Property for sale in Les Gets spans a wide range: apartments and chalets, new-build and resale, studio entry points and large detached properties across a price band that reflects an established Alpine market.
Getting to Les Gets
Les Gets sits at 1,172m in Haute Savoie (the Haute-Savoie département of the Rhône Alpes region), roughly 80km from Geneva and around 90km from Chamonix, where Mont Blanc is visible on the horizon on a clear day. The main access route is by road via the A40 motorway, exiting at Cluses. Geneva airport, on the southern shore of Lake Geneva, is the primary international hub for most buyers; transfers to the resort take around an hour depending on traffic and season.
Morzine sits about five minutes away by road and shares both ski area access and some services with Les Gets. Buyers who find Les Gets priced beyond their budget will occasionally look at Morzine as an alternative entry point into the same ski area, with a broadly similar location and lifestyle offer.
Les Gets as a ski and mountain resort
Most buyers here are buying into two seasons: skiing in winter, mountain biking and hiking in summer.
Skiing in the Portes du Soleil
Les Gets is one of the main French entry points to the Portes du Soleil ski area: 600km of marked runs across 12 resorts, connecting on the French side with Morzine, Avoriaz and Châtel, and crossing into Switzerland to reach Champéry and Morgins. The season runs broadly from mid-December to mid-April. Ski lifts from the village give direct access to two sides of the ski area: Chavannes, above the village centre, and Mont Chéry to the east, a quieter, north-facing side that holds snow well. Both are reachable on foot from most parts of Les Gets.
One caveat worth stating plainly: at 1,172m, the village base sits lower than some neighbours. Avoriaz, for comparison, is at 1,800m. Snow reliability on the runs back down to the village varies by season. The ski area itself reaches above 2,200m, so the pistes above Les Gets are better covered in a thin-snow year than the lower slopes. Buyers who treat high-altitude guaranteed snow as a priority should factor this in.
Summer activities and year-round use
Les Gets hosts a round of the UCI Mountain Bike World Cup. The trails run from spring through autumn and offer direct access from the village. Hiking trails connect into the wider Portes du Soleil summer network, spanning both the French and Swiss sides of the area.
Summer rental demand is real but typically lower than winter. Buyers planning to let a property should model both seasons, and not assume summer income will match the Christmas or February school holiday peaks.
Village life and permanent amenities
Les Gets has a permanent population of around 1,400 residents and functions as a year-round community rather than a resort that closes between seasons. The village centre has a good range of shops, restaurants, a weekly market, a medical centre, and primary schooling. A free shuttle bus connects the centre to the ski lifts and the outlying parts of the village.
The village has agricultural roots alongside its tourism economy. There is a church, a town hall, and working farms on the outskirts. This distinguishes Les Gets from purpose-built resorts such as Les Arcs or La Plagne, which offer little outside the ski season. Families seeking a base that functions in school term-time and through the summer will find Les Gets more practical than a mono-seasonal resort village. Well-being facilities (pools, saunas) exist within some residence buildings; public options in the village itself are limited.
Property types in Les Gets
The market in Les Gets divides into apartments and chalets, with both new-build and resale stock available in each category. The architectural character of the village is traditional alpine externally (timber facades, stone detailing, pitched roofs), and most newer properties carry contemporary interiors behind that exterior. New development in Les Gets is subject to planning constraints; the village is not growing, and the supply of new-build property at any given time is limited. Resale stock makes up a meaningful share of what comes to market.
Apartments
Apartments range from studios to four or more bedrooms and are typically situated within residence-style buildings. Most include a ski room, underground parking, and in many cases a pool or sauna. A recent apartment on an upper floor (third floor and above) will often have a balcony with open views, and south- or south-west-facing units tend to be the most sought after for both personal use and letting. Spacious living space is a consistent priority for buyers; open-plan layouts with three or more bedrooms are among the strongest performers in the rental market.
Resale apartments that have been renovated (new kitchen, updated bathrooms, refreshed finishes) typically command a premium over unrenovated stock of similar size and location. Many new-build apartment schemes in Les Gets are structured under a tourist leaseback arrangement, which is covered in the investment section below.
Chalets
Chalets in Les Gets range from semi-detached three-bedroom village properties to large detached chalets with gardens, garages, ski rooms, and panoramic views across the surrounding mountains. A well-maintained chalet will typically have well-appointed features throughout: an open-plan living area, a fireplace for warmth in the colder months, and at least pleasant views of the peaks if not a full panoramic outlook. Some older properties carry decorative alpine art and traditional woodwork details specific to the Haute-Savoie building tradition.
Larger new-build chalets (five or more bedrooms, fully specified) make up the upper end of what is available in Les Gets. Semi-detached village chalets in need of modernisation offer one of the lower entry points into the chalet market here. Anyone looking to build a chalet should note that plot availability in the village is limited and subject to the same planning constraints that restrict new development more broadly.
Property prices in Les Gets
Les Gets sits in the mid-to-upper tier of the French Alps property market. Average prices across the market as a whole typically exceed €10,000/m², with the best-located, largest chalets reaching up to €30,000/m² at the ultra-prime end. Entry-level new-build apartments start from around €6,900–€7,900/m²; top-tier new developments often exceed €15,500/m².
In absolute terms: apartments in new-build schemes start from around €420,000–€450,000 for a studio or one-bedroom unit. Chalets with four bedrooms in need of work are available from around €1.6M; larger, well-located new-build chalets start considerably higher, with the top end of the chalet market running from €4M to €4.75M and beyond. The primary price driver within the village is proximity to the ski lifts and the village centre. Properties within walking distance of the main lift stations command a clear premium over those that require a shuttle or a drive.
The investment case for Les Gets
Les Gets draws both winter skiers and summer visitors, so a property ideally situated within a short distance of the lifts and the village centre can generate rental income across two seasons. Properties at the foot of the main lift stations let most easily and at higher nightly rates. Winter typically accounts for 60–70% of annual rental revenue in most Alpine resorts, and Les Gets broadly follows this pattern. A second home or holiday home here is a genuine dual-season asset rather than a property that sits empty from April to December.
Many new-build schemes in Les Gets are available under a leaseback structure (in French, the loueur en meublé non professionnel arrangement). Buyers of qualifying properties can reclaim the 20% French TVA (value-added tax) on the purchase price. In exchange, the property goes into a managed rental programme for a minimum term, typically nine years, with restrictions on personal use during that period. The VAT reclaim can reduce the net cost of purchase meaningfully, which is why this structure is common in French Alpine new developments.
Planning restrictions limit new development in Les Gets, and the village is not growing in size. This controlled supply has supported prices over time relative to less restricted markets.
What to check before you buy
The DPE (Diagnostic de Performance Énergétique, France's energy rating system) now restricts which properties can be let. Regulations tighten progressively. Older stock, particularly chalets in a quiet area of the village or properties in need of renovation, may carry low DPE ratings. A quiet spot with south-west-facing aspect can still perform poorly on energy efficiency if the building fabric has not been updated. New-builds must meet current standards and typically carry A or B ratings. Buyers of resale properties should check the DPE before exchanging contracts and factor potential upgrade costs into their budget.
In France, the buyer pays the notaire, the state-appointed legal officer who handles the conveyancing and registration of the transfer. On resale properties, notaire fees run to approximately 7–8% of the purchase price. On new-builds, the figure is typically 2–3%. Budget for it from the outset.
French mortgages are available to non-resident buyers, though documentation requirements and lending criteria differ from UK or US practice. Currency exposure on a euro-denominated purchase is also a factor for buyers holding sterling or other non-euro currencies. A property a stone's throw from the ski lifts, or within a short walk of the village centre, will generally hold its value better through market cycles than one on the periphery of the village.