Residence Lumina: The Lowest-Priced New-Build Apartments in Les Gets — Location, Pricing & Buyer Guide 2025

Residence Lumina, a collection of 20 exquisite new-build apartments nestled in the quiet Les Perrières neighbourhood of Les Gets, represents one of the most compelling value propositions in the current French Alps new-build market. Priced from €360,000 for two-bedroom apartments (€8,000/m² average — roughly half the cost of central Les Gets locations at €16,000/m²) and reaching €1.2M+ for premium four-bedroom units, Lumina offers a clear arbitrage: modern architecture inspired by Haut-Savoyard farmhouses, basement parking, ski lockers, and a two-minute walk to the Les Perrières ski lift — all at New Build pricing 30–40% below central-village competitors.

Les Perrières sits in the quieter, family-oriented sector of the resort. It’s positioned just 200m from the Les Perrières ski lift (two minutes on foot) and a comfortable 15-minute walk to the village centre — close enough for those who want immediate ski access, far enough from après-ski noise for those prioritising peace and morning convenience. For British buyers and families, this positioning is increasingly attractive: you gain ski-in/ski-out practicality without the price premium of true centre addresses, and you’re positioned on the Chavannes side of Les Gets, which feeds into the full Portes du Soleil network and delivers the strongest rental demand.

This guide covers Residence Lumina’s location and positioning, current pricing by unit type, the broader Les Gets new-build market context, how the 20% VEFA VAT reclaim and furnished rental tax regime work, and why Les Perrières — often overlooked compared to central village addresses — has become the smart-money play for investor and family buyers alike. We’ll also look at 2025 Les Gets property appreciation forecasts and what Lumina’s competitive pricing tells us about the wider market.

Les Gets organizes neatly into three skiing sectors: Mont Chéry (the quieter mountain on the south), Chavannes (the family-friendly sector with Portes du Soleil access), and the village centre (walkable, prime, expensive). Residence Lumina sits on the edge of Les Perrières, which is technically part of the Chavannes sector but positioned north of the main village — a location that feels quieter and more residential than the bustling town centre, yet delivers genuine ski-in/ski-out convenience.

The Les Perrières ski lift is a mid-sized chairlift serving intermediate terrain that connects into the Chavannes circuit. A two-minute walk (or one-minute ski boot shuffle) from your apartment to the lift base is operationally ski-in/ski-out by any practical definition — you’re not hiking, driving, or waiting for shuttles. For families with young children or groups sharing accommodation, this convenience is transformative: you eat breakfast at 08:15, step out by 08:45, and start your ski day. Compare that to central village properties where you may need to walk 5–10 minutes to reach a lift, or outlying properties where you drive.

Financially, the trade-off is straightforward: yes, Lumina is quieter and slightly further from the restaurant/bar scene than central village addresses. But that buys you €7,500–9,000/m² value compared to €13,000–16,000/m² in the centre. For owner-occupiers and modest investors, that’s a rational choice. For pure rental-yield plays, the difference is material: central properties rent at premium rates, but central also costs premium. Lumina’s lower acquisition cost combined with walk-to-lift convenience creates a better risk-adjusted return profile.

Residence Lumina comprises 20 apartments (range: 2 to 4 bedrooms) designed in Haut-Savoyard architectural style — local stone, traditional chalet proportions, large windows — rather than the utilitarian concrete blocks that characterize some modern Alpine developments. This attention to aesthetic integration matters more than it initially appears: guests and rental platforms reward properties that feel locally rooted. Interior finishes reflect contemporary Alpine tastes — warm wood tones, underfloor heating, modern kitchens, ample storage — without the ultra-luxury price tags of five-star chalets.

Each unit includes basement parking (valuable in a snowy resort where surface spaces become unusable mid-winter), ski lockers with boot warmers, bicycle storage, and the standard modern amenities (Wi-Fi ready, laundry facilities, good insulation for lower heating costs). The common areas feature a small lobby and outdoor parking for visitors. The overall feel is ‘modern convenience meets Alpine authenticity’ — exactly what contemporary rental guests seek. Completion is due Q2 2026 based on current timelines.

Current availability varies month-by-month, but pre-sales have moved several units. The development is structured as VEFA (off-plan) contracts, meaning you sign now and pay in stages through construction, with final payment at completion. This offers flexibility: you’re not committing capital immediately, and the VAT reclaim (€100,000–€180,000 depending on unit size) flows back post-completion, improving your cash position.

Residence Lumina pricing starts at €360,000 for 2-bedroom apartments (typically 45–50m²), rising to €520,000–€620,000 for 3-bedroom units (60–75m²) and €1.1M–€1.25M for 4-bedroom apartments (140m²+). In per-m² terms, that’s €8,000/m² — substantially below central Les Gets at €13,000–€16,000/m², and even competitive with new-build developments in lower-profile Portes du Soleil villages like Châtel (€7,500–€8,500/m²) and Morzine satellite locations (€7,000–€8,000/m²).

For context, central Les Gets 2-bedroom new-build apartments start from €520,000 (€10,400/m²) to €650,000 (€12,000/m² for prime-positioned units). Lumina’s €360,000 entry point on comparable square footage saves €160,000–€200,000 at purchase — a 30–35% discount. Applied to the investment math: two-percentage-point difference in yield (3% on Lumina versus 2% elsewhere due to lower acquisition cost) compounds significantly over 10 years. Alternatively, you pay 30% less and capture the same 3% yield, improving absolute return-per-euro-invested.

The wider Les Gets market context: new-build pricing has plateaued slightly in 2025 (after 5 years of 6–8% annual growth 2019–2024), with developers offering modest discounts to clear inventory faster. Lumina’s pricing reflects this dynamic — the developer is offering competitive per-m² pricing to move units quickly. For buyers, this is a buyer’s market window where pricing power has shifted from developer to purchaser. That shift is temporary (2–3 years), so acquisitions made in 2025–26 will likely outpace those made in 2027–28.

When you purchase a new-build apartment in Residence Lumina as VEFA (off-plan) and enter it into professional rental management, you qualify for a 20% VAT refund on the gross purchase price. On a €360,000 apartment, that’s €72,000 refunded post-completion. On a €620,000 three-bedroom, it’s €124,000. This is not a tax credit or a write-off — it’s a direct cash refund that lands in your bank account typically 6–12 months after final completion.

The process requires commitment to a 9-year professional rental agreement (location meublée, LMNP tax regime) with an approved rental management company. The company typically takes 30–40% of gross rent (you keep 60–70% net), but they handle guest acquisition, cleaning, laundry, maintenance coordination, and tax compliance. For an absentee British owner, this outsourced model is essential — you cannot legally manage a rental property from the UK without a French representative. The rental management company fulfills that legal requirement.

LMNP taxation (Loueur Meublé Non Professionnel) offers advantages: you deduct all property expenses (mortgage interest, maintenance, cleaning, utilities for common areas, furniture replacement, property tax) from rental income. You pay tax only on net profits, which is typically 2–3% of gross rent after the management company’s margin and expenses. For a €360,000 apartment generating €9,000/year gross rent (3% gross yield) with a 35% management fee, you keep €5,850 gross, deduct €1,500 in expenses, and pay tax on €4,350 — roughly €1,300 in tax at 30% marginal rate. Net yield: 1.5–2% after tax, plus capital appreciation upside.

Critically: if you don’t want to commit to 9-year rental management, you don’t have to. Resale apartments and owner-occupied properties don’t unlock the VAT reclaim. But if you’re willing to enter professional rental (even if you never use the property yourself), the €72,000–€124,000 VAT recovery materially improves the investment math and is not available to resale buyers.

Les Gets’ position within the Portes du Soleil — the 650km linked ski area spanning 12 French and Swiss resorts — creates consistent international rental demand. British, Benelux, and Australian guests particularly favour Les Gets for families: the village is walkable, the skiing is balanced (beginner-friendly with serious terrain), and the family-oriented atmosphere retells itself through reviews. Annual occupancy rates for well-managed Les Gets apartments run 55–70% (seasonal mix: 70–80% winter, 30–40% summer), generating 3–3.5% net yields for central properties and 2.8–3.5% for Les Perrières.

Residence Lumina’s walk-to-ski positioning is a genuine rental advantage. Families specifically value ‘two-minute walk to slopes’ — it appears in every booking inquiry, and properties marketed with this feature command 5–10% rental premiums. Lumina’s marketing advantage is that it delivers genuine convenience at 30% lower acquisition cost than similar central addresses. For a rental management company, Lumina apartments are easier to book and easier to operate (less wear-and-tear from long daily walks, faster guest turnaround) than outlying properties.

Summer demand in Les Gets is meaningful (mountain biking, hiking, family holidays) but secondary to winter. Lumina’s positioning doesn’t create specific summer appeal — it’s not lakefront or particularly scenic — so summer yields will be moderate (1–2% net). But total annual yield (3–3.5% net) compares favourably to resale apartments in the centre (2–3% net due to higher acquisition cost) and justifies a 7–10 year hold for investors.

Investors seeking 3%+ yield: Lumina’s €8,000/m² pricing combined with 2.8–3.5% rental potential makes it attractive for buy-and-hold investors. The VAT reclaim (€72,000–€124,000) reduces your effective cost, improving yield arithmetic. Nine-year rental commitment is standard in Alpine property investment; many hold 15–25 years. For an investor with €120,000–€200,000 equity, Lumina offers a clean buy-and-manage proposition.

Family groups and owner-occupiers: A €620,000 three-bedroom Lumina apartment suits multi-gen groups (grandparents, parents, kids) seeking 2+ weeks annually. The walk-to-slopes convenience and modern finish appeal to families who don’t want to manage rental tenants. You can rent it 20–30 weeks a year (winter school holidays, summer) and use it yourself the rest. The VAT reclaim helps offset your cost of ownership if you elect to rent part-time.

Modest portfolio builders: Some British buyers acquire 2–3 Alpine properties (one in Les Gets, one in Morzine, one in a quieter village) to diversify rental income and personal use options. Lumina’s entry price (€360,000–€620,000) fits this strategy well. The May 2025 Chamonix rule change (one short-term rental per owner) doesn’t apply to Les Gets, so you could theoretically own multiple units here.

Lumina is not ideal for buyers prioritising central-village nightlife and restaurant proximity — you’re a 15-minute walk away, which is both advantage (quiet) and limitation (social scene). It’s also not optimal for skiers demanding terrain variety or high-altitude snow guarantee — Les Gets sits at 1,172–2,002m, vulnerable to poor early/late season snow.

Les Gets sits 55km southeast of Geneva Airport — roughly 1h15 by road, one of the fastest transfer times in the French Alps. Multiple shuttle operators run scheduled services daily during season (€35–50 per person one-way), and private transfers cost €80–120 for a four-seat vehicle. This transfer convenience is a genuine rental advantage: guests flying from London/Manchester land at Geneva, collect a transfer vehicle, and arrive in Les Gets in time for afternoon tea. Compare that to Chamonix (1h45) or Val d’Isère (3h+) — the speed matters for casual weekend renters.

Alternative: Eurostar to Paris (2.5 hours), then TGV to Cluses (near Les Gets, 22km away) takes 6–7 hours total but appeals to buyers with luggage. Bus from Cluses to Les Gets runs regularly (45 minutes) or you rent a car at Cluses station. For summer holidays, many UK families drive: ferry/Eurotunnel from Dover, overnight stop in France, then 8–10 hours to Les Gets next day. The drive-able distance makes Les Gets appealing for multi-week summer lettings.

Summer is easier: good weather means the 1h15 transfer is reliable, and many guests hire cars upon arrival for exploring the wider region. For a property owner, the short transfer and summer accessibility are genuine advantages. Families rent for 2–3 week blocks more readily in Les Gets than in higher-altitude, more remote resorts.

Residence Lumina represents good value for three reasons: (1) pricing — €8,000/m² sits in the lower quintile for Les Gets new-build, saving 30–40% versus central addresses; (2) positioning — walk-to-ski convenience at walk-to-quiet-neighbourhood trade-off is defensible for modern buyer preferences; and (3) market timing — 2025–26 is a buyer’s market window in French Alps new-build due to a slight slowdown in appreciation (still positive, but 2–4% annually rather than 6–8%).

Les Gets itself is forecast to appreciate 4–6% annually through 2026 (versus Chamonix at 8–10% and Morzine at 3–5%), reflecting steady rental demand, British buyer interest, and dual-season (summer mountain biking) appeal. Lumina’s lower entry price means even 4% annual appreciation compounds meaningfully: a €620,000 purchase appreciates €24,800/year (€2,067/month), plus 3% net rental yield (€18,600/year or €1,550/month). Total value creation: €3,600/month for a £120k down payment — sensible if not spectacular.

For investors, the question is: would I rather own one Lumina apartment (€360,000 with €72,000 VAT recover, leaving €288,000 net cost) or deploy that €120,000 equity across 2–3 different developments or resorts? Diversification reduces single-property concentration risk (if Lumina’s construction delays or if Les Gets underperforms). Concentration allows deeper knowledge and operational efficiency. Either is defensible; it’s a personal risk/reward choice.