Top 14 best ski resorts to invest in in France

The property market in French ski resorts is in excellent health. This momentum is attracting investors seeking solid rental income, tax benefits (primarily the LMNP scheme) and assets that appreciate in value over time.

 

But you still need to choose the right resort. Altitude, ski area, accessibility, variety of activities: these selection criteria make all the difference between a profitable investment and a financial black hole.

 

We have scrutinised 14 of the best ski resorts in France in which to invest, from the luxury resorts of Courchevel to the hidden gems of the Massif Central. Here is our verdict.

• 14 resorts analysed according to objective criteria: price per square metre, return on investment, climate resilience
• 3 categories: luxury, family-friendly, and emerging high-yield resorts
• Practical advice to maximise your returns and avoid pitfalls

 

Why invest in a ski resort?

Mountain property offers three major advantages: regular rental income, favourable tax treatment and long-term capital appreciation.

 

The drivers of rental demand in the mountains

The seasonal rental potential of French resorts is high, driven by unflagging demand from French and international tourists. The Alps attract millions of visitors every year, and this influx supports solid occupancy rates in well-positioned resorts.

 

In terms of property, the scarcity of land works in owners’ favour. Building plots are becoming scarce, the natural environment is subject to strict protection, and the appeal of the mountains remains constant from generation to generation. A property purchased today in a well-known resort generally increases in value over time.

 

The market also shows real resilience in the face of climate change. Resorts are now anticipating this by diversifying their non-skiing activities. The long season, stretching from winter to summer, boosts the annual profitability of properties thanks to a wider range of activities:

• hiking
• mountain biking
• golf
• spa treatments, etc.

 

Premium resorts such as Méribel, Courchevel and Val d’Isère retain their appeal to a high-end clientele. At the same time, alternative resorts are emerging and attracting a diverse clientele with their value for money:

• families
• groups of friends
• international visitors
• avid sports enthusiasts

 

The tax benefits of investing in a resort

• The Pinel scheme, long used in certain reclassified mountain areas, came to an end on 31 December 2024. 
• The LMNP scheme (Non-Professional Furnished Rental) is now the flagship scheme for investing in the mountains. It allows for the depreciation of the property and furnishings, which significantly reduces tax on rental income. Please note, however: since the start of 2025, depreciation allowances are included in the calculation of capital gains in the event of resale.
• The provision of hotel-style services (breakfast, cleaning, linen provided) entitles owners to additional benefits, notably the recovery of VAT on the purchase of new holiday residences. This optimisation of property taxation appeals to investors seeking an effective long-term investment strategy.

 

What criteria should you use to choose the ideal ski resort for investment?

Before committing to an investment, it is best to analyse the resort from every angle. A number of factors have a direct impact on the profitability and value of your property: location, market dynamism, accessibility and tourist appeal. To choose the right mountain apartment, here are the indicators to look out for.

 

 

A resort that ticks several of these boxes provides you with a real safety net. Les 3 Vallées, for example, combines high altitude, a vast ski area and a loyal international clientele – all assets that secure a long-term investment.

 

The importance of snow cover and seasonality

Climate change is driving investors towards high-altitude resorts well-equipped with snowmaking facilities. 

Saulire tip: from 1,400 m, access to the ski area is easy and artificial snow supplements the natural cover. Méribel-Mottaret, situated at 1,750 m, ticks precisely this box. 

Opting for resorts that also offer year-round activities (hiking, mountain biking, spa treatments) reduces dependence on snow and secures your rental income throughout the year.

 

The property market and available property types

The choice of property type depends on your strategy and local demand. Each customer profile is looking for a different product.

 

 

Family apartments and functional studios account for the majority of seasonal rental demand. Luxury chalets, on the other hand, target a more limited clientele who are willing to pay high rents.

 

Top 14 best ski resorts to invest in in France

Here is our selection of the 14 best ski resorts in which to invest in France, ranked according to their location and potential for profitability. 

 

 

This table provides an overview, but each resort has its own specific features. Let’s now break them down into three main categories.

 

If you’re looking for a flat for sale in Méribel Mottaret, you’ve come to the right place: we know this market inside out.

 

1. Prestigious and high-end resorts

The following five destinations attract a wealthy international clientele, willing to pay a premium. The investment requires substantial sums, but the property generates a corresponding return on investment.

 

Méribel

Méribel occupies a strategic position at the heart of the 3 Vallées, the world’s largest ski area. The resort appeals to a premium clientele, particularly French and British, drawn to its Savoyard architecture and exclusive services. Rental yields here reach high levels thanks to a solid occupancy rate, both in winter and summer. Agence Saulire has been supporting investors in this market for over 40 years.

 

Courchevel

Courchevel epitomises French ultra-luxury. Prices sometimes exceed €30,000 per square metre in the most sought-after areas of Courchevel 1850. The resort attracts a very wealthy international clientele, particularly from Russia and the Middle East, thanks to its high-end facilities: luxury hotels, Michelin-starred restaurants and upmarket boutiques. Investment here is primarily for wealth preservation.

 

Val d'Isère

Val d'Isère combines prestige with a scarcity of property. The resort boasts consistent profitability, driven by a loyal and discerning clientele. Its ski area, linked to Tignes, and its Olympic history further enhance its appeal. Properties available for sale are scarce, which supports prices in the long term.

 

Megève

Megève exudes authentic charm, far removed from the tower blocks of third-generation resorts. Its well-preserved architecture and village atmosphere appeal to a traditional clientele, devoted to the Savoyard way of life. The dual seasonality (skiing in winter, golf and hiking in summer) enhances property values in the long term.

 

Chamonix

Chamonix enjoys a worldwide reputation as the cradle of mountaineering and the venue for the first Winter Olympics in 1924. The resort is just as enchanting in summer as it is in winter, thanks to Mont Blanc and its outdoor activities. This enduring appeal generates attractive potential for capital appreciation, even though the market there is already mature.

 

2. Family-friendly resorts with strong rental potential

These resorts focus on affordability and a friendly atmosphere. The entry price is more affordable, and rental profitability sometimes rivals that of the major resorts.

 

Les Menuires

Les Menuires, the third-largest resort in the 3 Vallées, offers significantly lower prices than Courchevel or Méribel. The family-friendly atmosphere and direct access to the 3 Vallées ski area appeal to a loyal clientele. Rental profitability is attractive here, driven by good occupancy rates during the high season.

 

La Plagne and Les Arcs

These two resorts in the Paradiski ski area boast over 400 km of slopes. Their size and the variety of accommodation on offer ensure high occupancy rates throughout the season. Prices per square metre are reasonable, making them accessible to first-time investors.

 

Combloux

Combloux appeals for its exceptional views of Mont Blanc and its unspoilt Savoyard charm. The ratio between purchase price and rental yield is favourable here, especially compared to Megève, its more sought-after neighbour. The resort attracts a clientele seeking authenticity, drawn to the gentle way of life in a traditional village.

 

Le Grand-Bornand and La Clusaz

These two resorts in the Aravis massif cultivate an authentic village atmosphere. Their accessibility from Annecy and Geneva is boosting the local property market. The clientele, often from the region, returns year after year to secure rental income. Le Grand-Bornand capitalises on its Famille Plus label, whilst La Clusaz focuses on its youthful and festive atmosphere.

 

Emerging and alternative resorts with high returns

These less publicised destinations offer moderate purchase prices and above-average gross yields. They are ideal for investors who prioritise immediate returns over capital appreciation.

 

Saint-François-Longchamp and Valmeinier

These resorts in the Maurienne region offer properties for under €4,000 per square metre, with rental yields sometimes exceeding 8–10%. The clientele, mainly families, are looking for good value for money. The ski area, linking the two resorts, boasts over 165 km of slopes.

 

Guzet, Ballon d’Alsace and Métabief

Diversifying one’s portfolio outside the Alps presents a strategic advantage. Guzet in the Ariège Pyrenees, Ballon d’Alsace in the Vosges and Métabief in the Jura offer high gross yields, driven by very affordable purchase prices. These resorts attract a loyal and regular local clientele.

 

Saint-Lary and Mont-Dore

Saint-Lary, in the Pyrenees, attracts a loyal clientele from the South-West thanks to its varied ski area and friendly atmosphere. Mont-Dore, in the Massif Central, combines skiing with thermal spas, extending the tourist season well beyond winter. These affordable markets are ideal for investors looking to establish a presence outside the Alps with a limited budget.

 

What types of property should you buy to maximise profitability in a resort?

Luxury chalets: a long-term investment

The traditional chalet embodies the quintessential Alpine dream, and this emotional appeal translates directly into financial value. 

 

The scarcity of building land in major resorts ensures steady long-term appreciation of the property. Affluent buyers, often from the UK, Switzerland or the Middle East, seek high-end amenities: 

• Private sauna
• Fireplace 
• Ski-in/ski-out access
• Dedicated concierge service

 

Weekly rental rates reach their peak during school holidays, with prices sometimes exceeding €15,000 in high season in the 3 Vallées. 

The flip side of the coin? A substantial entry price, generally in excess of one million euros, as well as high maintenance costs: snow clearance, jacuzzi maintenance, and heating a large space. This type of purchase is therefore aimed at investors with substantial capital and a long-term property investment strategy spanning several decades.

 

Apartments in residential complexes: the balance between return and simplicity

Families and groups of friends make up the core of the mountain rental market, and their needs converge on a single format: the spacious apartment in a residential complex. A minimum of three bedrooms, a bright living room, and a ski locker at the foot of the building – that’s the winning combination. 

 

Day-to-day management can easily be delegated to a local concierge service or the resort agency, freeing the owner from operational constraints. Service charges remain manageable compared to a standalone chalet, whilst the occupancy rate is impressive thanks to the property’s family appeal. 

 

In terms of budget, in most cases you should expect to pay between €300,000 and €800,000 depending on the resort and location (family-friendly resorts such as Les Menuires, La Plagne or Les Arcs remain affordable within this range, whilst Méribel or Courchevel often require an investment of over €1 million for a well-located family apartment). 

 

This option appeals to investors seeking a balance between a steady rental return and administrative simplicity, without the responsibilities of a standalone property.

 

Studios and small properties: maximising pure return

With an entry price often below €200,000, resort studios attract first-time investors or those wishing to diversify their portfolio without tying up too much capital. The rental target: 

• Young skiers travelling with friends
• Couples on a romantic getaway
• Seasonal workers looking for a pied-à-terre 

 

Tenant turnover naturally increases with this property type, with short stays of two to four nights during long weekends. 

The gross yield frequently exceeds 6%, or even 8% in emerging resorts. However, bear in mind that off-season rental vacancies affect smaller properties more severely: an empty studio in May yields zero euros. Monthly service charges remain low, but wear and tear on the furnishings accelerates with high tenant turnover. 

 

This segment is suitable for investors willing to make the most of every week rented, even if it means accepting greater seasonality.

 

How can you maximise rental returns and manage your property in a resort?

Buying a holiday flat is one thing. Making it profitable is quite another. Fortunately, there are several options available, and the first decision to make concerns the management approach.

Outsourced management or direct management: the choice depends on your availability and your appetite for day-to-day operations.

 

The LMNP status is suitable for most investors thanks to its favourable tax regime. The LMP is aimed at those whose rental income exceeds €23,000 per year and accounts for more than 50% of the household’s income.

 

In terms of visibility, advertising across multiple channels boosts your occupancy rate: Airbnb, Booking, Abritel, as well as specialist mountain platforms.

How the property is presented makes all the difference to the rates charged:

• Contemporary furnishings with warm materials
• Tasteful décor with mountain-inspired touches
• Premium amenities: top-of-the-range coffee machine, quality bedding
• Additional services: heated ski room, concierge service, spa access

 

Off-peak periods can also be capitalised on: summer rentals for hikers and mountain bikers, discounted rates in the off-season, and long stays outside school holidays.

 

Finally, factor in recurring costs:

• Annual maintenance and minor repairs
• Service charges and maintenance fund
• Council tax and tourist tax
• Comprehensive mountain insurance

 

Do you own a property in Méribel-Mottaret and wish to outsource its management? Our team has been supporting you for over 40 years: professional photos, 360° virtual tours, advertising on the best channels and personalised support throughout the year. Discover our support for owners

 

What are the risks and limitations of investing in a ski resort?

Investing in one of France’s top ski resorts sounds appealing on paper. But let’s be honest: there are pitfalls awaiting unprepared buyers. Here are the key points to bear in mind before signing on the dotted line.

 

Risks to anticipate:

• Marked seasonality: profitability depends largely on the winter season, and a snowless winter or early closure of the slopes directly impacts your rental income
• Accelerated wear and tear on properties: altitude, frost, humidity and temperature fluctuations damage facades, joinery and fittings much faster than at lower altitudes
• Regulatory changes: planning restrictions, new energy standards, rising local taxes, energy performance certificate (EPC) requirements for holiday rentals... the legal framework is constantly evolving
• Off-season rental vacancies: if the resort has not developed summer activities, your property risks standing empty for several months a year
• Lack of knowledge of the local market: buying without analysing price trends or the resort’s dynamics leaves you open to unpleasant surprises when it comes to resale

 

Best practices to follow:

• Prioritise resorts that have diversified their activities: mountain biking, hiking, trail running, wellness... these growth drivers help smooth out income throughout the year
• Study the evolution of the local property market over the last ten years: a stable or upward trend is reassuring
• Plan for preventive maintenance work and opt from the outset for materials resistant to alpine weather conditions
• Diversify your portfolio across several resorts or mountain ranges: an incident in one valley will not affect your entire portfolio

 

With thorough analysis beforehand and a few simple precautions, these risks become entirely manageable.