+33 (0)5 45 98 00 98 +33 (0)5 45 98 00 98 info@tcpf.com

What to Look for and Where to Look When Buying Property in the French Alps

Key Insights and Knowledge

Purchasing a ski property in the French Alps is a wonderful lifestyle investment. It offers a second home where you can create cherished memories on and off the slopes during the ski season. Moreover, with many resorts expanding their summer activities, the French Alps are increasingly popular during the summer months.

Why Buy a Property in the French Alps?

Outstanding Skiing

The French Alps boast some of the largest and best ski domains in the world, such as the Three Valleys, the largest interconnected ski area globally with 600km of pistes across eight resorts. Here, you will find renowned ski resorts like Val d’Isère, Courchevel, and Méribel.

Beyond the Slopes

While skiing is the main attraction, there’s plenty to enjoy off the slopes too, from savouring the region’s Michelin-starred cuisine to relaxing in luxurious mountain spas. The summer months are equally appealing, offering activities like hiking, golf, paragliding, and mountain biking, ensuring there’s something for everyone.

Investment Potential

Owning a ski property in the French Alps is often an emotional decision, yet it can also be lucrative. With high occupancy rates in winter and increasing rates in summer, there is potential to generate substantial rental income throughout the year. Continuous improvements in ski infrastructure and significant regeneration projects, enhance the prospects for capital appreciation.

What to Consider When Choosing a Ski Property in the French Alps

Proximity to Key Amenities

As with any property purchase, location is crucial. Once you’ve chosen a ski resort in the French Alps, consider the property’s location within the resort. Ski-in ski-out properties offer ultimate convenience but tend to be more expensive. Decide whether you prefer to be central with immediate access to shops, restaurants, and amenities or more secluded where driving to services is necessary.

New Build or Resale?

When buying a home in the French Alps, you have the choice between new builds and resales. Each option has its unique advantages and is largely a matter of personal preference.

Investment Potential

Both new builds and resales can offer wonderful investment opportunities. With consistent demand in winter and growing interest in summer, rental yields can remain strong throughout the year.

New-Build Properties

New-build properties offer several financial incentives. They come with lower notary fees of 2-2.5% compared to 7-8% for resales and may qualify for a VAT rebate, reducing the purchase price. New-builds usually feature modern comforts and no wear and tear, often with guarantees. Buyers can customise off-plan properties by choosing finishes, adjusting layouts, or adding extras like a pool or a jacuzzi.

Resale Properties

While new builds might take time to complete, resale properties are generally available immediately, allowing you to start enjoying or renting them out straight away. Though they come with higher notary fees of around 7-8%, they can be more affordable than comparable new-builds. Buying a resale property also allows you to see and assess the property in person beforehand.

Resort Ambience

Each resort offers a different skiing experience and ambience. For a lively après-ski scene with bars, fine dining, and music, resorts like Val d’Isère, Courchevel, and Méribel Centre are ideal. For a quieter environment, consider villages like Levassaix in Saint-Martin-de-Belleville or Méribel Village. Families should look for resorts awarded the Famille Plus Montagne label, which indicates family-friendly activities and services.

Long-Term Value

When purchasing any property, consider its long-term value. Check for upcoming infrastructure improvements and developments in the resort, as these can significantly increase property value.

Must-Haves

From spacious chalets with private spas to practical ski-in apartments, the variety of properties can be overwhelming. Make a list of essential features like the number of bedrooms and additional amenities such as gym access, concierge services, swimming pools, or spa facilities.

Dual-Season Resorts

With beautiful lakes, hiking trails, mountain biking, and more, the French Alps are ideal for summer holidays too. Consider if the resort is active in the summer, as this can help maximise rental income throughout the year, not just during peak seasons.

Choosing the Right Developer

When buying off-plan, research the developer’s experience with ski properties. Check their previous projects and visit any show properties if possible. This will help you gauge the quality of their work. At Town & Country Property France, we partner selectively with trusted developers who have a proven record of success.

Some Do’s and Don’ts of Viewing Properties in France

Bonjour and welcome to the wonderful world of French property! Whether you’re seeking a charming gîte in the Dordogne or a chateau in the south of France, finding your dream home requires a bit of know-how, especially for our English-speaking friends. Here at Town & Country Property France, we specialise in guiding international buyers through the exciting (and sometimes bewildering) process of buying properties in France.

Here are some pre-viewing tips:

  • Plan Ahead: Appointments are essential in France. Don’t expect open houses! Contact an English-speaking agent well in advance, especially if your visit is time-limited.
  • Do Your Research: Know your budget, preferred region, and must-have features. France offers a diverse property landscape, from historic chateaux to modern apartments.
  • Be Prepared: France is a big country so plan you itinerary in advance. Over ambitious schedules can ruin a trip and waste your time.
  • Be Personally Ready: Dressing appropriately, meal and comfort breaks all need to be planned into your day.

Do:

  • Be Punctual: Politeness goes a long way. Arrive on time for your viewing, and notify your agent immediately if you’re running late.
  • Embrace the Checklist: Compile a list of questions about the property, local amenities, and potential renovation needs.
  • Ask Questions: There are no silly questions! A good agent will be happy to address any concerns you have.
  • Take Notes and Photos: Memories can fade, so jot down details and snap pictures to help you compare properties later.
  • Consider the Long Term: Think beyond today. Factor in potential renovation costs, ongoing maintenance, and property taxes.

Don’t:

  • Wing It: Spontaneous viewings are unlikely to work in France. Be prepared and organised.
  • Focus Solely on Looks: While charm is important, don’t be blinded by it! Check for structural integrity, roof condition, and for other issues.
  • Forget the Details: Pay attention to things like heating systems, insulation, and the overall layout.
  • Be Afraid to Negotiate: House prices in France aren’t always set in stone. However, be respectful and base your offer on a realistic valuation of the property.
  • Rush the Process: Finding the right property takes time. Don’t feel pressured to make an immediate decision.

Frequently Asked Questions:

  • What documents do I need to buy property in France? bring with you your passport, proof of domicile as well as proof of funds.
  • Can I haggle on the price? Negotiation is common, but do so within reason. Check with your agent.
  • What are the additional costs involved? Expect notary fees, property taxes, and agency fees.
  • What about renovations? Always consider renovation costs and potential permits needed.

Thinking of making your French property dream a reality? Contact the English-speaking professionals at Town & Country Property France today! We’ll guide you through every step of the viewing process and help you find your perfect French home.

A word from the wise: Embrace the cultural differences! Viewing properties in France can be a delightful adventure. Be prepared, ask questions, and most importantly, enjoy the process of discovering your French haven.

Ensuring Transparency and Security: Why Photo ID is Required for Property Viewings at Town & Country Property France

At Town & Country Property France, we’re dedicated to providing a smooth and secure experience for both our clients and property owners. As part of this commitment, we require potential buyers to present photo identification before arranging property viewings or receiving detailed location information.

No ID = no viewing!

What to Expect:

When you express interest in viewing a property, a member of our friendly, English speaking team will contact you to discuss your requirements. We’ll ask you to present a valid form of photo ID, such as a passport or driver’s licence. This can be done easily through an online portal such as WhatsApp. Once verified, we’ll be happy to arrange a viewing at your convenience.

Here’s why this policy is in place:

  • Security for Property Owners: Vendors entrust us with showcasing their valuable assets, and requiring photo ID helps ensure viewings are conducted with genuine interest, and as a safeguard against potential criminal activity

Committed to a Positive Experience

At Town & Country Property France, we believe this verification process fosters a secure and productive environment for everyone involved. It allows us to prioritise the safety of our agents, vendors abd properties, ensure efficient use of your valuable time, and maintain transparency throughout your French property search.

We’re here to help you find your dream property in the beautiful French countryside. Contact us today to get started on your journey!

Loi Carrez: Getting the Right Measure of Your French Home

The Loi Carrez is used to calculate a precise measurement of a property’s habitable surface area, and is principally used in the sales of co-owned buildings (copropriété) such as apartments and condos. A vendor is obliged to supply this information to buyers.

What is Habitable Surface Area?

This specifically refers to the livable floor space within a property. Here’s the catch: not every nook and cranny counts towards your Loi Carrez measurement:

  • What’s Included: Rooms with ceilings higher than 1.8 metres (about 6 feet), such as living rooms, bedrooms, and finished basements.
  • What’s Excluded: Balconies, garages, attics (unless converted), stairwells, closets, and areas with very low ceilings.

Why Does Loi Carrez Matter?

  • Accurate Pricing: Ensures you’re paying a fair price per square metre, not for unusable space.
  • Comparison Tool: Lets you accurately compare different properties based on their actual liveable area.
  • Protection: If the listed surface area is significantly off, you have legal recourse to adjust the sale price.

Who Measures under Loi Carrez?

Don’t do it yourself, get the licenced professionals to calculate your surface habitable. These include:

  • Diagnosticians: Specialists in property assessments.
  • Surveyors: Offer the most precise measurements.

What Happens During the Measurement

The professional will:

  • Take Precise Measurements: Of each room with qualifying ceiling height.
  • Calculate: Total habitable surface area, often using specialised software.
  • Provide a Certificate: The official document stating the exact measurement.

Loi Carrez in the Buying Process

  • Mandatory for Copropriété: Sellers must include the Loi Carrez measurement in all property listings for co-owned buildings (like apartments & condos).
  • Validity: The certificate remains valid indefinitely unless significant structural changes are made.

Key Takeaways for Homebuyers

  • Demand the Measurement: Don’t just assume it’s available.
  • Accuracy is Key: Verify the certificate, especially if you have plans to convert unfinished spaces.
  • Price Impact: Understand how the habitable surface area relates to the asking price.

Don’t Get Shortchanged on Space

The Loi Carrez promotes fairness and transparency in the French real estate market. By understanding this vital measurement, you protect your investment and ensure you’re getting exactly what you pay for.

Let’s dive deeper into Loi Carrez’s detailed rules and how they impact houses and apartments.

Specific Exclusions for Loi Carrez Calculation

Beyond the basics, here’s a more granular look at what does NOT qualify as habitable surface area:

  • Walls & Partitions: The thickness of walls reduces the actual liveable space.
  • Stairwells & Doorways: The areas occupied by the stairs themselves and the space taken up by door swings are excluded.
  • Technical Areas: Space for boilers, water heaters, etc., even if within a room, aren’t counted.
  • Built-ins: Large, permanent features like fireplaces or non-removable closets eat into the measurement.
  • Areas under 1.8m Ceiling Height: Awkward nooks with very low ceilings (think sloped attic rooms) don’t count towards the total.

Loi Carrez: Apartments vs. Houses

  • Mandatory for Apartments: In co-owned buildings, the Loi Carrez measurement must be included in ALL listings and sale contracts to ensure buyers are fully informed.
  • Not usually needed for Houses: There may, however, be exceptions.

Why the Difference?

Apartments within the same building might have varying layouts and usable space despite having similar overall square footage. Loi Carrez gives a clear-cut metric for comparison, which is vital in dense co-owned properties.

Real-World Example

Imagine two 60 square metre apartments:

  • Apartment A: Spacious rooms, minimal closets, and built-in elements = 55 sq m of Loi Carrez habitable area.
  • Apartment B: More walls and built-in storage = Only 48 sq m of Loi Carrez habitable area.

While overall the same size, the livable space is vastly different, affecting their pricing.

Key Takeaways

  • Demand Precision: Ask for the Loi Carrez measurement.
  • Convert with Caution: If planning to modify a property, factor in that any additions might fall under Loi Carrez exclusions.
  • Protect Yourself: If the actual habitable space differs by more than 5% from the listed figure, you may have legal grounds to renegotiate the price, particularly with apartments.

Géorisques and ERP : Understanding Risk Reports in French Home Buying

France enjoys varied landscapes – mountains, coastlines, forests – but this beauty often comes alongside potential natural and technological risks. That’s why risk reports are an obligatory and crucial part of information required as part of the real estate process.



Why Géorisques and ERP Reports Matter

The Géorisques and ERP (état des risques et pollutions) reports provide vital information about a commune’s and a property’s potential risk of exposure to various natural and technological hazards, including:

  • Flooding: Risk from overflowing rivers, coastal flooding, etc.
  • Landslides and Ground Movement: Especially prevalent in mountainous or earthquake-prone regions and areas with clay soil.
  • Wildfires: A significant concern in some forested areas.
  • Industrial Risks: Proximity to factories or sites storing potentially hazardous materials.
  • Other Localised Risks: Like abandoned mines or radon gas presence.

When is a Géorisques and ERP Report Required?


The Géorisques report must be shared with buyers at the first viewing. It is freely available to access online. Sellers must provide the buyer with a similar report called the ERP report (it must be less than 6 months old). Your estate agent or notaire will know which reports are necessary.

What’s in the Report?

  • Maps: Clearly outline zones with different levels of risk.
  • Hazard History: Details past events in the area.
  • Preventive Measures: Any local regulations or recommendations. Any risk prevention plans in place for the commune.

Decoding the Report for Homebuyers

  • No Risk: Great! The property isn’t located in a designated risk zone.
  • Manageable Risk: The report will provide information on mitigation measures and potential restrictions (ex: specific building requirements).
  • High Risk: You’ll need to carefully consider whether the risk is acceptable and how it might impact your insurance.

The Report’s Impact

Géorisques reports supply information to help you:

  • Informed Decisions: be informed about hazard risks.
  • Insurance: risk levels may influence home insurance premiums.
  • Preparedness: understand your property’s potential vulnerabilities so you can plan accordingly.

Beyond the Report

  • Official Website: The government website https://www.georisques.gouv.fr/ provides general risk maps and information.
  • Localised Information: Don’t hesitate to ask local authorities (like the Mairie) for details about the area.

Don’t Let Risks Take You by Surprise

Géorisques and ERP reports bring transparency to the French home-buying process. Understanding them is vital for assessing a property’s suitability and making choices that help ensure your long-term safety and well-being.

Gas Safety First: Understanding Gas Inspection Reports in France

When buying a home in France that has a fixed gas installation, a gas inspection report provides essential information about safety. Let’s demystify this important document:

Why Gas Inspections Matter

Some anomalies can be dangerous, leading to leaks, fires, or even explosions. Gas inspections are designed to identify potential hazards and help protect you from these risks.

When is a Gas Inspection Required?

  • Mandatory: Property with a fixed gas installation more than 15 years old requires a gas inspection report (less than 6 months old) before the sale can be finalised.

What a Gas Inspection Checks

An independent certified professional will examine:

  • Gas Pipes: Looking for anomalies such as signs of damage, the wrong type of pipe or an out of date pipe.
  • Appliances: Checking safety mechanisms.
  • Ventilation: Checking adequate venilation to prevent dangerous gas build-up.

The Gas Inspection Report: What to Look For

  • Anomalies: The report will list any issues found, categorised by their level of severity.
  • Corrective Measures: Recommendations for necessary repairs or improvements.
  • Overall Risk Assessment: Whether the gas installation is deemed safe or poses potential dangers.

How the Report Impacts Your Purchase

  • Clean Report: Good news! However, always make sure it’s recent. Remember that any ‘non fixed’ installations may not have been inspected.
  • Minor Issues: These might be easily fixable with minor repairs. Always ask a qualified professional to carry out the repairs.
  • Major Problems: Significant issues could require extensive and costly repairs, and may be a point of negotiation or a reason to reconsider the purchase. Always ask a qualified professional to carry out the repairs.

Beyond the Report

  • Responsibility for Repairs: Sometime negotiated between the buyer and seller, otherwise factor the cost of repairs into your budget.
  • Maintenance: Regular gas installation checks by a professional are important even after you move in.
  • Carbon Monoxide Detectors: While not mandatory, these can provide an extra layer of safety.

Don’t Compromise on Gas Safety

Gas inspection reports are a crucial piece of the puzzle when purchasing a property in France. They help inform you about potentially dangerous problems. Understanding the report empowers you to make informed decisions.

Top Locations
Top Collections
Contact Us
Town Country Property France TCPF

7 Av. de la Gare, 16210 Chalais, France

+33 (0)5 45 98 00 98

info@tcpf.com

Follow us: