Les Arcs has no active new-build pipeline. Every property in Arc 1600, 1800, 1950 and 2000 dates from the late 1960s to the early 2000s — the resort is fully built out. For a buyer who wants the Paradiski ski domain, brand-new construction, a ten-year structural warranty and RE2020 insulation standards, the choice in 2026 narrows to one address: Bourg-Saint-Maurice, the Tarentaise valley town at the foot of the funicular, seven minutes below Arc 1600.
This is not a hypothetical gap. It is a structural supply constraint that concentrates the entire Paradiski off-plan market into a single town on the valley floor. For buyers who have committed to buying new — rather than inheriting the energy performance and maintenance history of 1970s resort stock — Bourg-Saint-Maurice is where the available inventory is.
The Town and the Funicular
Bourg-Saint-Maurice sits at 850 metres in the upper Tarentaise, a functioning Savoie market town with a hospital, a weekly market, supermarkets and year-round commerce. It is not a purpose-built ski station. The ski mountain is reached via the Arc Express funicular, departing from a terminal a short walk from the town centre and reaching Arc 1600 in under seven minutes. From there, the full Les Arcs lift network — and, via the Vanoise Express, the linked La Plagne domain — is immediately accessible.
The town sits on the main Tarentaise rail corridor, with Eurostar ski train services stopping at Bourg-Saint-Maurice through the winter season. That direct international access reduces transfer friction for British buyers and their rental guests without the need for an onward road transfer. French and European visitors arrive by car via the N90 valley road or by TGV to Moûtiers and connecting services.
Buying in Bourg rather than inside the resort involves a deliberate trade-off: altitude and ski-in access in exchange for year-round town infrastructure, new-build legal protections and a lower entry price than any property inside the Les Arcs perimeter. For a specific discussion of what the seven-minute funicular connection means for buyers, the case has been made in detail elsewhere on this site.
Two Active Programmes: What the Market Holds
Current new-build market data shows two developer programmes actively selling in Bourg-Saint-Maurice in 2026, with a combined pipeline of 75 units. This is one of the largest concentrations of new-build inventory of any single valley town in the mid-Tarentaise this year.
Pure Lodge brings 40 units to market, positioned towards the mid-to-upper end of the Bourg-Saint-Maurice new-build price range. The programme is targeted at buyers seeking a contemporary mountain property with a ski-season rental profile and strong management-company credentials.
Terres des Alpins offers 35 units spanning studios to five-room apartments. The breadth of unit types makes it the natural entry point for first-time Tarentaise buyers and families, with studio and one-bedroom units available at the lower end of the market range — a configuration rarely found in new-build programmes at higher-altitude resort addresses.
Both programmes are structured under the French VEFA (Vente en l'État Futur d'Achèvement) framework — stage payments tied to construction milestones, a mandatory Garantie Financière d'Achèvement protecting buyers if the developer defaults, and a contractual delivery date. For a comparison of how VEFA works against UK off-plan norms, the VEFA guide on Domosno covers the key structural differences.
Developer Pricing Data: The 2026 Breakdown
Based on Q2 2026 developer pricing data for the active Bourg-Saint-Maurice programmes, the market averages approximately €6,400/m² across all unit types, with total transaction prices spanning from around €229,000 for a compact studio to around €652,000 for a four-bedroom apartment. The two- and three-bedroom segments carry the most inventory and the widest price range:
- Studios and one-beds (29–43 m²): from around €229,000, averaging approximately €7,600/m². Compact units attract a per-square-metre premium in both programmes, reflecting demand from entry-level investors.
- Two-bedroom apartments (38–62 m²): from around €232,000, with the top of the band approaching €472,000 for larger or better-positioned units. Average approximately €6,300/m². The most active segment across both programmes.
- Three-bedroom apartments (53–77 m²): from around €318,000 to around €540,000, averaging approximately €6,100/m² — the most competitive per-square-metre figure in the range, making larger units disproportionately good value relative to smaller ones.
- Four-bedroom and larger (93–94 m²): from around €640,000, at roughly €6,900–€7,000/m².
Prices reflect developer asking figures for the 2026 programmes and will vary by floor level, aspect and programme phase. Units with south-facing terraces and open valley views typically price at the upper end of each band.
The New-Build Premium and What It Buys
The gap between new-build and resale in Bourg-Saint-Maurice is substantial. The resale market for apartments in the town averages around €4,100/m², compared with the ~€6,400/m² average for new-build developer pricing — a spread of roughly 55%. That differential is not profit margin on the developer's part; it reflects the distinct legal and physical product being purchased.
A new-build property sold under VEFA in France carries three mandatory warranties by law: the garantie de parfait achèvement covering defects noted at handover (one year); the garantie biennale covering equipment and fittings (two years); and the garantie décennale covering structural integrity (ten years). The developer must hold a GFA, which means a bank or insurer is legally obliged to fund completion if the developer fails to deliver.
All new properties in France must comply with the RE2020 energy performance standard, which sets materially tighter thermal insulation and heating efficiency thresholds than the existing stock. In a ski rental property operating through a long Alpine winter, the energy cost difference between a 1970s-built apartment and a 2026-delivery new-build is significant and feeds directly into net income after charges.
Buyers who let through a qualifying management company under the LMNP (Loueur en Meublé Non Professionnel) regime may also be eligible to recover the 20% TVA included in the purchase price, reducing the effective acquisition cost substantially. TVA recovery is conditional on meeting the meublé rental criteria and the terms of the management arrangement — dedicated fiscal advice is essential before relying on this mechanism.
The Paradiski Domain and the Les Arcs Supply Picture
Bourg-Saint-Maurice buyers ski into Paradiski — the linked area connecting Les Arcs and La Plagne via the Vanoise Express cable car, one of the largest lift-linked ski systems in the French Alps. The terrain spans from valley-level access points up through four altitude stages in the Les Arcs perimeter, with lift connections running across to La Plagne's own multi-village domain.
Les Arcs itself has no active new-build pipeline. The resort is fully built out — there are no developer programmes within Arc 1600, 1800, 1950 or 2000. This is not a temporary condition; it reflects the physical and regulatory constraints of a built-out, established resort. Buyers wanting new-build property with direct Paradiski access in 2026 have no alternative to Bourg-Saint-Maurice.
The resale market within Les Arcs — older stock, no warranties, lower energy performance — averages around €4,100/m² for apartments, broadly in line with resale benchmarks in Bourg-Saint-Maurice itself. That pricing similarity is worth noting: the market is not pricing a significant altitude premium into Les Arcs resale stock versus the valley town. Bourg-Saint-Maurice new-build buyers are paying the standard new-build premium for new construction, not a location discount.
The 2030 Olympic Dimension
The French Alps 2030 Winter Olympics are scheduled for 8–24 February 2030. According to the International Olympic Committee, the Games will be organised across four geographic clusters, with the Savoie zone — encompassing the Les Arcs and Paradiski area — designated to host alpine skiing events. The IOC has confirmed the event will rely primarily on existing venue infrastructure.
For property buyers, the Olympics function as a visibility catalyst rather than a supply creator. The underlying case for Paradiski property rests on the fixed supply constraint at Les Arcs, which pre-dates the Olympic announcement and will persist beyond 2030. The Games add profile and potential short-term rental upside; they do not change the fundamental supply-demand structure of a fully built-out resort.
Buyers purchasing off-plan in Bourg-Saint-Maurice during the second half of 2026 are entering the Paradiski market roughly 42 months before the Olympic opening ceremony — which is, historically, the period when pre-Olympic interest begins to concentrate. For more detail on how off-plan buyers are positioning ahead of the 2030 cycle across the Savoie zone, the Trois Vallées analysis provides a useful reference point.
Rental Income: Setting Realistic Expectations
Bourg-Saint-Maurice is a year-round town, which gives it a rental occupancy profile that pure ski resorts typically cannot match. The Eurostar and rail access sustains a British and European skier market through winter; summer brings hikers, cyclists and families using the town as a base for the Tarentaise national park. The practical result is a longer letting calendar than a resort property at altitude, even if peak weekly rates will not match ski-in/ski-out resort equivalents.
The Tarentaise valley context matters here: the Tarentaise as an investment corridor contains resorts at sharply different price points, from Courchevel at the premium end down to valley and gateway towns. Bourg-Saint-Maurice sits towards the accessible end of that spectrum, which makes it particularly relevant for buyers whose investment case rests on a combination of capital preservation and rental income rather than trophy-asset appreciation.
Any rental income projection should be built from management company performance data for comparable properties already operating in the town — not from developer-provided estimates or indicative yield calculations. Net yield after management fees, co-propriété charges, taxe foncière and maintenance reserves is the only figure worth modelling.
The Practical Case for Acting in the 2026 Window
Seventy-five units across two programmes is the entirety of new-build supply serving a demand pool drawn from the whole Paradiski off-plan market. There is no third programme currently active, and no indication of additional consents being processed in the near term. When Pure Lodge and Terres des Alpins sell out, Bourg-Saint-Maurice will revert to a resale-only market — and buyers will face the same choices as buyers in Les Arcs itself: older stock, no warranties, lower energy performance.
Buyers considering a 2026 reservation should request the full VEFA documentation for each programme: the GFA certificate, the delivery schedule, the payment milestone plan, and the RE2020 technical specification. A comparison of usable floor area versus total declared area is important — Alpine new-builds frequently include balconies and ski lockers in the total surface figure. Legal advice from a French notaire with experience in VEFA transactions is not optional.
Browse new-build listings on the Domosno platform for current availability across both Bourg-Saint-Maurice programmes, or speak to the team directly to discuss specific units, floor plans and the current reservation timeline for each development.
