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Properties for sale in La Clusaz

Map All areas Aravis La Clusaz Manigod Thônes Le Grand Bornand Le Petit Bornand
For Sale

Chalet des Torchets

For Sale 569,000 €
3 Arâches-la-Frasse 165 m²

Chalet des Torchets was built in 1997 on a 900m² plot at the end of a cul-de-sac in a small residential area between Arâches and Les Carroz. The environment is exceptionally quiet, yet it benefits from its proximity to the bus stop for school and ski shuttles, and it's only a 4-minute drive to the centre of Les Carroz. Designed with traditional Savoyard chalet elements while incorporating the style and originality of architect-designed villas, it's safe to say this is a modern chalet that's very pleasant to live in. The ground floor consists of a large double carport attached to the chalet, with a mezzanine that houses a jacuzzi. The entrance hall opens onto a spacious room partially set up as a games and music room. This level also includes a laundry room with a WC. Half a level up, you’ll find a beautiful, bright space of about 50m², the centerpiece of the chalet, with its cathedral ceiling, large bay windows, modern open kitchen, and a suspended fireplace that dominates the room. From this space, you can access the south-east facing terrace and flat garden. On the upper half-level, there are 3 bedrooms, a WC, and a shower room, along with a lovely mezzanine overlooking the living area, which could easily be converted into a fourth bedroom. The vide sanitaire (space under the chalet) is also well-utilized, featuring a beautiful wine cellar and rooms currently used for storage. One of these rooms used to be a gym, which is why there’s also a shower room on this level. The chalet has been equipped with solar panels for the past two years, providing significant energy savings, and it also features an electric car charging station.

Aude Garnier

Aude Garnier

For Sale

Appt. Carline

For Sale 340,000 €
2 Arâches-la-Frasse 55 m²

This duplex apartment, with a usable floor area of 62.25 m², offers generous space and sleeping capacity well beyond the existing two bedrooms. It is the result of merging two apartments, allowing it to benefit from two bathrooms and two WCs. Located on the 5th floor of a residence in Pré du Bois, it enjoys stunning views over the village and the ski slopes, as well as morning sun exposure. The Pré du Bois area is ideal for those who appreciate peace and nature without compromising on access to the village centre and sports activities. The sports centre, home to Acquacîme, tennis courts, a tree-top adventure park, and a gym, is right on the doorstep. The free ski shuttle stop is just 50 metres away, providing access to the village or the slopes in under 10 minutes. The apartment features a spacious entrance hall with a cupboard, allowing all the family’s belongings to be stored without cluttering the living areas. Acting as a true buffer zone, it also separates the living space from the former studio, now converted into a proper en-suite bedroom with its own bathroom and WC. The bedroom also includes a wardrobe and a mezzanine level, reminiscent of a treehouse, ideal for children. On the other side of the entrance, a hallway fitted with modern built-in storage leads to the second bathroom, a separate WC, and the living area, where you’ll find a practical, updated kitchen. The recently replaced bay window enhances natural light and opens onto a 5 m² balcony, from which you can enjoy views of the village and the slopes. This living space is all the more appealing thanks to its impressive ceiling height, which has allowed for the creation of a spacious mezzanine. With its generous proportions, it serves as a true additional room, where a second bedroom has been created using a movable partition that offers privacy while retaining flexibility of use. The residence is very well managed and maintained, with plenty of outdoor parking spaces. It also benefits from a private tennis court and a bike storage room. The apartment is sold with two ski lockers and a cellar, all located within the same building.

Aude Garnier

Aude Garnier

For Sale

Chalet Merlette

For Sale 1,380,000 €
7 Arâches-la-Frasse 199 m²

Chalet Merlette enjoys an exceptionally rare location: just 50 m from the Les Carroz d'Arâches télécabine, it offers immediate access to the pistes of the Grand Massif ski area, as well as to the village centre and its amenities, just 500 m away. Built in the 1960s, its exposed stonework and log balustrade give it a character reminiscent of the great timber cabins of the Canadian north. Since its construction, the chalet has benefited from a full, high-quality renovation of the first floor and part of the ground floor, carried out in 2013 by a local contractor in collaboration with an architect, creating a modern and welcoming interior in an authentic mountain spirit. The chalet is arranged over three levels with a total area of 200 m² (139 m² habitable floor area, 45 m² utility space, and a 15 m² garage), and offers generous sleeping accommodation for family and guests. On the ground floor, a large entrance hall leads to a bedroom with en-suite shower room and WC (ideal as an au pair suite), a garage housing the laundry, ski lockers and boiler room. As the chalet has a separate carport, the garage could easily be converted into additional living space, such as a spa or wellness area. The first floor features a modern, fully fitted kitchen, a bright living and dining room with an attractive insert fireplace, and direct access to the covered terrace and the beautiful garden. On this floor, the sleeping accommodation comprises three well-proportioned bedrooms with wardrobes and a bathroom with WC. On the top floor there is a mezzanine used as a small sitting room and study, three further bedrooms, and a shower room with WC. The chalet sits on a generous, flat and attractively planted plot - a feature much sought-after in the resort. Views extend over the majestic Aravis mountain range. This property offers considerable potential: for extension, allowing the property to grow with your future plans, and for rental income, given its sleeping capacity and outstanding location.

Aude Garnier

Aude Garnier

For Sale

Appt. Ski Doux

For Sale 660,000 €
3 Arâches-la-Frasse 136 m²

The Ski Doux apartment is much more than just an apartment. It is a true cosy retreat offering the privacy of a chalet. Located on the first floor of an authentic Savoyard farmhouse dating from 1743, it provides 164 m² of usable living space and benefits from its own private entrance, direct access to a large 30 m² south-facing terrace, and dedicated parking. The farmhouse has been renovated several times over the past 30 years. Previous owners replaced the roof, installed solid floors between each level, and significantly improved the insulation, resulting in a relatively strong energy performance rating. The current owner has further enhanced the space through a unique renovation, using high-quality natural materials. Reclaimed old wood and travertine flooring blend elegantly with a mountain-loft style, creating a home that is both visually stunning and exceptionally comfortable. From the moment you enter, the character of the property is evident. A magnificent 18th-century studded wooden door opens into a welcoming entrance hall, adjacent to a large practical area used for ski storage, a workshop, and general storage. A hallway leads to the various living areas, including a separate WC, a bathroom with both a bathtub and a spacious shower, a dressing room, and a first cosy bedroom. A full-height wooden headboard separates the sleeping area from a large walk-in wardrobe. An additional area within the bedroom also serves as dressing space but could easily accommodate a desk or dressing table. The hallway then opens into a spacious 48 m² living area that has been thoughtfully designed with distinct zones. The fully equipped kitchen, and its central island, is positioned beside large French windows opening directly onto the south-facing 30 m² terrace. A dining area complements this space and is ideal for everyday family meals. On a split level, the lounge and dining area can comfortably accommodate a large dining table and seating area suitable for entertaining numerous guests. This space is enhanced by a cathedral-style ceiling clad in reclaimed wood and by the many windows that flood the room with natural light. A wooden staircase leads to the upper floor, where a large mezzanine gives access to two further generous bedrooms and a shower room with WC. The entire façade has been clad in reclaimed wood. Heating and hot water are provided by a shared gas boiler. Part of the first floor benefits from underfloor heating. Parking spaces are available directly in front of the farmhouse.

Aude Garnier

Aude Garnier

For Sale

NEW APARTMENT AVAILABLE IMMEDIATELY – 4 bedrooms (incl cabin), south-facing balcony with Aravis view, ski locker, cellar, and underground parking space.

For Sale 799,000 €
4 Arâches-la-Frasse 146 m²

Discover an exceptional place to live at the entrance of Les Carroz, in the peaceful Lays neighbourhood. The Alpaga residence is a haven of tranquillity, ideally set back from the main road. Perfect Location: Access to the village centre in just 15 minutes on foot, and a free ski-bus stop only 500m away for quick access to the slopes. Exceptional Exposure: Enjoy full SOUTH exposure from your outdoor spaces, offering optimal light and breathtaking views of the majestic Aravis mountain range. Comfort and Energy Savings: A new build (RT2012 standards and acoustic regulations) ensuring modern comfort, energy efficiency and first-class sound insulation. Each apartment benefits from individual underfloor heating powered by a gas condensing boiler. We are offering apartment C302, a spacious T4 + sleeping area with 146.40m² total floor space (96.68m² “Loi Carrez”) located on the 3rd floor, designed for family well-being: Bright Living Area: A generous 37m² living room including a fully equipped kitchen, an ideal space for socialising and sharing moments together. Sunny Terrace Balcony: Extend your mountain evenings on a large 15m² south-facing balcony, perfect for hosting comfortable outdoor seating. Optimised Layout: Three bedrooms, including a master suite with private shower room, a bathroom with bathtub and WC, an additional shower room, a sleeping area that can accommodate bunk beds, and a separate WC. A large built-in cupboard is integrated in the entrance. Storage spaces run along the attic eaves. HIGH-END FEATURES FOR EVERYDAY COMFORT Warm Materials: Laminate flooring in the entrance, hallway, utility room and bedrooms, and 60x60cm porcelain stoneware tiling in the bathrooms. Fully Equipped Kitchen: Quality appliances: combined fridge/freezer, dishwasher, oven, recirculating cooker hood, four-zone induction hob. Refined Details: Wooden joinery, aluminium roller shutters, wall-hung toilet, and video intercom. A SECURE AND EASY INVESTMENT IMMEDIATE DELIVERY: All properties in the residence have been delivered and are sold as they are. REDUCED NOTARY FEES (2.5%): Benefit from the financial advantages of buying new property. Practical Extras: The apartment is sold with a private underground parking space, as well as an equipped cellar and a ski locker, both fitted with electrical outlets. Possibility to purchase an additional parking space. Residence Amenities: Lift, communal bike room with washing area. All new-build guarantees protect your purchase.

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La Clusaz draws buyers at every level of the market, from studio apartments to large ski-in/ski-out chalets, and from first-time alpine buyers to experienced international investors.

Getting there

La Clusaz sits in the Aravis valley, in the French Alps of Haute-Savoie, at around 1,040 metres altitude. It is approximately one hour's drive from Geneva and roughly 30 minutes from Annecy and the shores of Annecy Lake.

The approach road into the valley is the D909 via Thônes. In peak ski season it carries heavy traffic on Saturdays; outside those windows it is a straightforward drive through the Aravis range. Saint-Jean-de-Sixt, the neighbouring village that shares the same ski area, is a few minutes down the road. Haute-Savoie is one of the most consistently sought-after departments in France for alpine property, and La Clusaz sits near its centre.

What La Clusaz offers year-round

La Clusaz functions as a resort in both seasons. In winter, the ski area covers around 130km of pistes across five valleys, with lifts serving terrain from beginner runs to steeper off-piste. It is not the largest ski area in the French Alps, and buyers comparing it with the Tarentaise mega-resorts should factor that in. But it is a well-organised area with a genuine village at its base.

In summer, the lift infrastructure stays largely in service for mountain biking and hiking. The Grand-Bornand bike park and the Aravis trails attract a different crowd from the ski season, but the volume is there. The summer season generates rental demand outside the five or six peak ski weeks.

The village has shops, restaurants and bars that stay open through the interseason, which is not true of every French alpine resort. It is welcoming to families (there is a school, a medical centre, and the kind of infrastructure that supports permanent living rather than seasonal visits). International buyers, particularly those from the Geneva and Annecy world, find it warm and accessible without the intensity of a purpose-built station.

Property types in La Clusaz

The property market in La Clusaz divides broadly into alpine chalets and apartments, with a smaller number of building plots and commercial units. Properties for sale in La Clusaz are concentrated across three main areas: the village centre, the Bossonnet slopes area to the south-east, and the quieter Confins valley to the north. Each has a different character and a different price profile, so location within the resort matters as much as property type when comparing listings.

Alpine chalets

Alpine chalets in La Clusaz range from three-bedroom traditional Savoyard builds (stone base, timber upper floors, south-facing terrace) to larger luxury properties with outbuildings, land, garages and ski rooms. The traditional stock varies considerably in condition; older chalets may carry lower DPE (Diagnostic de Performance Énergétique — France's energy rating system, on a scale of A to G) ratings, which has become more consequential as 2025 regulatory changes affected rental agreements.

True ski-in/ski-out chalets exist, mainly around the Bossonnet area, and they command a premium. Aspect is a factor that buyers can overlook: a south-facing chalet on a good slope retains more value and generates stronger rental interest than an equivalent property facing north or in shadow for part of the day. Chalets cost around 38.5% more per square metre than apartments, a consistent differential that reflects both land content and the appeal of standalone ownership.

Apartments and studios

The apartment market in La Clusaz runs from compact studios in older résidences to generous T4 and T5 units (T-number is the French room-count system: a T4 has four rooms plus kitchen and bathroom) in newer builds close to the village centre and lifts.

Most apartments sit within copropriétés, co-ownership buildings where individual units are owned outright but the building's common parts are shared between owners. This means quarterly service charges, a syndic (the building's appointed manager), and collective decisions on major works. The living space on offer varies: older résidences tend to have compact layouts built for ski-season use; newer developments offer larger living space, better insulation, and more considered design. New developments are available in La Clusaz, though supply at any given time is limited. Their tax treatment differs from resale purchases, covered below.

Property prices in La Clusaz

The La Clusaz real estate market sits at the upper end of the Haute-Savoie range. Apartments trade at a median of around €765 per square foot; houses and chalets at around €1,034 per square foot. The average price per square metre for well-located properties can exceed €15,000, and individual listings span a wide range, from under €500,000 for smaller apartments to over €5 million for premium chalets.

Agency fees in France are payable by the buyer, typically around 5% of the sale price. Notary fees (frais de notaire) run higher on resale properties than on new builds, which is one reason some buyers favour the VEFA route when new developments are available.

The investment case for La Clusaz

La Clusaz is an established resort in an established region, pulling buyers from one of the wealthiest catchments in Europe. Geneva is an hour away, and the Geneva and Annecy international communities are a large, stable pool of potential buyers and renters who want alpine access without the distance or cost of the Chamonix valley or the Tarentaise.

Rental yields and demand

La Clusaz offers rental yields of up to 5.2%, supported by the dual-season calendar. Properties near ski lifts and in central locations tend to achieve stronger occupancy and are broadly seen as more secure from an investment standpoint. Rental income for most owners primarily serves to cover costs and maintain the property rather than produce net income.

Properties with a DPE rating of D or below face restrictions on new rental agreements under 2025 regulations. Property management services are available in La Clusaz for owners who want professional help to improve occupancy without managing bookings directly.

New-build purchases and tax efficiency

Buying off-plan through VEFA (Vente en l'État Futur d'Achèvement, an off-plan purchase of a property not yet built or under construction) offers two financial differences from a standard resale purchase. Notary fees are lower, typically 2–3% on new builds versus 7–8% on resale. And buyers may reclaim the 20% VAT included in the purchase price, provided the property is rented through a qualifying management contract with a minimum rental commitment. The reclaim is not automatic: it requires a specific ownership and management structure, and the obligations run for a defined period. New developments in La Clusaz are limited in supply; availability changes as schemes complete and sell out.

Property for sale near La Clusaz

Saint-Jean-de-Sixt sits a few minutes down the Aravis valley from La Clusaz and shares the same ski area. Prices are generally lower, which makes it a practical alternative for buyers whose budget does not stretch to village-centre La Clusaz but who want access to the same slopes. It is a quieter base, a working village rather than a resort, and suits buyers who prefer that character or who are buying primarily for summer use.

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