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Alpine Property Market Report May 2025

After the whirlwind of the Covid years, the property market across the ski areas of the Haute Savoie has settled down. The initial post-pandemic excitement has faded, and we have entered a more cautious phase. As usual there are many elements that affect the market inflation, interest rates, the weather and general global uncertainty.

Uncertainty is down

Of course, we’re all living with the uncertainty caused by global politics. Trump continues to do his best to destabilise things, but oddly enough, that sometimes works in favour of property. When markets wobble, money is often moved out of stocks and into bricks and mortar. That’s exactly what we saw recently in Chamonix, where high-value sales spiked – something we’ve seen more than once over the years. In fact overall interest and enquiries were up significantly in April for both francophone and anglophone buyers.

As for the war in Ukraine, are we approaching the end? It’s impossible to say, but the sense is that broader geopolitical concerns like this are weighing less heavily on buyers than they were a year ago. Another positive point is relative stability in the French parliament, and I say relative. But at least it is functioning at the moment.

Interest rates are coming down too

Interest rates are coming down and are forecast to drop further, this makes mortgages cheaper, that is always a strong driver for interest in property. Inflation is easing, so people are less worried about the affordability in the future. That helps too.

Good ski season

We had a good winter in terms of snow, conditions held up well throughout the season. That said, many businesses closed a week or two earlier than usual. With Easter falling late, many of the usual late-season bookings shifted to the south coast instead of the Alps. In the end it was probably an average season for the ski businesses, it felt busier during January but this was probably just the effect of squeezing the usual numbers into a shorter season.

Full time residents VS second homes

The difficulties around living in these ski towns for the full time residents is increasing, so rising house prices and rising rental prices is still rightfully a hot topic. Chamonix has taken a strong stance, with UK headlines suggesting a “ban on second homes.” That’s an exaggeration, there’s no ban, but new planning rules do prioritise the construction of housing for full-time residents. It’s a significant shift, and one to watch.

DPE’s

Then there’s the DPE (Diagnostic de Performance Énergétique)—France’s energy rating system. The state has legislated to tighten the rules, however the practicalities of bringing apartment blocks up to standard have meant that there seems to be some hesitation at government level . Whatever happens, it’s something buyers increasingly need to consider. What’s the current rating? Can it be improved? The answers to those questions will affect both valuations and renovation plans going forward.

Price changes

We’ve now had reliable, data-driven insights into property price trends for several years – a far cry from the more anecdotal market view we relied on in the past. I’ve broken down the data by key areas to highlight notable trends, opportunities, and shifts in buyer demand.

Vallée Verte & Alpes du Léman – A Region on the Rise

One of the most frequent questions we are asked is, where is “up and coming”? A strong candidate is the area between Geneva and Lac Léman. This region benefits from the economic pull of Geneva and access to Swiss salaries, while still offering excellent value for property.

Take Lullin, for example — a picturesque village with all the amenities like an excellent boulangerie, butcher, convenience store, pharmacy, primary school and even a garden centre . Property prices here have risen steadily since 2020, but only by 10%, so still remain very affordable, with average prices between 2,324 € and 2,948 € /m² – less than half the prices seen in the ski resorts.

The main reason? It’s just over an hour from Geneva. So a little too far for a commute. But just down the road in Habère-Poche – which is around 50 minutes from Geneva – prices are appreciably higher at 2,775 € to 3,519 € /m², a 20% premium, and up around 25% since 2020. And that is down to that 10min saved on the commute.

With concrete plans in place for the new A412 motorway linking Thonon to Annemasse, commute times could drop further in villages like this, making this region even more attractive to buyers. The difference a 10-minute commute makes is already evident – and this infrastructure improvement could accelerate that trend.

Portes du Soleil

In Morzine, chalet prices rose strongly up to 2023, then plateaued. Since then, however, they’ve risen more slowly, another 10%, reaffirming their long-term appeal. Expect values of 7 341 – 9 325 € / m² . Apartments have shown steady progress too – with consistent 10% annual growth since 2023. Prices are 6 638 – 8 455 € / m².

This chalet in Montriond is a great example of what’s currently available.

Further down the valley St Jean d’Aulps, Le Biot, and Seytroux experienced more pronounced price increases leading up to 2023, particularly for chalets. Current prices are 4 281 – 5 438 € / m². These have since stabilised, but apartment prices continue to climb, especially for smaller, affordable properties like the ones found in La Grande Terche, which are selling briskly. 4 200 – 4 800 € / m².

In Châtel, the high-end chalet market has seen spectacular growth, with prices doubling since 2020 – most of that surge occurring before 2022. Prices have now stabilised. In contrast, mid-sized apartments (T4) have been far less volatile, rising by a modest 10% since 2020. Current prices range from 4,705 € to 5,998 € /m².

Grand Massif

In Samoëns, T4 apartments have seen a 20% increase in value, with prices ranging from 5,645 € to 7,183 € /m², and continue to trend upwards. Mid-range chalets in Samoëns have seen a 15% increase since 2020, but after 2023 a 10% fall. They are currently at 5 580 – 7 091 € / m²

In Les Carroz, chalet prices have grown by 35% since 2020 and are still climbing, with average prices now between 4,708 € and 6,214 € /m². T4 apartments here have seen a 25% increase, though growth is now slowing somewhat. Prices of apartments currently sit between 4,521 € and 5,756 € /m².

Chamonix

Of course Chamonix remains one of the most desirable areas in the Alps. A T4 apartment in the town centre has increased by 40% since 2020 and is now stable, with prices between 7,327 € and 9,337 € /m².

Mid-sized chalets average 10,009 € to 12,743 € /m², having risen by 50% in recent years. Prices have softened slightly since 2023 but remain stable overall. In Chamonix’s most prestigious neighbourhoods, there’s effectively no price ceiling — €12,000/m² and beyond is common for the highest level of luxury.

Whether you’re looking to buy, sell, or simply understand the current market, we’re here to help. Get in touch with us at Alpine Property for tailored advice.

Greenwashing? Living With Contradictions: Running an Estate Agency in the Alps

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For the past 25 years, we have run Alpine Property, an estate agency in the Northern French Alps, currently we are a team of 16, we all live in the ski areas we cover. Like so many others who live here, we came for the mountains – for the beauty, the environment, the outdoor lifestyle. Yet the reality is, through our business, we encourage people to travel thousands of kilometres to experience the same pleasures. It’s a contradiction that is easier to ignore.

For the last few years we have donated 1% of our turnover to environmental charities. We have done this via 1% for the Planet. So far that has amounted to almost 60,000€. It’s an important contribution, but I often ask myself – is it the right thing to do? Or is it just Greenwashing? It seems whatever we do, just by living in the environment, we are contributing to its degradation. And in our case, the simple act of facilitating travel and tourism puts us a long way from being carbon neutral.

Our donations are not capped, and they don’t depend on whether we make a profit. Even in tough years, like 2024/2025 we give. Company profits don’t always have to end up in the shareholders’ pockets. But even with these efforts, I’ve struggled throughout my career with the knowledge that what I do helps to degrade the environment I love.

This tension has been a constant thread in my life. I studied Fuel and Energy Engineering in the early 90s, although I focused on wind powered turbines, I could not escape the main part of the course which was how to crush and burn coal. My first job was offshore in the oil and gas industry. Even then, I was a member of Greenpeace. I appreciate the effort and sacrifices from the likes of Swampy in the 90’s and Just Stop Oil now (though I read that they are about to become extinct). I’m willing to give a little money to encourage others but I’m not willing to go to prison myself. Is this wrong? After University, I became a Police Officer – a role full of contradictions too, where you must not lose sight of the bigger picture despite the actions of a minority or your colleagues.

When I ran a mountain biking holiday company, I promoted an eco-friendly activity – but relied on EasyJet flights to bring people to us. Once again, good intentions clashed with the realities of tourism.

At Alpine Property, we have always tried to be honest about these contradictions.We speak openly about the costs of travel and tourism, and the damage they can cause. But we support local groups like Montagne Verte, who work to reduce tourism’s impact locally. EcotriVelo who cycle around Chamonix collecting bio waste and turn it into compost and Rêve d’abeilles who educate people in the importance of looking after our pollinators (full disclosure, they do give us some honey in return to say thanks).

So what can we do, realistically? Giving money is one step. Educating ourselves and others is another. But action matters too: encouraging visitors to travel by train rather than plane; working with second-home owners to become active members of the community; pushing resorts and tourist offices to make sustainability a real priority.

These measures are not perfect. They are not the answer. But they are our answer- for now. And we are determined to keep evolving.

We will keep at it. We need more businesses to act. Real change will only happen when many companies, across the valley and beyond, move in the same direction.

I have three children, born, raised, and educated here. Their future depends on the health of this environment, but also on the health of our communities. Overtourism, climate change, and short-term thinking threaten both.

We live with contradictions. There’s no easy way to resolve them. But doing something – however imperfect – is still better than doing nothing at all.

How Compost is Transforming Chamonix’s Gardens

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At Alpine Property, we’re proud to support initiatives that make a real difference to the environment we live and work in. Through our commitment to 1% for the Planet, we donate 1% of our turnover to environmental causes – helping to protect our precious surroundings.

Over the last three years, we’ve donated over 54,000€ to local organisations, including almost 7,000€ directly to Ecotrivélo. This support, alongside our volunteer time and direct engagement with our customers, helps initiatives like Ecotrivélo expand their incredible work here in the Chamonix valley.

As the snow gives way to blossoms in Chamonix, it’s time to get your hands dirty – in the best way possible. Compost season has arrived, and thanks to the dedicated efforts of Ecotrivélo, there’s never been a better time to enrich your soil and support a local eco-initiative that’s changing the way we handle food waste.

Bois du Bouchet with its composting boxes and vegetable garden

From Waste to Wonder: The Journey of Chamonix’s Compost

Since 2020, Ecotrivélo has been quietly revolutionising waste collection in the valley – by bicycle, no less! With two full-time employees and over 30 professional members, the team managed to collect a whopping 79 tonnes of food waste in 2024. That’s 79 tonnes diverted from incineration – and cleaner air for everyone.

Collected scraps are turned into rich, nutritious compost at several sites, the main one nestled in Bois du Bouchet. Here, compost boxes sit alongside an experimental vegetable garden, creating a living lab where compost’s power is put to the test.

Geranium vs. squash battle in mature compost, who will win?

Cuvée 2024: 20 Tonnes of Gardening Gold

After months of careful turning, testing, and maturation, 20 tonnes of mature compost are ready this spring. Analysed in a laboratory and bursting with nutrients, this black gold is an amendment – meaning it doesn’t just feed your plants, it improves your soil long-term.

Meet the Compost Champions: Dan & Julie

Take Dan and Julie in Les Pélerins. These green-thumbed locals host five Ecotrivélo compost bins on their land and reap the rewards in their abundant kitchen garden. So convinced are they of its benefits, they’ve even been experimenting – growing potatoes in plastic tubs filled only with compost. Harvest time? Just tip the tub into a wheelbarrow and gather your crop. Genius.

No Garden? No Problem.

Compost isn’t just for vegetable plots. Whether it’s a lawn, flowerbed, or even balcony planters, compost can help any green space flourish. Its benefits are physical (improving soil structure), biological (stimulating microbial life), and chemical (balancing pH and feeding plants).

Get Involved

Whether you’re a seasoned gardener or a curious newcomer, there are plenty of ways to take part:

Join Ecotrivélo: Become a member and support local composting initiatives.
👉 Join via HelloAsso
Get Your Hands on Compost:
Email 📧 ecotrivelo@gmail.com or call 📞 06 26 03 01 85 to find your nearest pickup point – or request a delivery by bike!
Share Your Composting Experience:
Whether you’re using compost or thinking about it, help shape the valley’s future by taking this short survey (before 25 May 2025):
👉 Take the Survey

Let’s grow something great together – one compost heap at a time.

Torrent de Boue: Mudslide in Saint-Jean-d’Aulps

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Not far from Lac Léman, in the heart of the Chablais, lies the village of Saint-Jean-d’Aulps. Today, it’s best known for its proximity to the ski resorts of Morzine and Avoriaz — but in 1966, a mudslide slid down through the valley, leaving a lasting mark on both the landscape and those who witnessed it. What follows is a little history, and a reminder that for those who live in the mountains, nature always has the final say.

Photo: Le Dauphiné Libéré Archives – Inondation à St Jean d’Aulps 1966

The Blue Zone

When we bought our house in Saint-Jean-d’Aulps 23 years ago, the notaire informed us it was in a “blue zone,” an area at risk of natural disasters. At the time, I didn’t inquire further, as my wife was expecting our first child (Jacques was born the next day), and I was focused on finalising the purchase of our new home. I initially assumed the risk was from avalanches, given the 900m mountain rising above our house. I reasoned that any such risk had likely passed; before the First World War, the hillside had been cleared for grazing, but since then, the farmers had largely abandoned the land, and the hillside had reforested. In my view, avalanches couldn’t originate in a dense forest.

Shortly after moving in, our neighbour, Mr Huneau, introduced himself. While not originally from the area, he had been the principal of the local school 20 years prior, making him well-known in the valley. He asked if I was aware of the historic flood and pointed to the river 200m below our house. He explained that a mudslide had occurred further up the valley, travelled down the river, and blocked the bridge not far from us, forming a lake that had engulfed part of our land. It was difficult to visualise what he described, so I didn’t dwell on it.

Photo: Le Dauphiné Libéré Archives -Le Jourdil

The 1966 Mudslide

It is now 2025, and the natural disaster Mr Huneau described happened at the beginning of May 1966, nearly 59 years ago. Over the years, I’ve heard accounts of this incident from various locals. Recently, one of them shared a series of photographs taken by the local newspaper, Le Dauphiné Libéré, at the time. They have given me permission to publish some of them here.

The scar left by the original landslide is visible when skiing the Saint-Jean-d’Aulps ski circuit. It’s on the left as you pass the Restaurant des Follys, and it’s marked on the IGN map as Le Covagny.

Flooding in April and May is not uncommon here. Wet periods combined with snowmelt can lead to such events. In this case, the river has carved a steep-sided valley, the terrain becomes waterlogged, and this can trigger a slide. As a walking guide trained in the region’s geology, the more I learn, the more concerned I become. Much of the local “bedrock” has a layered appearance, with layers of limestone and shale prone to sliding, similar to avalanches. This is called Flysch, a term not particularly helpful unless you’re a geologist. There’s also an abundance of clay, deposited in these valleys when they were flooded and formed a lake at the end of the last glacial period, 20,000 years ago. Add water, and you have an unstable combination.

Photo: Le Dauphiné Libéré Archives – Pont aux Mouilles

Lac de Vallon / Bellevaux

From what I’ve heard and read, the landslide occurred gradually, with a mass of mud and silt moving down the river, sweeping away smaller bridges and trees. When it reached the larger bridge in Le Jourdil, it became stuck, causing a mud lake to back up the valley. A similar event occurred 20 years prior (1943) on the other side of the Col des Follys, only 4 km away. That landslide created a new lake, Lac de Vallon, which still exists today. It is not a big leap to imagine that the same geological and meteorological conditions existed to cause that landslide.

Dynamiting the Gorges des Tines

The local authorities were worried that if the bridge at Le Jourdil was breached the slide would have continued down the valley to the Dranse. The next constriction in its path is the gorge the river flows through at the Tunnel des Tines. Apparently, the army was called in to survey the possibility of mining this gap to blow up the gorge. The constriction the Dranse passes through is only a few metres across and if this is blocked the damage to Saint-Jean-d’Aulps would become significant.

Photo: Le Dauphiné Libéré Archives – Le Jourdil

Nature Always Wins

This incident serves as a reminder that gravity and weather will eventually cause mountains to fall downhill, and those who live among them risk becoming a witness to the process.

If you are interested in what risks you may face in your French property, you can go to this handy website.

https://www.georisques.gouv.fr

Nowadays when you are browsing the web for a property in France, there will be a link to this website to forewarn you of the risks. When I put in my address apparently the risks we face are flooding, earthquake, landslip and avalanche!

Le Covagny, the site of the landslide is visible on the IGN map
The bridge at Les Mouilles
The bridge at Le Jourdil

What do you need to know about St Jean d’Aulps?

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Altitude of the village 810m
Population 1600
Distance to Geneva airport: 1h15
Nearest Train: Thonon-les-Bains (30 min)
Skiing: Portes du Soleil – 600km !

All the properties we have for sale in St Jean d’Aulps

https://alpine-property.com/stjeandaulps

Our online valuation tool for St Jean d’Aulps

https://alpine-property.com/st-jean-daulps/valuation

The skiing in St Jean d’Aulps

Bottom of the ski lift 945m
Top ski lift 1725m

The skiing in St Jean d’Aulps is at the “La Grande Terche”, which is also known as the Espace Roc d’Enfer, there are 52km of pistes available in this self contained area. The ski area is not connected by piste to the rest of the Portes du Soleil.

The Portes du Soleil lift pass covers the skiing at St Jean d’Aulps, it is also possible to buy a cheaper local area ski pass for the Espace Roc d’Enfer, this pass does not cover skiing in the rest of the Portes du Soleil.

Connecting the ski area to the rest of the Portes du Soleil

Over the years there have been plans to connect the area to the skiing at Mont Chery (Les Gets), it would be fairly easy to do, however these plans have come to nothing, mostly thanks to environmental concerns. Despite what you might hear, these issues mean it will probably never happen. Currently only fairly adventurous ski tourers make the connection.

The origins of St Jean d’Aulps

An “Aulp” is a mountain pasture or in modern French an “Alpage”, so the name refers to St Jean of the Alpages.

The origins of St Jean d’Aulps date back to the medieval times. The village grew around the Abbaye d’Aulps, a Cistercian monastery founded in 1094 by monks from the nearby Abondance Abbey. This abbey was the economic and administrative seat for the valley, and the village itself developed around it to support the abbey and its activities. At this point the now more well known village of Morzine hardly existed.

19th century

From the time of the French Revolution until the World Wars, the valley was much busier than it is now. Despite its relative isolation from the rest of France, the permanent population was almost twice what it is today. It was an agricultural society that practiced transhumance – moving livestock up to the high alpine pastures in summer and bringing them back down to the villages in winter. Evidence of this can still be seen in the chalets d’alpage scattered across the hills. Today, these chalets are mostly used as rustic weekend retreats, though many ruined chalets remain hidden in the forests, telling the story of the 19th century.

This way of life began to decline during the First World War. The men were called to fight on the nearby front, and the families left behind struggled to maintain the harsh lifestyle. The devastation the war brought to the local population is clearly visible on the war memorials in each village.

The Abbaye d’Aulps

The abbey’s influence began to decline after the 16th century and came to a complete halt following the French Revolution in 1789. Like many other religious symbols and buildings in France, the abbey was abandoned and left to fall into ruin. According to local folklore, villagers at the time went so far as to use explosives to break up the abbey’s walls, repurposing the stone to construct a second church in the village. Today, remnants of the structure remain and are a significant part of the village’s historical heritage. The ruin, both striking and atmospheric, still features parts of the original architecture, including the church façade and surrounding buildings. The site has been partially restored and is open to visitors, offering a glimpse into its rich medieval history. https://en.abbayedaulps.fr/

St Jean d’Aulps today

This is where I would typically use words like “charming,” “authentic,” and “nestled,” but if you take a moment to view the images or the video, these qualities become self-evident. Today, Saint-Jean-d’Aulps is a thriving village with a year-round community. When I moved here 23 years ago, it was considered second best to Morzine, a more affordable place for those working in Morzine to live. Now, the village is valued for its space, tranquillity, and vibrant year-round life—qualities that are increasingly rare in the better-known villages of Morzine and Les Gets.

The most recent census counted 1,600 inhabitants, marking a growth of nearly 30% since 2015 and 60% since 2000.

Schools in St Jean d’Aulps

There are 3 schools in St Jean d’Aulps.

Collège Henri-Corbet, 430 students with a catchment that covers 11 communes, from La Forclaz in the North to Les Gets in the South. This provides schooling for local children from ages 11/12 to 15/16 (6ème, 5ème, 4ème 3ème)
Primary school for children aged 6/7 to 10/11 (CP, CE1, CE2, CM1, CM2)
Nursery school for children aged 3/4 to 5/6 (PS, MS, GS)

Beyond 16 the schooling is in Thonon or Evian les Bains, there are ‘internat’ that allow the students to stay the week at school to save the 30 min of travelling up and down the valley.

Amenities in the village.

There is a Town hall, Post Office, a small supermarket in the town centre, 2 bars, 2 restaurants, 2 bakeries, a campsite, there is also a large supermarket between the village and Morzine that serves the whole valley.

Amenities at the ski area (La Grande Terche)

32 pistes, 2 blacks, 12 red, 11 blues, 7 greens. 16 lifts, a popular 20km circuit. Probably the best beginners area in the entire Portes du Soleil, very popular with families with children that are learning and with people trying to save a few €’s. At the carpark level there is a convenience store, multiple bars and restaurants, most of which close outside of the two holiday seasons.

Surrounding villages

Le Biot, 820m, 5 min from St Jean d’Aulps and facing the village of Seytroux. Another growing village, it has its own town hall, as of 2021 a population of 639 inhabitants. It has its own primary/nursery school, bar restaurant, bakery, and a deli.

Seytroux, 850m, also 5 min by road, population 532, it has a Mairie, primary/nursery school and a restaurant.

La Baume, 733m, 10 minutes down the road, 321 inhabitants and its own Mairie too. The is an excellent history of the village to be found on its French wikipedia page https://fr.wikipedia.org/wiki/La_Baume

Essert La Pierre, 937m, situated between St Jean d’Aulps and Morzine, it is part of the commune of St Jean d’Aulps yet very much a distinct hamlet.

Events in St Jean d’Aulps

Emmontagnée (de la Ferme du Mont Caly), held at some point towards the end of May (depends on the weather), anyone can accompany the cattle up onto the hill for the summer.

Village Fete, first Sunday of August – aka Vougha Shi No (fête chez nous in Patois)

Fête médiévale at the Abbey, the 3rd Sunday of August.

Foire d’Automne and wine fair, held towards the end of October.

Christmas market, middle weekend of December.

Using the train from Thonon to Geneva airport

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The Léman Express has been going since 2019, incredibly it is the first RER (regional train) that crosses a border in Europe. It can be really useful for transport between Geneva airport and the ski areas of the Haute Savoie.

This little guide is for using the train to access Geneva airport from the the Vallée d’Aulps (Morzine, St Jean d’Aulps, Le Biot, Seytroux etc). Saying that the Léman Express can be just as useful for people that live in Samoens, Les Carroz, Les Gets, St Gervais and Chamonix.

In the past people that live in these valleys might have left a car in the airport parking (30€ a day), asked a friend or relative to drop us off (a 3 hr round trip from Morzine – assuming there is no traffic), or used a shared transfer (50€ each way, and only available in the season). The driving option has become harder and harder over the years thanks to the increase in traffic around Geneva. Geneva itself needs to be avoided during the working day and the motorway route adds up to 30 min to get through the border in the morning and often 1hr in the evening.

Now we have the option of taking a train from Thonon. It works well. It’s a half hour drive to Thonon and there is rarely any hold ups due to traffic. The train is reliable and takes 1h10 to get to the airport. Normally you only have to change once at the central station in Geneva.

The quick answer is to book a ticket using the Swiss rail service via their website https://www.sbb.ch/ or better – their app – called SBB Mobile. The French rail apps to work for this trip. Probably because of the cross border issue. The cost is 14CHF (15€)

The trains run every 30 min during the morning and evening busy periods (and they are busy), and every hour otherwise.

They start at 5h30 and run every half hour 6h, 6h30, 7, 7h30, 8, 8h30

then every hour 9h30, 10h30, 11h10, 11h41, 12h30, 13h30, 14h30, 15h30,

and then every half hour 16h30, 17h, 17h30, 18h, 18h30,

Then 19h, 20h30, 22h

There is an interactive map here. You can see on this map that this train is also useful for transfers to Samoens, Les Carroz and Les Gets using Cluses station and Chamonix using the St Gervais/Le Fayet terminus. From St Gervais you have further trains to Chamonix or a telecabine to St Gervais itself.

https://www.lemanexpress.ch/fr/sevader/carte-interactive

The track is marked here, you have to change at “Geneve”.

Buses

I am afraid to say that currently the bus system is not as easy to navigate at the trains. There are at least 5 buses a day that run up and down the valley. Some match up with the trains, some don’t. You might be lucky. When I wrote this blog I checked the bus website(s).

https://www.sat-leman.com/lignes%20regulieres/ligne-91-thonon-morzine.aspx

https://www.laregionvoustransporte.fr/lignes/y91-thonon-les-bains-morzine-les-gets

The first site looks like something from 20 years ago. Their PDF timetable is pretty hard to work out and even then does not match up with their online booking. It’s not good enough and until they sort it out, they’ll remain mostly empty. A real shame.

This is the online booking site, I think I would start here and cross my fingers.

https://www.oura.com/calculateur

Parking

Parking in Thonon at the Place des Arts is 8€ /day.

https://www.transdevpark.com/parkings_et_voiries/thonon_les_bains/des_arts

Parking at the Parking Gare de Thonon-les-Bains – EFFIA 18.90€ / day

Parking at Geneva airport

As I write this (October 2024) there are renovations going on at the main airport carparks, spaces are even more limited than usual!

https://www.gva.ch/en/Site/Passagers/Acces-Transports/Parkings/Parkings-aeroport

P1
1 day = 38 CHF
4 days = 128 CHF
1 week = 197 CHF

P51 / 26
1 day = 30 CHF
4 days = 81 CHF
1 week = 132 CHF

Train departures board at Geneva airport train station

The departures board at Geneva airport train station. If you are heading to the Leman Express you can get on any of these trains. They all go to the main Geneva train station and leave approximately every 15 min. However for the most efficient trip check the SBB app.

Ecotrivelo in Chamonix

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Everyone at Alpine Property is passionate about the environment that surrounds us. That is why we live in the Alps! We are all aware that we mostly “take” from our surroundings, giving back is harder to do. That’s why we’re involved in initiatives like 1% for the Planet. It allows us to make a real financial contribution to environmental efforts. One of the local initiatives we proudly support is Ecotrivelo, a non-profit making a real difference locally in the Chamonix Valley.

Turning Waste into Value

Ecotrivelo has a simple mission: transforming organic waste into valuable compost. It’s amazing when you think about it—they take something no one wants (food waste) and turn it into something that helps us grow more food. In 2023, they collected 65 tons of biodéchets (organic waste) from local businesses like restaurants and cafes. They turned this into 15 tons of rich compost, which is used to nourish gardens and farms in the area. Their process is not only eco-friendly but also community-focused.

Sustainable Waste Collection

One of the things that makes Ecotrivelo unique is their method of waste collection. Instead of using trucks, they collect waste by bicycle, keeping their operation carbon-neutral. This reduces emissions and sets an example for sustainable living. Their simple approach is making a big impact on local waste management, showing that low-tech solutions can be very effective.

Helping Businesses Compost on Their Own

Ecotrivelo doesn’t just collect waste; they also help local businesses manage their waste on-site. They work with hotels, restaurants, and other establishments to set up composting systems so they can process their own waste. This reduces the need for waste transportation and cuts down on carbon emissions. Ecotrivelo also trains businesses on how to manage these compost systems, ensuring that they work effectively in the long run.

Education and Community Involvement

A big part of Ecotrivelo’s work is educating the community. They run workshops and sessions to teach people about the importance of composting and waste reduction. In 2023, they held 12 educational sessions, helping to spread the message about the environmental benefits of composting. From schoolchildren to business owners, they reach a wide range of people.

A Closed-Loop System

The compost that Ecotrivelo produces is used locally. This creates a closed-loop system – organic waste is collected, turned into compost, and then used in local gardens and farms. One of their standout projects in 2023 was the creation of a garden at Bois du Bouchet, where their compost is helping grow pumpkins, potatoes, and leeks..

By supporting Ecotrivelo, Alpine Property is contributing to a project that’s reducing waste, promoting sustainability, and making a real difference in our community. Ecotrivelo is a great example of how local efforts can have a big impact on the environment.

Loi Anti-Gaspillage pour une Économie Circulaire (AGEC)

In France, recycling food waste has become mandatory under certain conditions. This is primarily driven by the Loi Anti-Gaspillage pour une Économie Circulaire (AGEC), which was passed in 2020, this includes provisions regarding the management of food waste.

The key points are:

Mandatory Source Separation for Biodéchets (food waste): The AGEC law mandates that all producers of significant amounts of organic waste (biodéchets), including businesses like restaurants, hotels, and supermarkets, must separate and recycle their organic waste. This applies to establishments that generate more than 10 tons of organic waste annually. The goal is to divert organic waste from incineration or landfills, which contributes to greenhouse gas emissions. Here it seems that the 10 tons is creating a get out clause for smaller businesses. However, I suppose we have to start somewhere.

Expansion to all households by 2024: By January 1, 2024, the law mandates that all households must have access to a solution for the separation and recycling of their food waste. This means local governments are required to provide systems for the collection or recycling of organic waste, such as through composting or other methods. I know this is happening in some places, but definitely not everywhere!

Support for Local Composting Initiatives: The law encourages the development of local composting solutions, like compost bins, communal composting sites, or collaborations with local businesses and farms to process organic waste. This is where Ecotrivelo comes in.

Alpine Property Market Report April 2024

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Winter Season

It’s April, at the end of the winter season 23/24, it is snowing outside and the forecast for the next few weeks is for the temperature to remain in single figures. In fact last night was the coldest April night ever recorded in some parts of France. What a contrast to this past winter season! It will be remembered as warmer and wetter than the historical average. For much of the season the snow depths above 1500m were normal. So at Avoriaz/Flaine the conditions were generally very good. And on the ski areas around Chamonix they had more snow than usual. This contrasted with difficult conditions when skiing back into the villages. The people that run businesses in this area worry about the weather in the same way a farmer does. We worry that people on holiday will be disappointed, we have quizzed many people and I know others did too, and the face to face feedback has been universally good. That contrasts with a small number of people trolling on social media, but then, I guess that is what you get on social media isn’t it?

We asked a number of people looking in the area, why they are buying, are they not worried about “climate change”. The response is always the same, guaranteed skiing is not the main driver for a purchase. There are so many ways to enjoy these mountains.

I am discussing the conditions, because they always influence the interest we observe for second homes. Overall, this season mirrored the preceding one of 22/23, rendering it average—akin to pre-pandemic years. This equilibrium extended to both buyers and sellers.

Mortgages and affordability

Last year, the market experienced a cooling off due to mortgage accessibility challenges. Fortunately, this hurdle has since eased, with rates now dipping below 4% for select buyers. For those relocating from abroad, mortgage options exist to safeguard against potential rate drops, such as variable/tracker mortgages or those without redemption penalties. Exploring such products may necessitate consulting a broker rather than relying solely on high street banks.

Saying that, the property market in the ski areas has been supported by people that don’t really need a mortgage to buy the property they want. The buyers around here are investing their money in property which is a safe “asset”, the downside for people that live in the area is that the affordability of property ends up out of reach. This is in contrast to the rest of France where most people will require a mortgage for their homes, this difficulty in obtaining a mortgage has meant prices in much of the rest of France are reducing, in time this should make affordability easier. In general over the last year, prices across France are down 10%. Sales are down 30% which is a big issue if you are an estate agent. Plenty are closing down. PACA (the area around Nice) has bucked that trend, as we have in the Haute Savoie.

Price Trends

I’ve had a look at the price trends across the ski areas we cover. We now have access to ALL the sales data across France and to real time data for what is for sale.In general over the last 2 years we have seen price rises of up to 30%, with an average of 18%.

* I don’t think we have enough data to trust these

** Same for Les Carroz, thanks to a problem with Insee and the Code Postal in that area

Our Commitment to 1% for the Planet

In previous market reports, I’ve emphasised our profound appreciation for our mountain environment, our commitment to sustainable transportation, and our cautious stance on unrestrained growth. Despite often feeling powerless to enact change and pointing fingers at local and central governments, we’ve taken tangible action in recent years. We’ve aligned our actions with our values by joining 1% for the Planet, allocating 1% of our turnover (not just profit) to local accredited environmental organisations. Even during lean times, we will uphold this commitment. In the past 18 months alone, we’ve contributed over €40,000 to these causes. Notably, Montagne Verte, a group based in the Portes du Soleil, has been a primary beneficiary, spearheading initiatives to mitigate our local environmental impact. I strongly encourage you to learn more about their work. Additionally, we proudly support Association un Rêve d’Abeilles, which educates schools and youth organisations on the vital role of pollinators, alongside Ecotrivelo and Inspire, both based in Chamonix. You can read more about all these initiatives here

https://blog.alpine-property.com/2024/04/04/one-percent-for-the-planet/

St Jean d’Aulps is featured in one of the fastest growing categories in my analysis. The video below shows you why.

The Chamonix valley has shown strong and sustained growth over the last couple of years. Take a look at this property in Vallorcine.

Previous reports:

November 2023 – https://blog.alpine-property.com/2023/11/07/alpine-property-market-report-november-2023/

June 2023 – https://blog.alpine-property.com/2023/06/15/alpine-property-market-report-june-2023/

1% for the Planet

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Total donated by Alpine Property so far 41 940€

We give 1% of our turnover to local groups dedicated to supporting our local environment . That’s 1% of everything, not just profit. We pay this out even if we make a loss. So if you work with us, 1% of the commission we charge you goes to supporting local environmental organisations.

These donations are audited by the French 1% for the Planet organisation. We started this in 2022, our first year has just been audited.

Donations in 2022

Montagne Verte	12 100
Association un Rêve d’Abeilles	7 600
Ecotrivelo	3 100
Inspire	640
1% for the planet	1 200
Total	24 640

First tranche of donations 2023, there is more to come

Montagne Verte	8 500
Association un Rêve d’Abeilles	5 400
Ecotrivelo	2 200
1% for the planet	1 200
Total	17 300

So far we have supported 5 organisations.

Montagne Verte

Montagne Verte is a non-profit association funded by the community that serves with a simple mission; develop solutions for the local region to reduce its environmental impact. They envision a valley in which mountains, people and biodiversity thrive. A united community building a carbon neutral, sustainable future for all. They aim to inform, inspire, encourage and integrate with the community ; educate and support businesses to become more sustainable. The mountain is our playground, our home and our reason for living, they help people act to respect and preserve it.

More information about their work is here

https://montagneverte.org/en/our-sustainable-work/

Working with local mayors to encourage eco policies for the future, including organising an educational trip to Zermatt

Running a local second hand shop
Looking into improving cycling infrastructure
Running the bio-waste collection scheme
Lobbying for improved train connections to the Alps
Helping local businesses & residents to reduce their carbon footprint
Encouraging local businesses to give discounts to people that arrive by train through the AlpinExpress pass
Organising weekly food boxes using local producers

Association un Rêve d’Abeilles

Un Rêve d’Abeilles is dedicated to protecting pollinators (not just bees!). They run educational initiatives with schools, youth organisations (MJC’s), and other non-profits (associations). Through their projects, they create new habitats for bees while simultaneously raising awareness among these diverse audiences.

Their efforts involve organising intergenerational events that cater to people from various backgrounds, providing opportunities for bees to thrive in new environments. Additionally, they establish individual apiaries (bee hotels) as sanctuaries for domestic bees, allowing visitors to connect with both domestic and wild bee species. These locations serve not only as educational spaces featuring alternative hives and wild bee hotels but also as awareness-raising hubs with informative panels on everyday practices to support all pollinators.

Furthermore, their actions extend to the re-naturalisation of specific areas, fostering conditions to allow wild pollinators to flourish. This includes initiatives to relocate nests of wasps, bumblebees, and bees, contributing to the overall health and vitality of pollinator populations.

2023 report available here

Ecotrivelo

Ecotrivelo is an association that collects biowaste from various businesses in the Chamonix valley, including restaurants, hotels, bars, and canteens. The collected waste is composted locally, they have minimised their environmental impact through bicycle-powered collections. Since 2020, Ecotrivelo has successfully collected and processed 153 tons of biowaste.

Upon collection, the organic materials are stored in wooden composters within the valley. To enhance the composting process, dry matter sourced from local companies, such as Scierie Revilliod and atelier Rabbit on the Roof, is incorporated. Maintaining a careful balance between dry matter and organic matter (50/50 ratio) is crucial. The composters undergo regular mixing and monitoring several times a week to ensure optimal conditions.

Upon reaching full capacity, the composters are emptied to create windrows or mounds (known as “andains” or “buttes” in French), allowing the compost to rest. After a period of six months, the windrows are turned to facilitate aeration. This meticulous daily management ensures the compost’s high quality and balanced composition.

More information on their website

https://www.ecotrivelo.fr/

Inspire

Established in 1996, Inspire is an association dedicated to improving air quality in the Mont-Blanc region and advocating for the protection of the environment, health, and climate. They consistently implement actions to ensure that the concerns voiced by local citizens are acknowledged by the authorities. In addition to these efforts, they actively engage in extensive public awareness campaigns and contribute to the development of proposals presented to elected officials and decision-makers. Their commitment extends to fostering a sustainable and healthier environment for the community.

In 2023, Inspire made proposals for the transfer of goods by train to elected officials, decision-makers and economic players, in the local and national media. They appeared on the following media channels:

Un dimanche en politique/ France 3 Alpes
La Terre au Carré / France Info
Radio Mont- Blanc
Le Messenger

Also they monitored the evolution of the negotiations of the new European Directive on air quality. And worked to monitor the application of the Arve Valley Atmosphere Protection Plan, PPA CL’AIR (Application du Plan de Protection de l’Atmosphère) and presented the progress to local associations.

In addition Inspire have organised:

Workshops on eco-mobility for school students from Passy and Cluses.
A conference on the automobile eco-guide in Fillinges.
A presentation of the new bus network in Chamonix.

More information here – https://inspire74.com/

1% for the Planet Organisation

1% for the Planet” is a global movement that encourages businesses and individuals to contribute at least 1% of their annual sales or income to environmental causes. The initiative was founded in 2002 by Yvon Chouinard, the founder of outdoor clothing company Patagonia.

Companies that join the “1% for the Planet” commit to donating 1% of their annual revenue to approved environmental nonprofit organisations. The goal is to encourage businesses to take responsibility for their environmental impact and contribute to the protection and preservation of the planet. The funds raised through this initiative go toward various environmental projects, including conservation efforts, climate change mitigation, and biodiversity protection.

As you can see, we give an annual “subscription” of 1,200€, we would like to avoid giving money to fund “administration”. The 1% for the Planet France annual report fully details in 23 pages what they do for this and is available here.

Put simply:

1% for the planet France oversees 10m € of donations to environmental projects etc
Their turnover is 2,25 m, about 700 000 € of that comes from subscriptions like ours.
79% of the money they receive is distributed to environmental projects.
17% goes on running their organisation.
That is 4% on running costs when you take into account the 10m€ they audit in total.
There are 1 000 companies in France doing as we do.
Worldwide there are over 5 000; outside of the US, France is the second largest member.

Since it was founded in 2002, 1% for the Planet has given over $585m to environmental organisations.

Alpine Property Market Report November 2023

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As I always do, I have reread the summer update to see how things have changed. Back in the spring of this year, we definitely felt there might be a “wobble” in the property market. Winter 2022/23 started off with the energy crisis, thanks to the war in Ukraine. Then we had the further issue of a lack of mortgages due to quickly rising interest rates (remember Kwasi’s kamikaze budget?). This was then followed up with very little snow at Christmas. Altogether, it felt a bit like a perfect storm.

In January, the snow came, and we had a long period of cold, stable weather. The energy issues stabilised and mortgages reappeared slowly. There was indeed a stutter, but it did not last long. Summer started, and it was mostly a scorcher. Thanks to the efforts of our local Tourist Office’s we had lots of big-name events. So often the fortunes of the property market here are tied to the weather, much like the fortunes of the holiday industry in general. Sometimes I think this is what it must feel like to be a farmer.

The summer was busy again, but still with two underlying issues: the difficulty of obtaining a mortgage and a general lack of available properties. I have looked at our numbers for the last few months. The number of people looking was slightly higher in the “Covid years” of 20/21, today’s numbers are up from last year (2022), and up from the pre-COVID year of 2019. HOWEVER, the number of properties available is down compared to all those years, so there is pressure that is keeping the prices up. The number of sales is down compared to these last few years due to a lack of “stock.” If you are selling, don’t be tempted to overprice your property, because if you do, it will linger on the market. And if you are looking, secure financing first if you need it, and don’t be surprised if you have to offer at the asking price.

Political pressures are building in our ski areas due to two issues. One is environmental. Continual growth just feels wrong when we are trying to preserve our planet for future generations, and the other is available and affordable housing for residents. People see the new developments going up in the center of our towns and rail against the local council to do something about it. Unfortunately, local councils are mostly overruled by national planning guidelines. Change is slow, but it is happening.

You may have heard talk of higher taxation on second homes. This is part of the slow change mentioned above. Despite what some UK papers will tell you, this is not something aimed at the British. It’s a blanket change that affects everyone. Second homes and vacant premises will be subject to higher taxes, and the money raised will help build affordable housing. All in all, a good thing in our book.

Other changes that are slowly having an effect are our energy performance certificates (DPEs). They have been around for more than 15 years now, and their importance is starting to have an impact. Eventually, the French government is aiming to have all dwellings as a D or better. From this year, properties with an F or G certificate are considered a “fail” and further costly surveys are required before a property can be advertised for sale. This is to educate a buyer about the work required to improve the energy efficiency of the property. Properties in this failed category are known as “passoires thermiques” or thermal sieves. If they are rated G, then they can’t be let out long-term from 2025; this regulation will eventually affect E and F properties as well.

Seasons seem to be extending, this is another slow change, but bit by bit, the local amenities are staying open a touch longer. Not that many years ago, the summer season was very much limited to July and August, but in areas like the Portes du Soleil it now feels more like June through September. Chamonix has always had longer seasons, nowadays there is almost no down time.. Add to this that more people are enjoying our mountains “out of season,” such as in Spring and Autumn, something the people that live here have always appreciated. We’ve just had family to stay during the November holidays, and there has been plenty to do during some pretty inclement weather. Mountain walks between the rain, the ice rink, and swimming pool have been open, and the new “luge d’été” in Les Gets too. Beyond that, a showstopper of a trip up the Aiguille du Midi in Chamonix was a real hit and should be on everyone’s bucket list.