Expert advice on buying a ski chalet in France

For many, buying a ski chalet represents the ultimate lifestyle investment. However, the search process can be quite daunting, especially when there are so many ski chalets for sale and resorts to choose from. Nick Leach and Charles-Antoine Sialleli from Athena Advisers share their top tips to help you buy a ski chalet.

Don't let a ski property lead your search

Try not to fall in love with a ski chalet before knowing the resort location as well as the chalet position within the resort.

Property listings often gloss over the location, the quality of nearby amenities, and overall atmosphere of the resort. Falling for a property based solely on its photos and floorplans can lead to significant disappointment.

Proximity to amenities affects rental potential if you plan to rent out the chalet when you're not using it. Chalets closer to essential services like ski lifts, shops, and entertainment are more attractive to renters.

Conduct your research on the ski area and its amenities. If possible, visit the location personally before making a commitment. Athena Advisers are specialists in this field and can help you. This will help ensure that your investment brings you joy for years to come.

Choosing your ski resort

One of the most common questions asked at Athena Advisers is, 'Which ski resort generates the best rental yields?'. Because of the premium nature of the resorts we market, there is little difference between the rental yields. Instead of focusing on yields, consider the type of ski resort that best suits you.

Slopes and Ambience

The atmosphere of a resort plays a pivotal role in matching your needs.

If you thrive in lively environments, you will need a resort offering plenty of bars, clubs, and entertainment options. If your priority is peace, you will need a low-key resort with a serene atmosphere. For families, it’s crucial to choose a resort that caters to children.

Ensuring the resort aligns with your specific needs will make your ski chalet purchase truly satisfying.

For families, we recommend resorts with a variety of gentle slopes, excellent ski schools, and plenty of activities. Look out for the Famille Plus label, this means the resort provides exceptional facilities for families. This includes dedicated childcare, activities for all age groups, and special accommodation for young children.

Family friendly resorts we recommend include:

For those preferring a low-key, relaxed environment, ideal for unwinding after a day on the slopes we recommend:

For vibrant après-ski, resorts and ski domains renowned for their energetic nightlife, with a multitude of bars, clubs, and entertainment options.

Megève combines sophisticated charm with lively nightlife, making it a versatile choice for those wanting a bit of everything.

Morzine is a prime example of a mixed atmosphere location. This resort balances its appeal to both families and those seeking a more vibrant scene. With excellent ski schools and plenty of family-friendly activities, it remains a top destination for parents and children. Simultaneously, it boasts a lively nightlife with bars and clubs for older teenagers and young adults.

Alpe d'Huez is also home to the Tomorrowland Winter music festival.

Distance from the airport

We recommend buying a ski chalet close to the airport if you do weekend trips as well as longer breaks.

Geneva Airport to Chamonix Mont Blanc

Geneva International Airport is the closest major airport to Chamonix Mont Blanc, located approximately 100 kilometres (63 miles) away.

The typical journey time by car is around 1 hour and 15 minutes, although this can extend depending on traffic and weather conditions.

Geneva Airport to Other Resorts

Les Gets, Praz de Lys Sommand, Praz de Lys: All these resorts are about 55 minutes away from Geneva Airport, with a distance of 58-68 km (36-42 miles).
Megève, Evasion Mont-Blanc, Combloux, Grand Massif, Samoëns, Chapelle d'Abondance, Morzine: These resorts are roughly 1 hour away from Geneva Airport, with distances ranging from 70-84 km (44-52 miles).
Saint-Gervais, Montriond, Grand Bornand: These locations are approximately 1 hour and 5 minutes from Geneva Airport, covering distances between 74-88 km (46-55 miles).
Les Houches, Portes du Soleil, Châtel, Les Aravis, La Clusaz: About 1 hour and 10 minutes away, these resorts are 76-90 km (47-56 miles) from Geneva Airport.
Argentière, Chamonix, Manigod: Approximately 1 hour and 15 minutes from Geneva Airport, with distances around 96-98 km (60-61 miles).

Grenoble Airport to Alpe d'Huez

Grenoble Airport is the nearest major airport to Alpe d'Huez, situated 106 km (66 miles) away. The drive typically takes around 1 hour and 30 minutes.

Lyon Airport to Les Sybelles and La Toussuire

Lyon Airport is about 172 km (107 miles) from Les Sybelles and La Toussuire, with a driving time of approximately 2 hours and 10 minutes.

Geneva Airport to Major Resorts in the French Alps

La Plagne: Around 2 hours and 25 minutes, covering 172 km (107 miles).
Tignes, Three Valleys, Courchevel, Méribel, Espace San Bernardo, La Rosière, Paradiski: These resorts are about 2 hours and 30 minutes from Geneva Airport, with distances ranging from 175-180 km (109-112 miles).
St-Martin-de-Belleville: Approximately 2 hours and 35 minutes, covering 179 km (111 miles).
Espace Killy, Val d'Isère: About 2 hours and 40 minutes, with a distance of 180 km (112 miles).
Val Thorens: Around 2 hours and 45 minutes, 188 km (117 miles) from Geneva Airport.

In the winter, Grenoble Airport is an alternative to reach several ski resorts in the French Alps.

Create a Ski Chalet features checklist

When looking for a ski chalet, it is helpful to draw up a list of what is nice to have and what is a deal-breaker.

For some, having a fireplace and waking up to gorgeous mountain views is a must-have. For others, proximity to the slopes is their main priority.

Knowing what you are willing to compromise on, and what is non-negotiable, can help narrow down your options. At the same time, it is important that you are realistic when drawing up this list. For example, it is impossible to buy a high-altitude chalet that doubles as a summer destination. However, resorts like Méribel can provide a happy medium.

Buying a chalet is not dissimilar to buying a regular property, however, there are some nuances.

Orientation

The direction the property faces is not as important when choosing a ski chalet as typical home buying. Even north-facing properties can be bright as there is lots of reflective light in the mountains. However, if you plan to use it a lot of time in the summer, this is worth considering.

Floorplans

When viewed in person, ski chalets can seem far more spacious than the plans suggest. French property floor plans don't include areas with ceiling heights less than 1.8 metres. This adds significant volume to the property.

As well as bedrooms, you may see a coin montagne, a bunk bedroom, a cabine or a dormitory on a French chalet floor plan.

Though a ‘dormitory’ might not sound alluring, having a room with two double bunks is a more affordable option for those with young children. Family properties are popular for rent during Christmas and school holidays, making dormitories attractive for the rental market.

Draw the investment-lifestyle line

What sort of living space are you used to at home or when on holiday?

How does your lifestyle affect how you use your space?

Buyers with large rural homes may struggle if their budget only allows for a small three-bedroom ski chalet. This may feel cramped for a busy family ski holiday.

You may find that ski chalet architecture differs from your expectations. Many clients find the bedrooms smaller than expected, located at the rear of the property (some without windows). Instead, architects design ski chalets around generous living areas, maximising natural light and views.

Discussing budgets for purchasing a ski chalet can be a sensitive topic. Decide whether you will share your budget upfront.

Before looking for a mortgage, it's crucial to get a decision in principle to know how much you can afford. Knowing your budget will make negotiating simpler. The number you disclose is still completely up to you, but at least you know for sure.

If you do not require a mortgage, you have an advantage when buying a ski chalet as a cash buyer. This is because they can make a purchase without waiting for loan approval and can close the deal faster.

French taxes needn't be taxing

If you plan and optimise your purchase you can minimise your tax exposure.

French Wealth tax (IFI) has six brackets with tax ranges from 0% - 1.5%. The tax is on values above €800,000, but only applies when assets reach €1,300,000. If you are not a French tax resident, the tax only applies to your French property.

The IFI tax brackets and rates are:

€800,000 and under: 0%
€800,000 – €1,300,000: 0.5%
Over €1,300,000 – €2,570,000: 0.7%
Over €2,570,000 – €5,000,000: 1%
Over €5,000,000 – €10,000,000: 1.25%
€10,000,000 and over: 1.5%

Taking out a mortgage is one way to get below the wealth tax threshold.However, it could be more cost-efficient to pay the tax if you are only over the threshold by a small amount.

If you are considering taking out a mortgage, our sister company French Private Finance specialise in mortgages in France and have helped clients around the world finance their dream ski property.

Purchasing through a SARL (A French Limited Liability Company) is another option. Remember to weigh up the potential savings against the time and money required to register a company.

Save €1,000s by renting out your ski chalet

The French new-build ski property rebate programme allows you to recover 20% VAT from purchase price. To qualify for the scheme you must do the following:

You must rent the property out all year round.
You must fully furnish the property.
You must provide 3 hotel equivalent services such as breakfast, linen, cleaning or check-in.
You must supply invoices to guests.
You must receive invoices from suppliers.

You can use the property yourself, but you need to follow certain rules. Friends and family can stay in your property, but you must treat them like any other guests. For example they will have to pay the nightly fee and pay for services.

Though it may seem cheaper at first to manage the rental of the chalet yourself, it is important that you factor in your time.

For more information read our Guide to renting out property in the French Alps.

About Nick Leach

Nick Leach is a co-founder of Athena Advisers, specialising in French real estate, and the French Alps. Nick left Morgan Stanley in 2000 to work in tech start-ups (Carandhome.com, Skillvest, and Probis CRM) before establishing Athena Advisers in 2003.

About Charles-Antoine Sialleli

Charles-Antoine is Head of French Alps for Athena Advisers with 15 years of ski chalet sales experience. With a passion for Alpine lifestyle, Charles-Antoine is a font of knowledge for those looking to invest in the French Alps.