apartments down to roughly 2.5% to 4% for large chalets and villas.

Studios and compact one-bedroom apartments deliver the highest average gross yield because they command the highest rent per square meter and attract the deepest renter pool.

Large chalets and detached houses deliver the lowest yields, since their high purchase prices and upkeep costs rarely match proportionally higher rents.

The key reason: rent per square meter decreases as unit size increases, while operating costs for larger properties stay high.

By the way, you might want to read the following:

• What rental yields can you expect for an apartment in the French Alps?

What's the typical vacancy rate in the French Alps as of 2026?

As of early 2026, the typical rental vacancy rate ranges from about 2% to 5% in tight markets like Annecy or Geneva-commuter corridors, and 5% to 8% in smaller Alpine towns.

Across neighborhoods, vacancy can vary from two to four weeks per year in high-demand cores to one to two months in more peripheral areas.

The main factor driving vacancy is the balance between year-round employment demand and seasonal tourism patterns.

Compared to the French national average, tight employment corridors in the French Alps tend to have lower vacancy, while highly seasonal resort stock can show higher structural vacancy.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in the French Alps.

What's the rent-to-price ratio in the French Alps as of 2026?

As of early 2026, the average rent-to-price ratio in the French Alps is estimated at around 4.5%, which is simply another way of expressing the gross rental yield.

A ratio above 5% is generally considered favorable for buy-to-let investors; hitting this threshold means your property performs above the regional average.

Compared to other French mountain regions or mid-sized metros, the French Alps sit in a similar band, though ultra-prime resorts pull the ratio down while valley cities push it higher.

We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods and micro-areas in the French Alps give the best yields as of 2026?

Where are the highest-yield areas in the French Alps as of 2026?

As of early 2026, the top highest-yield neighborhoods include Saint-Bruno, Teisseire, and Mistral in Grenoble, parts of Chambéry like Bissy, and gateway towns like Albertville.

In these areas, investors can typically expect gross rental yields of 5% to 6.5%, notably higher than prestigious resort addresses.

The main characteristic they share: property prices remain anchored to local salaries rather than being inflated by second-home or trophy-home premiums.

You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in the French Alps.

Where are the lowest-yield areas in the French Alps as of 2026?

As of early 2026, the lowest-yield neighborhoods are concentrated in ultra-prime locations: Courchevel 1850, central Megève, prime Val d'Isère pockets, and lakefront Annecy areas like Albigny.

In these areas, gross rental yields typically fall to 2.5% to 3.5%, reflecting the gap between what properties cost and what they can earn in rent.

Yields are compressed because buyers pay heavily for scarcity, prestige, and personal use optionality, pushing prices beyond what rental income would justify.

Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in the French Alps.

Which areas have the lowest vacancy in the French Alps as of 2026?

As of early 2026, the lowest-vacancy neighborhoods include the Annecy agglomeration (Annecy-le-Vieux, Cran-Gevrier, Seynod), Grenoble's core employment belt (Europole, Hyper-Centre, Île Verte), and Geneva-commuter corridors in Haute-Savoie.

In these areas, rental vacancy typically stays at 2% to 4%, meaning units sit empty for just two to four weeks per year during transitions.

The main demand driver is the combination of local employment, cross-border commuting to Switzerland, and constrained housing supply.

The trade-off: the same demand pressure that keeps units filled also pushes property prices up, compressing yields.

Which areas have the most renter demand in the French Alps right now?

The neighborhoods with strongest renter demand include the Annecy agglomeration, central Grenoble, Chambéry, and seasonal hotspots like Chamonix, Morzine, and the Bourg-Saint-Maurice corridor.

In year-round cities, demand comes from young professionals, families, and Geneva commuters; in resort towns, seasonal workers and multi-month winter tenants dominate.

In the highest-demand neighborhoods, well-priced listings typically fill within one to three weeks, and in the tightest pockets, strong units find tenants within days.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in the French Alps.

Which upcoming projects could boost rents and rental yields in the French Alps as of 2026?

As of early 2026, the top projects expected to boost rents include major ski-domain reinvestment by Compagnie des Alpes, urban transport expansions around Grenoble-Alpes Métropole, and campus developments near Grenoble's tech hubs.

Neighborhoods most likely to benefit include resort towns served by Compagnie des Alpes domains (Les Arcs, La Plagne, Les Menuires) and Grenoble neighborhoods near Europole and the university belt.

Investors in directly affected areas might realistically expect rent increases of 5% to 15% over a few years, depending on how much projects improve year-round appeal.

You'll find our latest property market analysis about the French Alps here.

What property type should I buy for renting in the French Alps as of 2026?

Between studios and larger units in the French Alps, which performs best in 2026?

As of early 2026, studios and compact one-bedroom apartments perform best in terms of rental yield and occupancy in the French Alps.

Studios typically deliver gross yields of 5% to 6.5% (roughly €8 to €15 per square meter monthly, or about $8.50 to $16 USD), while larger two- to three-bedroom units often fall to 4% to 5% gross.

Studios outperform because demand from seasonal workers, students, and young professionals keeps occupancy high and allows landlords to charge a premium per square meter.

However, larger units can be better if you're targeting family renters in Annecy or Grenoble, where two- to three-bedroom apartments attract stable, long-term tenants.

What property types are in most demand in the French Alps as of 2026?

As of early 2026, the most in-demand property type is well-located apartments in copropriété, particularly studios through two-bedroom units in city centers and near ski lifts.

The top three by tenant demand are: compact apartments (studios to two-beds) in employment cities; efficient mountain apartments near ski infrastructure; and family-size apartments in commuter belts.

This pattern is driven by young professionals seeking urban convenience, cross-border workers commuting to Geneva, and seasonal workers needing short-term housing.

Large chalets and villas are currently underperforming in demand due to narrower renter pools and higher operating costs.

What unit size has the best yield per m² in the French Alps as of 2026?

As of early 2026, the unit size delivering the best gross rental yield per square meter is typically 20 to 35 square meters (studios and small one-beds).

For this optimal size, monthly rents run around €12 to €18 per square meter (approximately $13 to $19 USD), producing annual yields of 5.5% to 6.5% in well-located properties.

Smaller or larger units have lower yield per square meter because studios command a scarcity premium, while larger apartments spread rent across more space without proportionally higher income.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable 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 costs cut my net yield in the French Alps as of 2026?

What are typical property taxes and recurring local fees in the French Alps as of 2026?

As of early 2026, the annual taxe foncière for a typical rental apartment in the French Alps ranges from about €800 to €2,000 (roughly $850 to $2,100 USD), often amounting to one to one and a half months of rent per year.

Beyond taxe foncière, landlords must budget for copropriété charges covering building maintenance, common-area utilities, and sometimes heating, adding another €1,000 to €3,000 per year (approximately $1,050 to $3,150 USD).

Combined, these costs typically represent about 15% to 25% of gross rental income.

By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in the French Alps.

What insurance, maintenance, and annual repair costs should landlords budget in the French Alps right now?

Annual landlord insurance for a typical rental property in the French Alps costs around €200 to €500 (approximately $210 to $530 USD).

For maintenance and repairs, budget roughly 0.5% to 1% of property value per year, which for a €200,000 apartment means about €1,000 to €2,000 annually ($1,050 to $2,100 USD).

The expense that most commonly catches landlords off guard is unexpected copropriété special assessments for roof repairs, facade work, or snow damage.

In total, budget around €1,500 to €3,000 per year (approximately $1,575 to $3,150 USD) for insurance, maintenance, and repairs combined.

Which utilities do landlords typically pay, and what do they cost in the French Alps right now?

In the French Alps, tenants typically pay electricity, gas, and internet directly, while landlords cover building-level costs through copropriété charges (shared heating, common-area electricity, elevator maintenance), with some costs partially recoverable.

For non-recoverable landlord-paid utilities, the estimated monthly cost runs from about €50 to €150 (roughly $55 to $160 USD), depending on building heating arrangements.

What does full-service property management cost, including leasing, in the French Alps as of 2026?

As of early 2026, full-service property management fees in the French Alps run between 6% and 10% of rent collected per month (roughly €50 to €120 on a €1,000 rent, or about $55 to $125 USD).

On top of ongoing management, expect a one-time tenant-placement fee commonly equaling one month's rent, adding another €500 to €1,200 ($525 to $1,260 USD) per new tenant.

What's a realistic vacancy buffer in the French Alps as of 2026?

As of early 2026, landlords should set aside roughly 8% of annual rental income as a vacancy buffer, translating to about one month of vacancy per year.

In the tightest markets (Annecy, Geneva-commuter corridors, central Grenoble), vacancy often runs just two to four weeks per year, while smaller towns may see four to eight weeks.

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
Chambre Interdépartementale des Notaires de Savoie	It's the local notarial chamber reflecting real signed transactions, not asking prices.	We used it to anchor what homes actually sell for in Savoie and Haute-Savoie. We used those prices as the denominator in yield estimates.
Immobilier.notaires.fr (Notaires de France)	This is the official notarial portal aggregating verified transaction data across France.	We used it to cross-check department-level price ranges. We used those to sanity-check city and resort pricing from private indices.
DVF (Demande de Valeurs Foncières)	DVF is France's open government database of property sales with recorded transfer prices.	We used it to validate transaction prices in selected Alpine communes. We used it to explain how true market prices differ from listings.
DVF documentation (cadastre.data.gouv.fr)	It's the government documentation explaining what DVF contains and its coverage limits.	We used it to describe what the sales dataset includes. We used it to clarify why some micro-markets look thin in open data.
Observatoires des Loyers	It's the public reference network for private-sector rent levels using standardized methodology.	We used it as the primary ground truth for long-term private rents in Grenoble and Annecy. We used those rents as the numerator for gross yield.
OLL results dataset on data.gouv.fr	It's the open-data release of rent observatories' results, making numbers verifiable.	We used it to corroborate rent levels from the observatory website. We used it to support neighborhood-level variation.
OLL Annecy page	It's a direct public output of the official rent observatory covering Annecy.	We used it to benchmark realistic long-term rents around Annecy. We used it to keep yields grounded in signed lease reality.
OLL Grenoble page	It's the same public observatory system focused on Grenoble with granular rent zones.	We used it to estimate long-term rents by zone within Grenoble. We used it to illustrate yield differences between central and peripheral areas.
Prefectural order (Grenoble rent control)	It's a government legal document setting reference rent levels where rent control applies.	We used it to explain the ceiling effect on rent growth in Grenoble-Alpes Métropole. We used it to adjust expectations for regulated zones.
SeLoger	It's a major French real-estate portal with transparent price-to-rent pages and frequent updates.	We used it as a secondary cross-check for current asking rents. We used it to triangulate rent ranges where OLL coverage is limited.
INSEE department profile (Haute-Savoie)	INSEE is France's official statistics agency consolidating housing and tourism fundamentals.	We used it to ground demand drivers like population, jobs, and tourism intensity. We used it to justify why some sub-areas have lower vacancy.
Observatoire des Territoires	It's an official government observatory publishing comparable vacancy indicators from the census.	We used it to frame structural vacancy as a baseline risk indicator. We used it to contrast valley cities with seasonal resort stock.
INSEE analysis on vacant housing	It's an INSEE deep-dive explaining how vacancy evolves across departments.	We used it to explain why vacancy can rise even when demand is strong. We used it to distinguish vacant dwellings from rental vacancy.
Ministry of Economy (taxe foncière)	It's the official government guidance on how property tax works in France.	We used it to define what owners pay annually and why amounts vary by commune. We used it as the backbone for net-yield cost assumptions.
impots.gouv.fr (taxe foncière timing)	It's the official tax administration site for deadlines and practical rules.	We used it to show that taxe foncière is an annual, predictable cash outflow. We used it to support cash-buffer guidance.
ANIL (charges)	ANIL is the national housing information agency and safest source for landlord-tenant cost rules.	We used it to separate recoverable from non-recoverable charges. We used it to build a realistic cost stack for landlords.
FNAIM (property management)	FNAIM is one of France's main real-estate professional federations.	We used it to frame what full-service management includes and how fees are structured. We used it to support our management-fee ranges.
Compagnie des Alpes (financials)	It's a major listed operator of Alpine ski areas publishing audited figures and investment signals.	We used it to identify ongoing investment intensity in major resorts. We used it to discuss project-driven rent upside around upgraded domains.
Knight Frank Alpine Property Report 2025	It's a long-running, widely cited research report from a top-tier global real-estate consultancy.	We used it to cross-check how prime Alpine pricing behaves versus mass-market towns. We used it to explain why ultra-prime resorts have lower yields.