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 renting out property in the French Alps, you're probably wondering what tenants actually pay.
This article covers rental prices, neighborhood trends, and landlord costs in the French Alps, based on official data we update regularly.
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
- A studio in Annecy costs about 30% more than in Grenoble because of strong Geneva cross-border demand.
- About 59% of rentals in the French Alps are furnished, driven by seasonal workers and short-term professionals.
- Vacancy rates sit between 3% and 6%, but in Annecy's lakeside districts, a well-priced apartment rents in under a week.
- The rent revision index (IRL) was below 1% in late 2025, limiting increases for existing tenants, but new leases often jump 3% to 4%.
- DPE class G homes can no longer be rented on new leases since 2025, shrinking supply and pushing rents up.
- Peak demand happens twice yearly: September for students and December for ski season workers.
- Energy-efficient properties command clear rent premiums because tenants know heating costs are real in Alpine winters.
- Expats cluster in areas like Albigny near Annecy and Les Praz near Chamonix, where English-friendly services exist.
- Landlords budget 1% to 1.8% of property value for maintenance, higher than milder regions due to snow wear.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
What are typical rents in the French Alps as of 2026?
What's the average monthly rent for a studio in the French Alps as of 2026?
As of early 2026, a studio in the French Alps rents for around €520 per month on average (roughly $545 USD).
The realistic range runs from €430 to €700 per month ($450 to $735 USD), depending on location.
Studio rents vary because you're dealing with three markets: Alpine metros like Grenoble (€400 to €550), the Annecy-Geneva orbit (€550 to €750), and resort towns like Chamonix or Megève (€600 to €1,000) where year-round supply is limited.
What's the average monthly rent for a 1-bedroom in the French Alps as of 2026?
As of early 2026, a 1-bedroom in the French Alps rents for around €900 per month (roughly $945 USD).
The realistic range falls between €750 and €1,250 per month ($785 to $1,310 USD).
Cheaper 1-bedrooms appear in Grenoble's outer neighborhoods, Chambéry suburbs, and smaller valley towns (around €750), while the most expensive sit in central Annecy (Bonlieu, Gare district) and resort towns.
What's the average monthly rent for a 2-bedroom in the French Alps as of 2026?
As of early 2026, a 2-bedroom in the French Alps rents for around €1,300 per month (roughly $1,365 USD).
The realistic range spans €1,050 to €1,800 per month ($1,100 to $1,890 USD).
Cheapest 2-bedrooms appear in Grenoble's outer districts and suburbs like Sassenage or Saint-Ismier, while the most expensive sit in central Annecy, lakeside communes like Annecy-le-Vieux, and resort cores like Courchevel 1850 or Val d'Isère Centre.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in the French Alps.
What's the average rent per square meter in the French Alps as of 2026?
As of early 2026, the average rent per square meter in the French Alps is around €18 per month ($19 USD).
The realistic range runs from €12 to €28 ($12.60 to $29.40 USD), with Alpine metros at the lower end and lakeside or resort locations at the top.
Compared to other French cities, the French Alps' €18 average sits above Lyon (€15 to €16) but below Paris (over €30), making it a mid-to-high pressure market.
Properties with good DPE ratings (A to C), parking, balconies with mountain views, and proximity to ski lifts or lakefront typically push rents well above €18.
How much have rents changed year-over-year in the French Alps in 2026?
As of early 2026, rents in the French Alps have increased 2% to 4% year-over-year, with some high-demand spots seeing sharper jumps.
Main drivers include structural housing shortages (many homes are second residences or tourist rentals), the DPE G rental ban from 2025, and cross-border demand from Geneva commuters.
This year's growth is slower than 2024's pace, partly because the IRL fell below 1% in late 2025, limiting existing-tenant increases even while new-lease rents kept climbing.
What's the outlook for rent growth in the French Alps in 2026?
As of early 2026, we expect rent growth of 1% to 3% overall, with tighter markets exceeding that range.
Key factors include persistent supply constraints from second homes, DPE regulations pushing older properties off the market, and continued cross-border and seasonal demand.
Strongest growth is expected in central Annecy and its lakeside communes, the Chamonix valley, and Geneva-orbit Haute-Savoie towns.
Main risks include a Swiss employment slowdown affecting cross-border demand, faster-than-expected renovations adding supply, or an economic downturn reducing tourism arrivals.
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 rent best in the French Alps as of 2026?
Which neighborhoods have the highest rents in the French Alps as of 2026?
As of early 2026, the highest-rent neighborhoods are Albigny and Triangle d'Or in Annecy (€22 to €28/m², $23 to $29 USD), Courchevel 1850 and Val d'Isère Centre in the resort zone, and Grenoble's Championnet and Île Verte districts (€14 to €16/m²).
These command premiums because they combine scarcity with desirability: Annecy's lakeside offers water access and Geneva proximity, resort cores have virtually no year-round stock, and Grenoble's Championnet attracts professionals paying more for walkability.
Tenants here include cross-border commuters earning Swiss salaries, executives, and seasonal residents wanting turnkey apartments.
By the way, we've written a blog article detailing what are the current best areas to invest in property in the French Alps.
Where do young professionals prefer to rent in the French Alps right now?
Young professionals cluster in Grenoble's Championnet, Europole, and Berriat (nightlife and business access); Annecy's Gare, Courier, and Vieille Ville (walkability); and Chambéry's Centre-ville and Les Charmettes (affordable urban living).
Monthly rents in these areas range from €500 to €900 ($525 to $945 USD) for studios and small 1-bedrooms, with Annecy higher and Chambéry offering best value.
What attracts them: transit access, restaurants and social venues, employer proximity (tech and research in Grenoble), and modern apartments not requiring a car.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in the French Alps.
Where do families prefer to rent in the French Alps right now?
Families gravitate toward residential suburbs: Annecy-le-Vieux, Seynod, and Meythet near Annecy; Meylan, Saint-Ismier, and Sassenage near Grenoble; Bassens, La Motte-Servolex, and Jacob-Bellecombette near Chambéry.
2 to 3 bedroom apartments rent for €1,000 to €1,600 per month ($1,050 to $1,680 USD), with Annecy suburbs higher due to lake and Swiss border proximity.
Attractions include larger apartments, green spaces, lower noise, and available parking, which matters in a region where families need cars.
For schools, families near Grenoble value Meylan and Saint-Ismier's public schools, while Annecy-area families appreciate international options in Annecy-le-Vieux.
Which areas near transit or universities rent faster in the French Alps in 2026?
As of early 2026, fastest-renting areas are Grenoble's Gare-Europole and the Presqu'île-Saint-Martin-d'Hères university corridor, Annecy's Gare and Annecy-le-Vieux (near Université Savoie Mont Blanc), and Chambéry's Gare plus Jacob-Bellecombette.
Well-priced small apartments stay listed just 5 to 12 days, with Annecy transit zones sometimes under a week.
The rent premium for walking distance to a station or campus runs €30 to €80 per month ($30 to $85 USD), reflecting how much students and commuters value not needing a car.
Which neighborhoods are most popular with expats in the French Alps right now?
Expats concentrate in Annecy's Albigny, Annecy-le-Vieux, and Bonlieu; Chamonix valley towns (Les Praz, Argentière, Les Houches); and the Morzine-Les Gets area.
Monthly rents range from €900 to €1,800 ($945 to $1,890 USD) for 1 to 2 bedrooms, with Chamonix and Annecy lakeside highest.
Draws include international communities, English-speaking services, Geneva airport proximity, and ski or lake lifestyle appeal.
Most represented: Swiss nationals seeking lower costs, British outdoor enthusiasts, Dutch and Scandinavian families, and North Americans working remotely or in Geneva-based organizations.
And if you are also an expat, you may want to read our exhaustive guide for expats in the French Alps.
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Who rents, and what do tenants want in the French Alps right now?
What tenant profiles dominate rentals in the French Alps?
Three profiles dominate: students and young professionals (especially in Grenoble and Chambéry), cross-border and high-income workers in the Annecy-Haute-Savoie zone, and seasonal workers plus semi-residents in resort towns.
Students and young professionals make up 35% to 40% of demand in urban centers, cross-border tenants represent 25% to 30% in Geneva-orbit areas, and seasonal workers account for 20% to 25% in resorts.
Each seeks different properties: students want small furnished studios near transit, cross-border workers want 2 to 3 bedrooms with parking and good DPE, seasonal workers need flexible 4 to 8 month furnished rentals.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in the French Alps.
Do tenants prefer furnished or unfurnished in the French Alps?
Furnished rentals make up about 59% of the French Alps market, significantly higher than national average, reflecting seasonal workers, short-term professionals, and cross-border commuters.
The premium for furnished runs €80 to €150 per month ($85 to $160 USD), highest in resort towns and Annecy where move-in-ready matters most.
Furnished-seekers include seasonal ski workers on 4 to 6 month contracts, cross-border professionals testing the market, students, and expats relocating without furniture.
Which amenities increase rent the most in the French Alps?
Top five: good energy performance (DPE A to C), private parking or garage, balcony or terrace, modern heating systems, and ski or sports equipment storage.
A good DPE adds €50 to €100 monthly, parking adds €60 to €120 (especially in snowy centers), balcony adds €40 to €80, and gear storage adds €30 to €50 in resort areas.
In our property pack covering the real estate market in the French Alps, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in the French Alps?
Top five: energy upgrades (insulation, windows, heating), kitchen modernization, bathroom refresh, storage improvements, and parking solutions.
Energy upgrades cost €5,000 to €15,000 ($5,250 to $15,750 USD) but add €50 to €100 monthly while keeping properties legally rentable; kitchen updates cost €3,000 to €8,000 adding €30 to €60; bathroom refreshes cost €2,000 to €5,000 adding €20 to €40.
Poor ROI renovations include high-end luxury finishes not matching the tenant pool, pool installations, and purely aesthetic upgrades ignoring energy or storage needs.
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.
How strong is rental demand in the French Alps as of 2026?
What's the vacancy rate for rentals in the French Alps as of 2026?
As of early 2026, vacancy for long-term rentals in the French Alps sits between 3% and 6%, tighter than the national average.
Rates range from under 2% in high-demand zones like central Annecy and lakeside communes to 6% to 8% in smaller valley towns or areas with older housing.
This is low compared to historical averages, driven by the shortage of year-round stock in a region where many properties are second homes or tourist rentals.
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.
How many days do rentals stay listed in the French Alps as of 2026?
As of early 2026, rentals stay listed 10 to 15 days on average, varying by location and quality.
Days on market range from 3 to 10 for well-priced small units in Annecy or near Grenoble's universities, up to 20 to 30 for larger apartments or properties with poor energy ratings.
Compared to a year ago, days-on-market has stayed stable or slightly decreased, reflecting continued strong demand and record market tension.
Which months have peak tenant demand in the French Alps?
Peak demand happens September to October (students and job relocations) and December to January (seasonal ski workers and winter arrivals).
This dual-peak is unique: autumn follows national relocation cycles, while winter is driven by resort hiring, tourism employment, and cross-border workers timing moves before high season.
Lowest demand falls May through July, after ski season ends and before summer tourism fully ramps up.
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.
What will my monthly costs be in the French Alps as of 2026?
What property taxes should landlords expect in the French Alps as of 2026?
As of early 2026, landlords should expect €800 to €2,500 per year ($840 to $2,625 USD) in taxe foncière, roughly 1 to 2.5 months of rent.
Range depends on commune and property value: from €500 yearly in smaller valley towns to €3,000+ in resort communes like Chamonix, Megève, or lakeside Annecy.
Property taxes are calculated based on cadastral rental value multiplied by commune, department, and local authority rates, explaining why same-sized apartments have different bills by location.
Please note that, in our property pack covering the real estate market in the French Alps, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in the French Alps right now?
A realistic annual budget is €1,500 to €4,000 ($1,575 to $4,200 USD), representing 1% to 1.8% of property value.
Range runs from €1,000 for newer buildings to €5,000+ for older mountain properties with weather exposure, complex heating, or significant copropriété charges.
Most landlords set aside 8% to 12% of rental income, higher than national average due to harsh winters, snow wear, and heating system importance.
What utilities do landlords often pay in the French Alps right now?
Landlords commonly pay building-level fixed charges (non-recoverable copropriété costs), occasional water fees, and sometimes heating in collective systems.
Typical monthly costs run €50 to €150 ($50 to $160 USD) depending on building type and copropriété inclusions.
Common practice: tenants pay electricity, gas, internet, and most water, while landlords handle non-recoverable building maintenance and collective heating.
How is rental income taxed in the French Alps as of 2026?
As of early 2026, unfurnished rental income is taxed under revenus fonciers, where landlords with gross rent under €15,000 can use micro-foncier with a 30% automatic deduction.
Main deductions include property taxes, loan interest, insurance, management fees, maintenance costs, and depreciation under régime réel.
A common mistake is confusing furnished rules (BIC regime with different thresholds) with unfurnished, or failing to document seasonal income in resorts where short and long-term rentals mix.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property 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 sources have we used to write this blog article?
Whether in our articles or market analyses in our property pack about the French Alps, we rely on strong methodology and don't throw out numbers randomly.
Below we've listed our sources, why we trust them, and how we used them.
| Source | Why we trust it | How we used it |
|---|---|---|
| Observatoires des Loyers (OLL) | Official network producing reliable, comparable rent statistics across France. | We used it as ground truth for rents paid in Alpine agglomerations. We treated its medians as anchors for typical rent estimates. |
| OLL Grenoble Agglomeration | Part of national OLL with standardized methodology. | We used Grenoble medians as Alpine metro benchmark. We converted €/m² into monthly rents using standard sizes. |
| OLL Annecy | Same methodology, focused on Annecy's Geneva cross-border demand. | We used it to represent lake and Geneva-orbit segments. We cross-checked against advertised indexes. |
| ANIL (OLL methodology) | National housing agency documenting OLL data collection. | We confirmed OLL coverage (private sector, primary residences). We justified using medians as typical rents. |
| data.gouv.fr (OLL dataset) | France's official open-data portal. | We used it to verify OLL numbers are publishable public data. We cross-checked consistency with OLL pages. |
| INSEE (IRL rent index) | Official statistics office; IRL is the legal rent revision reference. | We used IRL as the ceiling for existing-lease repricing. We used the latest annual change to frame 2026 expectations. |
| ANIL (IRL table) | Republishes official IRL values with plain-language explanations. | We confirmed latest IRL level and change. We kept explanations renter-friendly. |
| LocService 2025 Observatory | Major rental platform with stated sample size and methodology. | We used it for tenant profiles, furnished shares, and rent dynamics. We cross-referenced against OLL and INSEE. |
| SeLoger | Major portal with transparent, time-stamped data. | We used it for advertised rents where OLL doesn't cover smaller communes. We sanity-checked price differences. |
| Le Figaro Immobilier | Major media brand with established real-estate data product. | We cross-checked high-pressure markets like Annecy and Val d'Isère. We used medians as upper-bound checks. |
| Observatoire des Territoires | Government portal using INSEE census and territorial indicators. | We explained French Alps' uniqueness: high second-home share. We used it as key driver for tight rents. |
| Atout France | National tourism agency with industry observatory data. | We used occupancy signals to explain winter peaks and short-term competition. We justified spiky rental pressure. |
| Notaires de France | High-trust institutional source for property rules. | We explained the 2025 DPE G rental ban supply shock. We used it for rent-growth outlook logic. |
| Service-Public.fr (taxe foncière) | Official French government guidance site. | We described property tax basics simply. We anchored costs to official rules. |
| Service-Public.fr (micro-foncier) | Official rental-income taxation guidance. | We explained default tax regime for small landlords. We gave a practical 2026 checklist. |
| ADEME (BâtiZoom) | National energy-transition agency with updated dashboards. | We grounded utility-cost assumptions with 2024 prices. We translated energy inflation into Alpine heating ranges. |
| INSEE (vacancy statistics) | Authoritative housing and vacancy data. | We contextualized French Alps vacancy against national trends. We noted tourist territories show lower vacancy. |
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