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
If you're a foreign buyer considering an apartment in the French Alps, understanding what rental yields you can realistically expect is essential before making any investment decision.
The French Alps offer very different rental economics depending on whether you're looking at a year-round city like Grenoble, a lakeside market like Annecy, or a famous ski resort like Chamonix or Val-d'Isère.
We constantly update this blog post with the latest data and market insights to help you 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.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
What rental yields can I realistically get from an apartment in the French Alps?
What's the average gross rental yield for apartments in the French Alps as of 2026?
As of early 2026, the average gross rental yield for apartments in the French Alps sits around 4.2% when you blend together the different types of markets across the region.
However, yields vary widely, with most apartment investments in the French Alps falling somewhere between 3.0% and 5.5% gross depending on whether you buy in an Alpine city or a ski resort.
The biggest factor driving this variation in the French Alps is whether your apartment is in a year-round rental market like Grenoble (where yields can reach 5.3%) or in a premium ski resort like Chamonix or Val-d'Isère (where high purchase prices push yields down to 3.0% to 4.5%).
Compared to other major French cities, the French Alps offer competitive yields: Grenoble outperforms Paris (where yields are often below 3%), while resort towns like Annecy sit closer to Lyon's levels but with stronger seasonal income potential.
What's the average net rental yield for apartments in the French Alps as of 2026?
As of early 2026, the average net rental yield for apartments in the French Alps after typical expenses is around 3.1%, though this varies significantly between city and resort properties.
Most apartment investors in the French Alps can expect net yields between 2.2% and 4.0%, with Alpine cities like Grenoble and Chambéry at the higher end and ski resorts at the lower end due to their heavier cost structures.
The single biggest expense eating into your gross yield in the French Alps is building service charges (called "charges de copropriété"), which are especially high in ski resort buildings because of shared heating systems, snow removal, lift maintenance, and concierge services that can consume 12% to 25% of your annual rent.
By the way, you will find much more detailed data in our property pack covering the real estate market in the French Alps.
What's the typical rent-to-price ratio for apartments in the French Alps in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in the French Alps is around 0.042, which is simply another way of expressing a 4.2% gross yield.
Most apartment transactions in the French Alps fall within a rent-to-price ratio of 0.030 to 0.055, meaning for every 100,000 euros you invest, you can expect somewhere between 3,000 and 5,500 euros in annual gross rent.
The highest rent-to-price ratios in the French Alps are found in working-class neighborhoods of Grenoble (like Berriat or Saint-Bruno) and mid-sized towns like Chambéry or Briançon, where purchase prices remain affordable but local tenant demand from students, workers, and families keeps rents solid.
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How much rent can I charge for an apartment in the French Alps?
What's the typical tenant budget range for apartments in the French Alps right now?
The typical monthly tenant budget for renting an apartment in the French Alps ranges from around 600 to 1,500 euros (650 to 1,650 USD), though this depends heavily on whether you're in an affordable city like Grenoble or a pricier market like Annecy.
For mid-range apartments in the French Alps, tenants typically budget between 900 and 1,200 euros per month (990 to 1,320 USD), which gets them a decent 2-bedroom in a city center or a smaller unit in a resort-adjacent town.
For high-end or luxury apartments in the French Alps, particularly in lakeside Annecy or near ski lifts in Chamonix, tenant budgets can reach 1,800 to 3,000 euros per month (1,980 to 3,300 USD) for well-appointed properties with views, parking, and premium finishes.
We have a blog article where we update the latest data about rents in the French Alps here.
What's the average monthly rent for a 1-bed apartment in the French Alps as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in the French Alps is around 700 to 900 euros (770 to 990 USD), depending on location and condition.
At the entry level, a decent 1-bed apartment in the French Alps rents for 500 to 700 euros per month (550 to 770 USD), typically meaning a functional unit in an outer neighborhood of Grenoble like Eaux-Claires or a smaller town like Chambéry.
In the mid-range, a typical 1-bed in the French Alps goes for 750 to 950 euros monthly (825 to 1,045 USD), which in practice looks like a renovated apartment in central Grenoble near Championnet or in Annecy's Cran-Gevrier area with good transit access.
For a luxury 1-bed apartment in the French Alps, expect to pay 1,000 to 1,400 euros per month (1,100 to 1,540 USD), which gets you a modern unit in Annecy's Vieille Ville with lake views or a ski-in property near Chamonix centre.
What's the average monthly rent for a 2-bed apartment in the French Alps as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in the French Alps is around 950 to 1,200 euros (1,045 to 1,320 USD), with significant variation between cities and resort areas.
At the entry level, a decent 2-bed apartment in the French Alps rents for 750 to 950 euros monthly (825 to 1,045 USD), typically meaning an older building in Grenoble's Gare or Europole fringe areas or a practical unit in Chambéry's Bissy neighborhood.
In the mid-range, a typical 2-bed in the French Alps goes for 1,000 to 1,300 euros per month (1,100 to 1,430 USD), which usually looks like a well-maintained apartment in Grenoble's Île Verte or in Annecy-le-Vieux with parking and a balcony.
For a luxury 2-bed apartment in the French Alps, expect to pay 1,400 to 2,000 euros monthly (1,540 to 2,200 USD), getting you a renovated unit in Annecy's Centre with lake proximity or a chalet-style apartment in Les Houches near Chamonix.
What's the average monthly rent for a 3-bed apartment in the French Alps as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in the French Alps is around 1,200 to 1,600 euros (1,320 to 1,760 USD), making these units primarily attractive to families and sharers.
At the entry level, a decent 3-bed apartment in the French Alps rents for 1,000 to 1,300 euros monthly (1,100 to 1,430 USD), which typically means an older building in Grenoble's Berriat area or a functional family unit in Seynod near Annecy.
In the mid-range, a typical 3-bed in the French Alps goes for 1,350 to 1,700 euros per month (1,485 to 1,870 USD), usually looking like a spacious apartment in Grenoble's Hyper-centre with good schools nearby or in Annecy's residential Cran-Gevrier quarter.
For a luxury 3-bed apartment in the French Alps, expect to pay 1,800 to 2,500 euros monthly (1,980 to 2,750 USD), getting you a premium unit in central Annecy with mountain views, or a well-appointed family apartment in Chamonix's Les Praz area.
How fast do well-priced apartments get rented in the French Alps?
A well-priced apartment in the French Alps typically gets rented within 2 to 6 weeks, with tighter city markets like central Annecy or Grenoble's popular neighborhoods seeing the fastest turnovers.
The typical vacancy rate for apartments in the French Alps hovers around 4% to 7% in city markets, though resort properties can experience higher seasonal vacancy outside winter and summer peaks.
In the French Alps, apartments rent faster when they have practical features like secure ski and bike storage, proximity to public transit (especially the Grenoble tramway), good energy efficiency ratings (important for tenant bills in cold climates), and dedicated parking since winter driving without a spot is genuinely difficult.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost 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.
Which apartment type gives the best yield in the French Alps?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in the French Alps as of 2026?
As of early 2026, studios and 1-bed apartments in the French Alps typically offer the best rental yields, particularly in Alpine cities like Grenoble and Chambéry where student and young professional demand is strong.
In terms of typical gross yield ranges in the French Alps: studios yield around 5.0% to 6.0%, 1-beds around 4.5% to 5.5%, 2-beds around 4.0% to 5.0%, and 3-beds around 3.5% to 4.5%, though these ranges shift in resort markets.
The reason smaller units outperform in the French Alps is that rent per square meter is highest for compact apartments (because tenants pay for functionality, not just space), while the region's strong seasonal worker population and university presence in Grenoble creates consistent demand for affordable small units that larger family apartments simply don't enjoy.
Which features are best if you want a good yield for your apartment in the French Alps?
In the French Alps, the features that most positively impact rental yield are practical rather than luxurious: secure ski and bike storage (essential given the outdoor culture), proximity to ski bus stops or lifts, covered parking (a necessity when winter snow makes street parking impossible), and good energy performance ratings since heating costs in mountain apartments can make or break tenant decisions.
Ground floor apartments in the French Alps are generally harder to rent except in resort buildings with direct ski access, while upper floors with mountain views command premiums in markets like Annecy and Chamonix where scenery is part of what tenants pay for.
Balconies and outdoor space significantly boost rental appeal in the French Alps because tenants value morning coffee with mountain views, and even small south-facing balconies can add 5% to 10% to achievable rents in competitive markets.
Building features like elevators, concierge services, and swimming pools in the French Alps often raise service charges faster than they raise rents, so the best yield strategy is usually to avoid amenity-heavy residence buildings and instead focus on well-maintained traditional copropriétés with controlled costs.
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Which neighborhoods give the best rental demand for apartments in the French Alps?
Which neighborhoods have the highest rental demand for apartments in the French Alps as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in the French Alps include Annecy's Vieille Ville, Annecy-le-Vieux, and Cran-Gevrier; Grenoble's Championnet, Hyper-centre, Europole, and Île Verte; and in the Chamonix valley, Chamonix Centre, Les Praz, and Argentière.
The main demand driver in these French Alps neighborhoods is a combination of job accessibility (Grenoble's tech sector and university, Annecy's tourism and commuter economy to Geneva) and lifestyle appeal, with tenants actively seeking walkable areas that offer both practical transit connections and mountain-town atmosphere.
In these high-demand French Alps neighborhoods, well-priced apartments typically rent within 2 to 4 weeks, and vacancy rates stay below 5% because the pool of qualified tenants (professionals, students, seasonal workers) consistently exceeds available supply.
One emerging neighborhood gaining rental demand momentum in the French Alps is Grenoble's Berriat-Saint-Bruno area, which is attracting younger tenants priced out of the hyper-centre but still wanting walkable urban living with good tramway access.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Alps.
Which neighborhoods have the highest yields for apartments in the French Alps as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in the French Alps include Grenoble's Berriat-Saint-Bruno, Gare-Europole fringe, and parts of Eaux-Claires; Chambéry's Centre-ville, Laurier, and Bissy areas; and the southern Alps town of Briançon around its historic Cité Vauban.
In these top-yielding French Alps neighborhoods, gross rental yields typically range from 5.0% to 6.0%, compared to the 3.0% to 4.5% you'd see in premium locations like central Annecy or famous ski resorts.
The main reason these French Alps neighborhoods offer higher yields is that purchase prices have stayed relatively affordable (often 2,000 to 3,500 euros per square meter) while rents remain solid due to genuine local demand from workers, students, and families, unlike trophy resort markets where prices are driven by wealthy second-home buyers rather than rental fundamentals.
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.
Should I do long-term rental or short-term rental in the French Alps?
Is short-term rental legal for apartments in the French Alps as of 2026?
As of early 2026, short-term rental is legal for apartments in the French Alps, but it is regulated at both the national and municipal level with requirements that vary significantly by commune.
The main legal restrictions for operating a short-term rental apartment in the French Alps include mandatory registration as a "meublé de tourisme," potential limits on the number of nights you can rent per year (especially for primary residences), and in some high-pressure communes, requirements for "change of use" authorization that can be difficult to obtain.
For Airbnb-style rentals in the French Alps, you must register with your local mairie (town hall) to obtain a registration number that must appear on all listings, and some resort communes like Chamonix have been actively tightening enforcement to protect housing availability for local workers.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in the French Alps.
What's the gross yield difference short-term vs long-term in the French Alps in 2026?
As of early 2026, short-term rentals in the French Alps can generate gross yields 2 to 4 percentage points higher than long-term rentals in prime ski resort locations, though this gap shrinks significantly in year-round city markets like Grenoble.
For apartments in the French Alps, long-term rentals typically yield 3.0% to 5.5% gross while short-term rentals in well-located resort properties can reach 5.0% to 8.0% gross, with top performers in places like Val-d'Isère or Chamonix Centre achieving the higher end during peak seasons.
The main additional costs that reduce the net yield advantage of short-term rentals in the French Alps include platform fees (typically 3% to 15%), professional cleaning between guests (50 to 100 euros per turnover), higher utility costs, linen services, and full-service management fees that commonly reach 20% to 30% of revenue compared to just 6% to 10% for long-term rentals.
For a short-term rental to outperform a long-term rental in the French Alps, you generally need to achieve at least 50% to 60% annual occupancy in resort markets, though in practice the best-performing properties in Chamonix average around 57% occupancy with nightly rates of 300 euros, and Val-d'Isère sees even higher occupancy at 73% with rates around 500 euros.
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What costs will eat into my net yield for an apartment in the French Alps?
What are building service charges as a % of rent in the French Alps as of 2026?
As of early 2026, typical building service charges (charges de copropriété) for apartments in the French Alps run around 10% to 15% of annual rent in city buildings, which translates to roughly 80 to 150 euros per month (88 to 165 USD) for a standard apartment.
The realistic range of building service charges in the French Alps spans from 8% of rent in simple city buildings up to 25% of rent in resort residence buildings, meaning costs can range from 60 euros per month in a basic Grenoble copropriété to over 400 euros monthly (440 USD) in amenity-heavy ski resort complexes.
In the French Alps, the services and features that typically justify higher-than-average charges include collective heating systems (very common in older mountain buildings and expensive to run), indoor swimming pools in resort residences, 24-hour concierge services, professional snow removal, and shared spa or wellness facilities that are popular in ski apartment buildings but can devastate your net yield.
What annual maintenance budget should I assume for an apartment in the French Alps right now?
A typical annual maintenance budget for an apartment owner in the French Alps is around 0.8% to 1.2% of the property's value, which works out to roughly 2,500 to 6,000 euros per year (2,750 to 6,600 USD) for an average apartment depending on age and location.
The realistic range of annual maintenance costs in the French Alps runs from around 1,500 euros (1,650 USD) for a newer city apartment in good condition up to 8,000 euros or more (8,800 USD) for an older resort property where mountain weather accelerates wear on balconies, windows, and exterior elements.
The most common maintenance expenses apartment owners face annually in the French Alps include repairs to heating systems (especially older collective boilers that mountain buildings often rely on), window and balcony door weatherproofing due to freeze-thaw cycles, water damage from snow infiltration, and more frequent appliance replacements in short-term rental units where guest turnover is hard on equipment.
What property taxes should I expect for an apartment in the French Alps as of 2026?
As of early 2026, the typical annual property tax (taxe foncière) for an apartment in the French Alps represents roughly 5% to 10% of your annual rent, which translates to approximately 600 to 1,500 euros per year (660 to 1,650 USD) for a standard apartment depending on the commune.
The realistic range of property taxes in the French Alps varies widely by location, from around 400 euros annually (440 USD) for a small apartment in a lower-tax commune up to 2,500 euros or more (2,750 USD) for larger properties in high-service resort municipalities that need to fund extensive infrastructure.
Property taxes in the French Alps are calculated based on the "valeur locative cadastrale" (a notional rental value set by tax authorities) multiplied by local tax rates set by each commune, which is why two identical apartments in different towns can have very different tax bills.
Some property tax exemptions are available for apartment owners in the French Alps, including temporary exemptions for new construction (typically 2 years) and potential reductions for energy-efficient renovations, though these require specific applications to your local tax office.
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.
How much does landlord insurance cost for an apartment in the French Alps in 2026?
As of early 2026, typical annual landlord insurance (assurance propriétaire non-occupant or PNO) for an apartment in the French Alps costs around 120 to 250 euros per year (130 to 275 USD) for standard coverage on a long-term rental property.
The realistic range of annual landlord insurance costs in the French Alps runs from around 100 euros (110 USD) for basic coverage on a small city apartment up to 400 euros or more (440 USD) for comprehensive policies on short-term rental properties where you need higher liability limits and coverage for guest-related incidents.
What's the typical property management fee for apartments in the French Alps as of 2026?
As of early 2026, the typical property management fee for a long-term rental apartment in the French Alps is around 6% to 10% of annual rent, which works out to roughly 50 to 120 euros per month (55 to 130 USD) for a standard apartment generating average rents.
The realistic range of property management fees in the French Alps spans from 6% for basic rent collection and tenant relations up to 10% or more for full-service management, while short-term rental management commonly runs 20% to 30% of revenue due to the intensive operational workload.
Standard property management fees in the French Alps typically include tenant sourcing and screening, rent collection and accounting, handling routine maintenance requests, conducting periodic property inspections, and managing the legal paperwork required under French tenancy law.
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 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 |
|---|---|---|
| Observatoires des Loyers | Official French rent observatory network with standardized methodology. | We used their median rent data for Annecy and Grenoble markets. We converted their per-square-meter figures into realistic monthly rents for different apartment sizes. |
| Meilleurs Agents | Major national property index with transparent city-level tracking. | We used their purchase price benchmarks for Annecy, Grenoble, Chambéry, and Val-d'Isère. We paired these prices with rent data to calculate gross yields. |
| Le Figaro Immobilier | National outlet publishing structured price and rent indicators. | We used their data for resort towns like Chamonix and Briançon. We cross-checked their figures against other sources to validate our yield calculations. |
| AirDNA | Widely used short-term rental analytics provider with clear definitions. | We used their occupancy, average daily rate, and revenue data for Val-d'Isère and Chamonix. We converted their figures to euros and compared them to long-term rental yields. |
| Ministère de l'Économie | Official French government information portal for tax and financial rules. | We used their guidance on taxe foncière, recoverable charges, and tourist tax. We translated their explanations into practical percentage impacts on net yield. |
| ANIL | France's national housing information agency with legal expertise. | We used their guidance on copropriété charges and landlord obligations. We applied their framework to estimate service charge impacts in mountain buildings. |
| Service-Public.fr | Official French public administration portal for legal requirements. | We used their meublé de tourisme rules to explain short-term rental legality. We incorporated their registration requirements into our STR yield analysis. |
| SeLoger | Major national property portal citing common market fee ranges. | We used their published management fee ranges of 6% to 10%. We applied these percentages as standard deductions in our net yield calculations. |
| FNAIM | Main national real estate federation setting professional norms. | We used their definitions of gestion locative services. We referenced their standards to ensure our cost assumptions reflect real operational requirements. |
| Prefecture of Isère | Official state administration page for rent control rules in Isère. | We used their rent control status information for Grenoble. We adjusted our rent estimates to reflect regulatory caps on achievable rents. |
| European Central Bank | Official source for euro exchange rates. | We used their reference rates to convert AirDNA's USD figures to euros. We applied consistent exchange rates throughout our short-term rental analysis. |
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