La Ferme des Pistes: Luxury Ski-In Ski-Out Apartments in Les Gets

Positioned on the La Turche slopes of Les Gets, La Ferme des Pistes is one of the most compelling new-build developments to arrive in the Portes du Soleil in recent years. The residence offers genuine ski-in ski-out access — not the marketing-stretched version where you still need a five-minute walk to a drag lift, but direct slope-side positioning that places owners on the piste network within moments of stepping outside. With apartments ranging from one to five bedrooms and prices starting from around €423,000, the development targets serious buyers who want both personal alpine use and credible rental income from one of the French Alps’ most sought-after family resorts.

Les Gets itself needs little introduction to the British and northern European market. Sitting at 1,172 metres in the Haute-Savoie, just over an hour from Geneva Airport, it combines authentic Savoyard village character with direct access to the vast Portes du Soleil ski area — 650 kilometres of linked pistes spanning twelve French and Swiss resorts. What sets La Ferme des Pistes apart from other Les Gets developments is its specific positioning on the La Turche sector, a quieter neighbourhood favoured by those who prioritise slope access and mountain views over being in the thick of village nightlife.

In this guide we examine the development’s specifications, pricing structure, and investment case in detail. We draw on current market data from the broader Les Gets and Portes du Soleil region, compare La Ferme des Pistes against competing developments, and set out the financial mechanics — from VAT reclaim to rental yield modelling — that any serious buyer should understand before committing. If you are weighing up a purchase in the resort, our buying process guide walks through the full VEFA timeline step by step.

La Ferme des Pistes comprises approximately twenty new-build apartments finished in a traditional alpine style that blends stone and reclaimed wood with contemporary interior specifications. The development sits at the foot of the La Turche slopes — one of the more peaceful sectors of Les Gets, away from the main village bustle but well connected to the full lift network. Each apartment comes with a private balcony or terrace, a ski locker, a cellar, and secure underground parking, which are included in the purchase price rather than charged as extras.

Unit sizes range from compact one-bedroom apartments of around 35 square metres through to generous five-bedroom family apartments exceeding 120 square metres. The interiors follow the established premium alpine template: engineered oak flooring, stone-look porcelain tiles in wet areas, fully fitted kitchens with integrated appliances, and double-glazed windows throughout. Bathrooms feature walk-in rainfall showers and heated towel rails as standard. Build quality sits at the upper end of the Les Gets new-build market, comparable to developments like new-build ski apartments currently marketed through Domosno.

Completion and handover took place in mid-2025, meaning buyers today are purchasing finished, ready-to-occupy units rather than off-plan commitments with construction risk. This is a meaningful advantage for those who want immediate rental income rather than waiting twelve to eighteen months for a VEFA delivery. The development benefits from French RT2012 energy standards, ensuring strong thermal performance and lower running costs — a consideration that matters both for personal comfort and for achieving favourable DPE ratings that increasingly influence rental bookings.

The La Turche sector sits on the southern side of Les Gets, offering a quieter, more residential feel than the bustling Chavannes side that connects directly into the main Portes du Soleil circuit. For ski-in ski-out buyers, this positioning is ideal: you step onto well-groomed runs that wind back down to your front door, without the queuing frustrations that can build up at the village-centre lifts during peak weeks. The trade-off is a slightly longer walk to the village centre — around ten to fifteen minutes on foot — though a free shuttle service runs throughout the season.

The broader Les Gets ski area links seamlessly with {{link:Morzine}} via the Chavannes sector, giving owners access to the full Morzine–Les Gets domain of approximately 120 kilometres of marked pistes and 49 lifts before even counting the wider Portes du Soleil network. For advanced skiers, Mont Chéry on the opposite side of the village provides steeper, tree-lined terrain and genuinely challenging blacks with panoramic Mont Blanc views. The combination of easy, family-friendly terrain on the Chavannes side and more demanding skiing on Mont Chéry is precisely why Les Gets appeals to mixed-ability groups.

Transport links reinforce the investment case. Geneva Airport is just over an hour’s drive via the A40 autoroute, making weekend visits feasible for northern European owners. Cluses station sits 22 kilometres away with regular bus connections into the resort during winter, and the Léman Express from Geneva extends the rail network further. For rental guests, this accessibility translates directly into higher booking conversion rates — a detail that matters when modelling yields on a premium ski property.

Summer adds a second revenue season. Les Gets is an established UCI Mountain Bike World Cup venue, drawing tens of thousands of cycling visitors between June and September. The lift system operates for bikers, the village hosts regular events, and hiking, trail running, and golf fill out the off-season calendar. A genuinely dual-season resort like Les Gets can deliver summer occupancy rates of 40–60 per cent in well-positioned properties, meaningfully boosting annual rental returns beyond the winter-only baseline.

Prices at La Ferme des Pistes start from approximately €423,000 for entry-level one-bedroom apartments and extend to around €1,250,000 for the largest four- and five-bedroom units. On a per-square-metre basis, this places the development at roughly €8,500–€10,500/m², which sits in the upper-middle bracket of the Les Gets new-build market. For context, the broader Les Gets average is approximately €7,700–€14,500/m² depending on positioning, with prime village-centre addresses and ski-in ski-out properties commanding the highest premiums.

The critical financial consideration for investor buyers is the new-build VAT reclaim. Under the French VEFA regime, purchases in classified managed rental qualify for 20 per cent VAT recovery on the gross price, subject to a minimum commitment of renting through an approved management company for at least nine years. On a €600,000 apartment, that represents €100,000 effectively returned — a substantial reduction in effective acquisition cost. Notaire fees on new-build typically run 2–4 per cent versus 7–9 per cent on resale, delivering a further saving. Combined, these two advantages can reduce the effective cost of a new-build purchase by 15–25 per cent compared to a similarly priced resale property.

Buyers should also factor in annual charges de copropriété (service charges), which for a development of this quality in Les Gets typically run €40–€60 per square metre per year. On a 65-square-metre two-bedroom apartment, that equates to roughly €2,600–€3,900 annually. Taxe foncière (property tax) in Les Gets is relatively modest by French standards, typically €800–€1,500 per year depending on unit size. Our French mortgage calculator models these costs alongside mortgage repayments to give a realistic net cashflow picture.

A well-managed two-bedroom apartment in Les Gets with ski-in ski-out access can realistically generate gross rental income of €25,000–€35,000 per year, assuming professional management, competitive pricing, and availability throughout both winter and summer seasons. Peak-week rates during February half-term and Christmas/New Year drive the majority of winter revenue, with weekly rates for a quality two-bedroom unit in this bracket typically reaching €2,000–€3,500 per week. Summer rates are lower but the season is longer, with weekly rates of €800–€1,500 sustaining solid ancillary income.

Net yields after management fees (typically 20–25 per cent of gross rental), cleaning, maintenance, and local taxes land in the range of 2.5–4 per cent for Les Gets properties in this quality bracket. If you reserve two or three peak weeks for personal use, expect the net yield to drop by 0.5–1 percentage point. These figures are deliberately conservative — we would rather a buyer plans on 3 per cent net and is pleasantly surprised than stretches to 5 per cent on a spreadsheet and faces disappointment in practice.

The LMNP (Loueur en Meublé Non Professionnel) tax regime is particularly advantageous for ski property investors. Under the BIC réel scheme, owners can deduct depreciation on the property, furniture, and fixtures against rental income, often eliminating taxable rental profit entirely for the first fifteen to twenty years of ownership. Combined with the VAT reclaim on new-build and modest French mortgage rates — currently in the 3.4–4.5 per cent range for non-residents — the after-tax economics of a well-chosen Les Gets apartment are genuinely compelling. Our ski property investment articles explore these structures in depth.

Les Gets has seen several new-build developments come to market in recent years, and understanding how La Ferme des Pistes sits within that competitive landscape helps buyers make informed comparisons. Eden Weiss, also in Les Gets, offers a similar premium positioning with contemporary alpine interiors, while Le Lumina targets the mid-to-upper market segment with a slightly different architectural approach. Each development has its own character, pricing band, and location advantages — the right choice depends on whether a buyer prioritises ski-in ski-out access, village-centre walkability, or budget efficiency.

Beyond Les Gets, buyers in the Portes du Soleil also consider Morzine properties, where prices per square metre tend to run 10–20 per cent lower for comparable quality, reflecting Morzine’s slightly less exclusive positioning. Châtel and Les Carroz offer entry points lower still, though with correspondingly less premium rental demand. For buyers specifically seeking the Les Gets combination of family appeal, Geneva proximity, and dual-season rental potential, La Ferme des Pistes sits comfortably in the upper tier alongside the best-positioned new-build options in the resort.

One practical consideration: the development’s La Turche location means it appeals most strongly to owners and guests who prioritise skiing convenience over village nightlife. If evening walkability to restaurants and bars is your top criterion, a village-centre resale property may suit better — but you will sacrifice the ski-in ski-out access and the new-build financial advantages. As with any property purchase, there are trade-offs, and our Domosno team can help you navigate the specific options available in Les Gets today.

Non-resident buyers — including British purchasers post-Brexit — can still access French mortgages for Les Gets property. Typical loan-to-value ratios for non-residents sit at 70–80 per cent, with the most competitive profiles reaching up to 85 per cent LTV. Current fixed-rate mortgage offers for non-residents run 3.4–4.5 per cent, reflecting the ECB deposit rate at 2.50 per cent after recent cuts. Our French mortgage page details the application process and documentation requirements.

For a completed new-build like La Ferme des Pistes, the purchase process is more straightforward than a typical off-plan VEFA acquisition. Buyers sign a compromis de vente (preliminary contract) with a ten-day cooling-off period, followed by completion at the notaire typically within two to three months. Notaire fees on new-build run 2–4 per cent of the purchase price — significantly lower than the 7–9 per cent charged on resale transactions. The total acquisition cost for a €600,000 apartment, including notaire fees, would be approximately €612,000–€624,000 before VAT reclaim.

For those unfamiliar with the French buying process, Domosno provides end-to-end support from initial property selection through to completion and rental setup. Our buying process guide explains each step in detail, and our bilingual team handles liaison with notaires, mortgage brokers, and management companies. The process is less complex than many British buyers expect, and the legal protections built into French property law — including mandatory surveys, seller disclosure requirements, and regulated notaire oversight — provide robust buyer safeguards.

The Les Gets property market has shown remarkable resilience through the economic turbulence of recent years. New-build supply remains extremely constrained — representing just 5–10 per cent of total stock in most Alpine resorts — while demand from British, Benelux, and Scandinavian buyers continues to outstrip availability. This supply-demand imbalance has supported consistent price appreciation of 3–5 per cent per annum across the resort, with premium new-build developments like La Ferme des Pistes performing at the upper end of that range.

Looking ahead, several structural factors support continued strength. The French Alps benefit from an established regulatory framework that limits new construction in mountain areas, constraining future supply. Climate adaptation is driving demand towards lower-altitude, tree-line resorts with strong snowmaking infrastructure — a profile that Les Gets fits precisely. And the resort’s continued investment in lift infrastructure, including the new Rosta chairlift for the 2025–26 season, signals long-term confidence from the operating company.

For buyers weighing up La Ferme des Pistes specifically, the combination of completed build status, ski-in ski-out access, VAT reclaim eligibility, and Les Gets’ established rental market creates a genuinely attractive proposition. It is not the cheapest entry point into Alpine property — all ski apartments includes options across a wider price range — but for buyers seeking a premium, low-hassle investment in one of the Portes du Soleil’s strongest resorts, it deserves serious consideration.