In the Northern Alps, emblematic resorts like Val d’Isère or Courchevel frequently exceed 10,000 to 12,000 euros/m²reserving the investment for a very wealthy clientele. Conversely, in the Massif Central, the Pyrenees or certain resorts in the Southern Alps, prices often remain between 1,500 and 3,000 euros/m², with real rental potential, particularly during school holiday periods.
The Massif Central is among the most accessible areas. In Le Lioran, located in the communes of Laveissière and Albepierre-Bredons, prices are generally between 2,000 and 2,800 euros/m². In Super-Besse, in the commune of Besse-et-Saint-Anastaise, values are around 2,500 to 3,000 euros/m², driven by a family clientele and attendance spread over the year.
In the Pyrenees, the opportunities remain numerous. In Barèges, integrated into the Grand Tourmalet area, prices vary between 1,800 and 2,500 euros/m². Further downstream, Bagnères-de-Bigorre often displays prices below 2,000 euros/m², attracting investors banking on a dual seasonality, winter and summer.
In the Southern Alps, some mid-altitude resorts also attract attention. In Orcières, in the commune of Orcières-Merlette 1850, the average price is around 2,500 to 2,700 euros/m², increasing but still very far from the Alpine peaks.
Criteria to examine before investing in the mountains
Beyond the price per square meter, several elements must be analyzed. Altitude and snow cover become determining factors in a uncertain climatic contextjust like the resort’s ability to offer a four-season offer. Accessibility (road routes, train station, distance to major cities) directly influences the occupancy rate. The type of property also plays a key role: studios and T2s remain the most in demand for seasonal rentals, but involve more active management.
Finally, the overall cost must be anticipated. Condominium charges frequently reach 25 to 40 euros/m² per year in resorts, due to collective heating, snow removal and maintenance of equipment. There property tax can represent one to one and a half months of annual rent, while maintenance linked to the mountain climate weighs on average 1 to 2% of the value of the property per year. In seasonal rentals, management and concierge fees can absorb 20 to 30% of gross rental income.
Mountain: 5 resorts where prices remain under control
• The Lioran (Laveissière / Albepierre-Bredons, Cantal): 2,000 to 2,800 euros/m²
• Super-Besse (Besse-et-Saint-Anastaise, Puy-de-Dôme): 2,500 to 3,000 euros/m²
• Barèges (Hautes-Pyrénées): 1,800 to 2,500 euros/m²
• Bagnères-de-Bigorre (Hautes-Pyrénées): <2,000 euros/m² depending on the neighborhood
• Orcières-Merlette 1850 (Hautes-Alpes): 2,500 to 2,700 euros/m²
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