Real Estate in Val d'Isère

Val d'Isère is a high-end ski market. Typical price ranges: studios/1‑bed $300K–$900K (€275K–€825K); 2–3 bed apartments $800K–$3.5M (€730K–€3.2M); luxury chalets $3M–$25M (€2.7M–€22.5M). Price per m² commonly ranges $15,000–$40,000/m² (€13,500–€36,000/m²) depending on proximity to slopes, views and renovation level. Expect premium for slope-side and large alpine chalets.

Yes. France imposes no nationality restrictions—foreigners can buy freehold in Val d'Isère. Buying doesn’t grant residency or a visa. Non-resident owners pay local taxes and must register rental income in France. Use a French notary for legal transfer and check any municipal rules (e.g., short‑let registration). Consider tax filing obligations in both France and your home country.

Investment is driven by strong seasonal demand: high winter occupancy and decent summer tourism. Gross yields are typically low—around 2–5%—because prices are high; net yields can be lower after fees. Liquidity is limited compared with big cities; prime assets sell slower but retain value. Short‑term rental income peaks in high season; success depends on location, property size and management.

Typical timeline: offer to signed preliminary contract 1–4 weeks; 10‑day cooling period; final notary act and transfer 2–3 months after the preliminary contract. For off‑plan purchases timelines follow developer schedule and can be 12–36+ months to delivery. Allow extra time for mortgage approval (4–8 weeks) and due diligence (surveys, co‑ownership rules).

For existing homes: transfer and notary fees about 7–8% of purchase price. For new builds (VEFA) notary fees roughly 2–3%. Agency fees vary 3–6% if buyer pays. Annual costs: property tax (taxe foncière) and local tourist tax for short lets. Income from rentals taxed in France; non‑residents may face additional social contributions. Factor in maintenance, co‑ownership charges and insurance.

Best for rental income: central slopeside zones and close to main lifts (easy guest access) and La Daille for budget-conscious skiers. Best for family living: Le Fornet and quieter upper village areas—more space, privacy and chalet options. Newer/resort-edge developments can attract longer-term tenants. Match area to goal: slope access and proximity to amenities for short‑lets; space and tranquility for full‑time living.

Short‑term rentals are common but regulated. You must collect tourist tax, declare rental income and comply with municipal rules—some properties require registration or a change‑of‑use permit for commercial letting. Seasonality is strong: peak winter weeks and school holidays drive revenue. Always check the mairie for current local registration and any co‑ownership bylaws limiting short lets.

Off‑plan (VEFA) is available and offers staged payments tied to construction phases. Buyer protections include a cooling period, a deposit cap, and statutory guarantees: a 10‑year structural warranty and a defects warranty. Risks: delivery delays, contractor insolvency and design changes. Mitigate risk via notary review, bank guarantees, clear contracts and independent technical advice.

Val d'Isère can suit remote work for long stays: village centers often have fiber or high‑speed VDSL with speeds commonly 50–500 Mbps; outlying chalets may be slower. Seasonal crowds affect connectivity and services. For extended stays, check accommodation for reliable power, heating and workspace. Visa rules: non‑EU nationals must respect Schengen 90/180‑day limits or obtain an appropriate French long‑stay visa.

Healthcare: onsite medical centre, GPs and emergency care; nearest full hospital in Bourg‑Saint‑Maurice ~25–30 min by road. Schools: local primary and nursery available; limited English‑medium schooling—regional options further afield. Transport: nearest international airports (Geneva/Lyon) are ~2–3.5 hours’ drive; Bourg‑Saint‑Maurice train station ~20–30 min away with seasonal connections. Winter driving requires appropriate vehicle prep.