Guide to Renting Out Property in the French Alps

As well as an incredible lifestyle investment, buying a ski property in the French Alps can also be a great way to generate rental income.

Revised for 2025, this guide outlines how to rent out your property in France, revised for 2025and how to be eligible for the French property VAT rebate scheme which allows new-build property owners to save 20% VAT if they decide to place their holiday home on the rental market year-round.

HOW CAN I PREPARE MY SKI PROPERTY FOR RENTALS?

If your property is still in the building phase, it’s best to consult an expert who may give you advice relevant to your particular property. Early involvement from a rental management company or design consultant can improve long-term rental success and even reduce retrofit costs later on.

• Match capacity with comfort: Ensure your living and dining areas are designed for the number of guests the property sleeps. Real-world occupancy rates average ~70%, so overcrowding with sofa beds or bunks doesn’t translate to higher profits and may result in negative reviews.
• Use bunks wisely: A cabine or room with two sets of full-length bunk beds is great for families. However, avoid stuffing beds into small areas like coin montagnes. Guests increasingly prioritise space, privacy, and flow over extra sleeping capacity.
• Choose flexible bed setups: Select twin beds that can be pushed into a double. This helps you accommodate different group types, especially in shoulder seasons when you may host yoga retreats, corporate groups, or extended families.
• Plan your Wi-Fi early: Poor internet is one of the top guest complaints, even in sophisticated chalets. Install a proper network during construction, especially in multi-storey properties. If fibre isn’t available, consider 5G or Starlink.
• Add a workspace: Many guests combine holidays with remote work. A quiet area with a desk and reliable Wi-Fi boosts appeal and bookings.
• Use a lockbox: A simple and effective way to reduce check-in friction and save on key duplication. Many operators also offer digital check-in for extra flexibility.
• Stay in your property yourself: This is still the best way to test comfort, usability and flow.
• Think about tech from the start: High-net-worth guests increasingly expect discreet, high-end tech—sleek interiors, hidden wiring and seamless smart integrations. These features are much easier (and more cost-effective) to incorporate during construction than to retrofit later, so plan early to meet modern expectations.

Pro tip: Guests choose based on filters—Jacuzzi, fireplace, boot room and bike storage are often top priorities. These amenities meaningfully improve both returns and booking frequency.

THE CONDITIONS OF THE NEW-BUILD VAT REBATE PROGRAMME

If you’re renting your property under the French VAT rebate scheme, certain rules apply. The scheme allows you to reclaim 20% VAT on the purchase of a new-build property if you rent it out under specific terms.

For guests, you must:

• Provide 3 out of 4 hotel-style services, choosing from breakfast, linen, cleaning, or check-in
• Offer a furnished property for year-round short-term rentals
• Issue and receive invoices (usually handled by your rental manager)
• Sign a three-year contract with a professional rental management company

HOW MUCH DOES IT COST TO RENT OUT A PROPERTY IN THE FRENCH ALPS?

Upfront and running costs of renting out a property in France

When you own and rent out a property in the French Alps, you will need to take into account the one-off fees and running costs outlined below:

• Interior designer fees
• Furnishing your property
• If you are not on-site, someone to set up your property (for example, unpacking boxes, setting up TVs, placing crockery and utensils in their respective places and so on)
• Utility bills
• Property tax
• Condominium fees
• 10% VAT on the nightly rate of rentals
• Wear and tear over time

There are other costs which may be invoiced to you, however, they are payable by guests including:

• Tourism tax (the amount will depend on the resort you own a property in)
• Service fees including linen, cleaning, check-in or breakfast

How much does rental management cost?

Rental management companies typically charge between 30–35% (incl. VAT) of the gross rental income.

This fee should cover:

• Marketing and distribution (Airbnb, Booking.com, Marriott Villas, etc.)
• Guest communication (before, during and after stay)
• Dynamic pricing and performance optimisation
• Supplier coordination, cleaning, linen, toiletries and welcome baskets
• Guest services and concierge-style support

Some operators (e.g., Emerald Stay) now offer monthly owner payouts rather than quarterly, improving cash flow.

What isn’t included in a rental management company’s commission fees?

It’s important not to confuse property management with rental management. Services like handling post, managing repairs, or placing replacement items are often extra—charged ad hoc or via monthly maintenance contracts.

Can I reclaim VAT on any services I use?

Yes. You can reclaim 20% VAT on services and purchases related to rental activity, as long as a French-registered company provides them. This includes rental management, utilities, maintenance and handyman work, furniture (with an itemised inventory).

You may not claim back VAT from the 10% due on the nightly rate.

HOW MUCH SHOULD I RENT OUT MY FRENCH ALPS PROPERTY FOR?

How do I establish a nightly rate?

Your rental agency will be able to advise regarding the value of your nightly rate based on market comparisons, resort trends, seasonality, amenities (jacuzzi, boot room, sauna, fireplace), design and guest feedback.

Data-driven rental forecasting is now the norm, with some agencies using AI-powered tools to generate realistic five-year performance projections based on market conditions and property features. To maximise returns, it's also important to adopt a dynamic pricing strategy—adjusting rates in real time based on actual demand. This allows you to capitalise on peak periods while offering more competitive pricing during quieter months to maintain healthy occupancy levels.

It’s important to bear in mind that properties may take two to three seasons to reach their full potential. When properties first join the rental market, they do not have reviews or return bookings so the nightly rate and occupancy will start at a lower point and gradually work its way upwards.

What is the difference between winter and summer pricing?

Winter is peak season in all of the French Alps resorts, though some resorts may enjoy busy summer seasons as well. Key periods in winter include Christmas, New Year, February school holidays and Easter. You may expect summer pricing to be in the range of the low-period weeks during the winter months.

Should I set a minimum number of nights that my guests can stay for?

During the winter, you or your agency may require a minimum of seven nights’ stay, with check-in and check-out on a designated day. Note that not all agencies work this way, though, with some agents offering flexibility to maximise bookings with more turnover.

During the summer, agencies may be more flexible regarding minimum stays with three to five nights being the norm.

GLOSSARY

Key terms and points to consider when renting out your property in the French Alps
The industry has many terms and norms linked to it which homeowners may not be familiar with prior to renting out a home in France. We explain them here:

Booking Channels

Your chosen agency will likely commercialise your properties on various booking channels including Airbnb, Booking.com, Homeaway and Expedia.

It’s important to bear in mind that properties may take two to three seasons to reach their full potential. When properties first join the rental market, they do not have reviews or return bookings so the nightly rate and occupancy will start at a lower point and gradually work its way upwards.

Booking Channel Fees

Each booking channel will charge a fee of the nightly rate, with the exact cost depending on the channel. Most channels will charge around 16% of the nightly rate, though agencies sometimes counter these fees by inflating the guest price accordingly.

Furnished

Your property must be furnished year-round.

Nightly Rate

This is the rate which the guest pays for your property before any additional costs are factored in. Normally, agencies will only charge a commission from the nightly rate. VAT is also only charged on the nightly rate.

Services

The mandatory services which must be provided; agencies may choose to offer between linen, cleaning, check-in or breakfast. Guests normally pay in full for these services, unless a homeowner prefers to reduce the service fee for the guest by contributing towards the fee.

Sleeps

The number of people a property sleeps, which doesn’t always coincide with the number of bedrooms due to extra sleeping spaces like mountain corners and sofabeds.

Tourism Tax

Adult guests must always pay tourism tax on each night of their stay. The amount, which depends on each resort, may be checked via the “taxe sejour” website. It’s important to note that Airbnb will pay the taxe de sejour directly to the state, whereas other booking channels and direct bookings must be declared and paid by the management agency or homeowner. Declarations may be due either monthly, as is the case for Val d’Isére, or twice per year as in Alpe d’Huez.

VAT

You are liable to pay 10% VAT, non-refundable, on the nightly rate of reservations.

Disclaimer

The advice provided by Athena Advisers is for general information only and we recommend speaking with legal advisers and your rental management agency for more details. Athena Advisers may not be held liable for the VAT regime, including the right to any deductions, nor may Athena Advisers be held liable for any tax reassessment carried out against the owner.