Category Archives: St Gervais

Buying off-plan in the Alps

I’ve listed the advantages here:

Payment is in stages, staggered over the build.
There are lower notaries fees and stamp duty (2.5% vs about 8% on anything but off-plan properties)
The latest buildings are much cheaper to run thanks to the eco-legislation in place in France.
You can normally adjust the specifications to your taste.
There are often options to buy extra parking and garages.
The VEFA legislation in France makes this one of the safest property purchases you can make.

Against

There will be a wait of at least a year, sometimes 2.
You can’t judge the quality of the finished product. Always ask to see a development built by the same developer to reassure yourself.

: Appt. La Bastide on the side of Lac Annecy, more info on the link below

VEFA (Vente en l’état futur d’achèvement)

This is the contract that lays out what the development will provide, the specifications, dimensions, tolerances of the build, delivery dates, when you will pay, under what circumstances you can withdraw. It is very detailed (and will be in French), there is a clear explanation of the document here.

http://vosdroits.service-public.fr/particuliers/F2963.xhtml

I’ve written in the past on the more general subject of how to buy a property in the Alps.

http://blog.alpine-property.com/2014/03/31/how-to-buy-your-alpine-property/

Getting a mortgage for an off-plan property is fine too. In fact in provides yet another safeguard. The mortgage company will want to see that the developer is doing everything by the book. They’ll ask the developer to show that every guarantee and insurance is provided for. The most important is the GFA (Garantie Financière d’Achevement). this is an insurance policy that guarantees the project is completed if the developer finds themselves in financial difficulty and unable to complete the work. Some of the smaller developers might try and avoid some of these. Especially if they are not a legal requirement. So if the mortgage company knocks back an application because they are not happy with the development then you should ask questions as to why.

Finally, assume that the delivery day will be missed. Probably because of “weather” issues. They’ll be a clause that protects the developer in the VEFA that allows for inclement weather. So don’t make any financial commitments based on the delivery date! Like an assumption that you’ll have a rental stream or a holiday booked to stay in the apartment. If you do get you “keys in hand” by the date you expect then it’s time for a celebration!

More details about the Clos du Savoy apartment development in St Gervais here.

https://www.alpine-property.com/saint-gervais-les-bains/appt-clos-du-savoy-group-4/2662

More details about the properties we have for sale by Lac Annecy (including the Bastide development) here:

https://www.alpine-property.com/location/lac-annecy

New development in St Gervais

La Folie Douce, a new ambiance for St Gervais.

So with winter fast approaching, there are a few new developments this season in St Gervais. Last year, the gondola cars were replaced between the town and the Bettex, and this year the Mont Joux chair has been upgraded to a new, faster, 6-man chair lift. This will be especially appreciated during the peak season as it’s a popular area.

At the top of the chair, the old Mont Joux restaurant has been completely changed. It is now La Folie Douce – loosely translated as “the Gentle Craziness”. For those who have previously been to Val d’Isère, Val Thorens, Méribel or Alpe d’Huez, they may have already come across La Folie Douce, a concept that started over 30 years ago. Luc Reversade, a former ski instructor, founded the first one in Val d’isere and it’s reputation has grown and spread to other resorts. It is now seen as “the place” for après ski.

Now it’s the turn of St Gervais where, at over 2000m just off the new Mont Joux chair, there will be the 5th Folie Douce. It will consist of 2 restaurants, one called “La Fruitière” with quality dining and a more low key self service style restaurant called “La petite Cuisine”. The key component with La Folie Douce, is that as well as a restaurant, it’s an outdoor music and clubbing zone.

Image used with permission of La Folie Douce

La Folie Douce will have DJ’s, live music and cabarets, which will be no doubt especially appreciated by young people, but apparently aimed at all ages groups. It’s about having a drink, listening to music in a fabulous setting, dancing and soaking up the atmosphere and coolness. Every day after lunch the St Gervais Folie Douce will provide a lively party atmosphere which will continue until the ski lifts’ closing time.

St Gervais has traditionally been a family resort, and Megève, which is linked into the same ski area, has always held a high-end, classy reputation, so this new venture shows an openness to branching out and innovating. As with any change however, some St Gervais associations and locals are less than impressed. They fear the (potentially far reaching) noise that the venue could create, and say it could detract from the peacefulness of the mountains. Given that St Gervais’ slogan is “la montagne à l’état pur”, “The mountain in it’s pure form”, it is debatable whether having House music blaring from the roof tops, will quite mesh comfortably with this ethos.

Other detractors comment that turfing out a load of drunk youths at lift closing time, causing them to funnel down the easy beginner’s run on the St Gervais side (Chateluy), could lead to overcrowded sections and increased accidents. However, as other mountain restaurants bar/cafés have served alcohol and also close at the same time, there is no reason why this should be the case.

The Maire of St Gervais, Jean Marc Peillex, has also been quick to defend the project and says it will operate within normal ski area opening times and within a framework. He doesn’t believe there’s any reason why it should be a bad thing. The project will also create around 40 jobs.

This season it will be interesting to see how it plays out. Hopefully La Folie Douce will be a lively place with an uplifting atmosphere, enhancing people’s enjoyment of their holidays without having a negative impact. It will help keep St Gervais fresh and attract a new younger generation of holidaymakers which is important in securing any resort’s future.

If nothing else, St Gervais is demonstrating it’s ahead of the curve. Some much “flashier” and better known resorts such as a Verbier, and Zermatt aren’t due to get their Folie Douce until the next few years.

St Gervais’ La Folie Douce will be ready to open its doors on the 20th December 2014 as the season kicks off.

Right in the middle of St Gervais

St Gervais market report

2 Replies

Sarah Watts covers Les Contamines for us but knows St Gervais well. She has just written this market report for a customer. Prices have been broadly stable in St Gervais since 2008. Currently the price advertised is rarely the price paid so, if you see something that seems much too high, it’s likely to be due to an unrealistic valuation or vendor who is not willing to accept the current market conditions, and it is unlikely to be selling.

According to meilleursagents the average price of an apartment in St Gervais is between 2317€ to 4742€ per metre squared, with the average sale being around €3 493 per m2. These figures seem out of touch with reality to me. For a property close to the ski lift that is new or in good condition this price could easily be closer to 4,900€/m2 and good quality new build properties can be more than that.

A chalet would be around the 5500-6000E per m2 for something nice. The prices are very dependant on the quality of finish, there is plenty of property on the market that is feeling quite “tired” by today’s standards.

We have 3 sales going though at the moment in St Gervais. The agreed prices were between 2% and 10% below the asking price. We have just had an offer accepted this week on a 4th property at asking price.

Should you be looking for a 3/ 4 bedroom apartment, you are looking at somewhere around 350-450K. For a chalet in good condition – 650-750K, and a chalet that needs refreshing around 500K.

Property prices vary enormously depending on how close it is to the skiing or at the very least the bus route, the amount of sun, views, outside space and condition. People are often concerned about buying outside of the very centre of the town in case it is “unrentable”. As I often point out, unless you are walking distance in ski boots from the lift (probably a 300m max, you’ll end up taking the car and parking at the free lift car park there for the day. Consequently, if you drive 3 minutes or 6 minutes at the end of the day, it won’t much difference.

I have also personally rented for many years in the past and the fact the property was 3km from town and the skiing, was not an issue. What did make a difference was the garden space. If you get a traditional ski apartment, then it will rent well in the winter, but not in summer if there is no outside space. Some people want to be close to the centre of the village (again more useful in the summer), Bettex for example is favoured by the skiers because of it’s proximity to the slopes in winter.

Nearly all people renting will cover their running costs of the apartment and maybe even make a little profit. You can rent comfortably 8-10 wks in winter and, with an outside space, about 4 weeks in summer.

If you would like to get an idea of rental values take a look at this website holidayinalps.com for some ideas of what rents and for how much. As a guide, for a 5 bedroom high-end chalet this could earn upwards of 35K€ per year gross income. A more modest 3 bedroom ski apartment would be around 15K€ per year.

In terms of suggestions for 3+ bedrooms, I would recommend

Apartment Lumen http://www.alpine-property.com/index.php?page=prop_3_aptlumen

Apartment Crespin http://www.alpine-property.com/index.php?page=prop_3_aptcrespin

We have also extensively written about the area on our area guide here, scroll down for St Gervais info on each of the pages: http://www.alpine-property.com/index.php?page=page461

Finally, remember that on all property a notaire (stamp duty + solicitor fee) is due. This is 7% for older property and 2.5% for new build from a developer (the first figure will increase slightly Q2 2014).

The general feeling is that the market has turned a corner and the prices will not fall from here.

We have just launched the La Comtesse apartments on our website. They are located in the very centre of St Gervais village and will benefit from 2.5% fees.

Appt. La Comtesse, #1, 1 bedroom and 189 000€

Appt. La Comtesse, #2, 3 bedrooms and 395 000€

Appt. La Comtesse, #4, 3 bedrooms and 415 000€

Appt. La Comtesse, #6, 5 bedrooms and 650 000€

Ultra Trail du Mont Blanc update

Here are some images from the 168km Ultra Trail race that took place last weekend in the Mont Blanc area.

: David Kadunc

Competitors left Chamonix at 4.30pm Friday and these pictures are from the first feed station in St Gervais. The earliest runners reached it in under 2 hours. Volunteers, friends and family lined the street to cheer them on, very conscious of the mental and physical challenges that lay ahead: to get through the entire night and following day, running. Just running.

After St Gervais, participants were headed for Les Contamines and then over the col de Croix de bonhomme into Italy and finally through Switzerland back to Chamonix.

The Frenchman Xavier THEVENARD, won the race after 20:34 hours.

My friend who took part said it was the single most difficult thing she has ever done in her life. She finished after 37.58 hours, coming 11th in her category which is amazing in itself given she has only seriously taken up running a few years ago after the birth of her second child. When I saw her Sunday afternoon she was understandably beyond exhausted having had just a few hours sleep since completing the equivalent of ascending twice Mt Blanc from sea level and running 100 miles.

‘The last 10 hours of the race were brutal and no longer enjoyable’ she reckoned, as I struggled to comprehend how any of it can be undertaken for fun. My hat goes off to this busy mum of two young children, for completing this monumental event and for returning to work as a full time cardiac nurse after a day’s rest!

Next time my 10k runs drags on, I will think of her. Bravo to everyone who took part!

On of the pictures above is of David Kadunc who was came 27th overall with 25.35 hours of running.

St Gervais is centre stage

Acclaimed French director, Claude Lelouch is starring the little town of St Gervais in his latest film.

Lelouch is well known in France , winning Palmes D’Ors at Cannes and Oscars for some of his 50 films.

His current creation Salaud on t’aime, loosely translated as We love you, you bastard (excuse my French, as they say!) has made use of a couple of our lovely Mont Blanc locations. Last winter, scenes were filmed at the cemetery in Combloux along with locations in Praz-sur-Arly.

A few days ago, the last 4 of the 40-day-long film schedule, has been centred around a number of places in St Gervais; The Tramway du Mont Blanc station, France’s highest rack and pinion tram; the Col de Voza to which the tramway passes through before reaching the Nid D’aigle -the Eagle’s nest, and which forms part of the ridge that separates St Gervais/Les Contamines from the Chamonix valley; and finally, the centre of St Gervais and the church.

The film itself is a story is about a war reporter/photographer, Jacques Kaminsky, played by none other than the French star – Johnny Hallyday.

Kaminsky has retired to the mountains following a lifelong career to which he had dedicated himself to, and this, to the detriment of his relationship with his four daughters, amusingly named Printemps, Eté, Automne, Hiver. The focus on his work is something he now regrets and the story concentrates on his friendship with a Doctor from Médecins sans frontiers, played by Eddy Mitchell. Other than this, details about the story are few and a closely guarded secret, but all we know for sure is that some of the final scenes will be filmed around the St Gervais church.

On the last day, I was in St Gervais and took a look at what was happening. Billboards with Jonny Hallyday’s image were plastered around the church (don’t worry guys about drilling into the 17th century building to fix them mind!) and large TV trucks of kits were parked outside. Initially, when I got there, they were filming inside the church, but once completed, people spilled out to make the most of the aperitifs that were laid on in the square along with a live band. A ‘thank you’ dinner was also prepared for the extra’s who were recruited from St Gervais to star as walkers, alpinists or tourist at the various locations.

We’ll have to wait for 2014 for the release of the film itself, but in the meantime, if Johnny has taken a shine to St Gervais, we will be expecting house prices to sore imminently!

Here are a few pictures from the event.

TF1’s news coverage can be seen here. http://videos.tf1.fr/jt-20h/2013/dernier-jour-de-tournage-avec-claude-lelouch-8240637.html

Like the look of St Gervais? Check out our latest gem; a stunning property which has been completely renovated on a quiet road, in the heart of the village.

A short stroll brings you to the square and church featured in this article. We think this one is a great find!

More photos of the town and area, Click here. http://www.alpine-property.com/index.php?page=page466&lang=en

Police patrols above Chamonix

Europe’s highest peak Mont Blanc, towering over the valleys of Chamonix, St Gervais and Les Contamines in France and that of Aosta on the Italian side, stands at 4,810m2 high. Though visually very much part of the Chamonix mountain range, the administration of the mountain is shared with the town of Saint Gervais and Courmayeur in Italy, with St Gervais having the largest share of the area. It is therefore the Maire of St Gervais, currently Jean-Marc Peillex who decides on matters of safety and access of the mountain (and, not Chamonix as many people think).

: Dawn light on the way to the summit

: Summit ridge

: The summit of Mt Blanc

Since it was first climbed by 1786 by Paccard and Balmat, whose names you will see gracing the streets in both Chamonix and St Gervais (Place Balmat, Avenue Paccard), it has seen the likes of US president Roosevelt in 1886 and countless others, make attempts to the summit. Today, 20,000 people ascend on average each year during the summer months.

Many consider it a reasonably easy mountain to climb, with some routes being long , but not technically difficult for fit, acclimatised people. Despite this, the rescue service flies an average of 12 times during peak weekends in summer to assist people who are often ill equipped or ill prepared and there are many fatalities.

For 10 years, St Gervais’ Maire has campaigned for better monitoring of the situation. Finally, the Prefet of Haute Savoie- the region in which Mont Blanc is located, has just announced that the 2 mains routes up to the summit via the Gouter and Three Monts will be manned by the Gendarmes (PGHM) during this June through to September.

Whilst putting police on high mountains could be considered extreme, much of their intent is to inform and educate climbers on best practice, mountain safety, ecology and to prevent problems. This will be achieved by reviewing people’s kit, fitness and advising on the weather for summit ascents. They will also play a part in protecting the site from an environmental perspective by keeping an eye out for illegal bivouacking which is only authorised at Tete Rousse.

In addition to this, St Gervais is providing 4 “ambassadors” who will offer tourists information. They will be stationed at the Tramway du Mont Blanc that passes through St Gervais town on the way up to Nid D’aigle and at the Tete Rousse hut. These measures are hoped to reduce accidents and manage an increasingly busy area.

The announcement of police on the mountain has been met with mixed reactions; Some are concerned about preserving what should be a pure sport and wonder whether the future holds a ‘copper behind every rock’ as one internet commentary read; Others, consider that the sheer number of people visiting the area demands some management for the good of all.

Some of our properties with the best view of Mont Blanc include: Chalet Tagues, Chalet Grepon, Chalet Champoutant, Chalet Mont Blanc, Chalet Bossons, Chalet Joux and Chalet Chouette, and check out our “Views to cry for” here http://pinterest.com/alpineproperty/views-to-cry-for/ on pinterest from past and present places.

The Alpine Property Blog

Selling properties in the Alps since 1999