Chalet d’Aurelia Les Gets: The Boutique Village-Centre New-Build Development Delivering Q1 2026

Les Chalets d’Aurelia is one of the more compelling boutique new-build opportunities to appear in Les Gets over the past two years — an intimate residence in the heart of the village, delivering Q1 2026, a quiet 200m walk from the Mont-Chéry cable car, and designed around an elevated south-facing site that sees sun from mid-morning through to sunset in January. For British and Benelux buyers looking for a Les Gets address that combines genuine village-centre walkability with the peace of a residential set-back plot, this is precisely the kind of development the market has been short on for several years.

In this guide we walk through the location, the building specification, the apartment mix (2, 3 and 4 bedrooms), the reduced-notary-fee framework, the delivery timeline, and — crucially — how Chalet d’Aurelia prices stack up against the wider Les Gets new-build market in 2025-26. We’ll also cover the broader case for buying into Les Gets as a resort: the Portes du Soleil lift network, the family-friendly ski sectors, the 2025-26 Rosta 8-seater chairlift upgrade, and the strong rental yield proposition that makes this village consistently one of our most-searched destinations.

Les Gets sits at 1,172m altitude in Haute-Savoie, just 55km (around 1h15) from Geneva Airport — one of the fastest transfers in the French Alps. It’s part of the 12-resort Portes du Soleil network, offering 650km of linked pistes spanning France and Switzerland. Chalet d’Aurelia’s position in the village centre puts future owners within easy walking distance of both Mont-Chéry and Les Chavannes lift systems, plus the full range of village amenities — bakeries, restaurants, ski schools, ice rink, and the weekly market.

The location is the single most compelling feature of Les Chalets d’Aurelia. The residence sits in an elevated position within Les Gets’ central village, set back from the main through-road on a quiet residential street, with unobstructed sightlines across the valley and a south-facing orientation that maximises daylight hours. The Mont-Chéry télécabine — one of the village’s two primary lift systems — is approximately a 200-metre walk, making this a genuinely pedestrian-access property for ski days rather than one that requires a shuttle or a drive.

For mixed-ability family groups, the residence’s position is nearly ideal. Mont-Chéry is the quieter of Les Gets’ two ski mountains, beloved by serious skiers for its tree-lined reds and challenging blacks, while the Les Chavannes side — the gateway to the full Portes du Soleil circuit linking Morzine, Avoriaz, Châtel and Champéry — is a short walk across the village from Aurelia’s position. Buyers get the peace of a residential street, the proximity of a major lift, and easy access to the full Portes du Soleil network without having to prioritise one side of the village over the other.

The immediate village context matters too. Les Gets’ central village is a genuine working community — bakeries, a weekly market, year-round residents, schools, the Museum of Mechanical Music, an outdoor ice rink — rather than a purpose-built ski dormitory. That working-village character is one of the reasons Les Gets property values have tracked consistently above the Portes du Soleil regional average for over a decade, and it’s the reason the rental economy here extends meaningfully into the summer months for mountain biking and hiking.

Chalet d’Aurelia is a boutique development — a small number of units spread across a single residence building, rather than the larger 50-100 apartment schemes that characterise most contemporary Alpine new-builds. The available apartment mix is 2-bedroom, 3-bedroom and 4-bedroom units, all designed for year-round residential or rental use with practical Alpine layouts (open-plan living, generous balconies, and dedicated ski storage on the ground floor). The intimate residence format has two meaningful advantages for buyers: lower long-term communal running costs, and a more distinctive, less homogeneous finish than larger schemes.

Pricing for Chalet d’Aurelia sits within the typical Les Gets central-village new-build range of €7,000-9,000/m², with the best-positioned 3 and 4-bed units trading at a modest premium to that band given the south-facing orientation and proximity to the lift. As a boutique format, the residence is likely to be sold out ahead of the Q1 2026 delivery — historical data from similar small-format Les Gets projects shows that the best units typically sell within the first 12 months of market release, leaving only the lesser-positioned apartments available in the final stretch.

Notary fees on this development are reduced under the French VEFA (Vente en l’État Futur d’Achèvement) regime applicable to new-build purchases — typically 2-4% of the purchase price versus 7-9% on resale properties. That’s a genuine cash saving: on a €700,000 apartment the difference is approximately €35,000. Combined with the potential for 20% VAT reclaim through a classified managed-rental programme (see below), the new-build framework materially improves the total-cost-of-ownership versus equivalent resale alternatives.

The build specification for Les Chalets d’Aurelia reflects the current French regulatory baseline — RT 2020 thermal standards, NRA acoustic regulations, and modern seismic compliance — along with the finish-quality upgrades buyers expect in the €7,000-9,000/m² price bracket. The heating system is a heat pump with underfloor heating throughout living areas, which is both operationally cheaper than traditional electric or oil systems and meaningfully quieter during the shoulder season. The interior partitions use Placostil® soundproofed panels, and the glazing is double-glazed with acoustic performance to French regulatory requirements.

Interior finishes lean into the authentic Alpine aesthetic: tastefully designed materials with wood accents, matte paint in the living areas, high-quality flooring, and dedicated storage for skis, boots and outdoor equipment. This is a genuine step up from the entry-level Alpine new-build specification of a decade ago, and it reflects the broader maturation of the French Alps new-build market — buyers are no longer willing to accept developer-grade finishes at €7,000+ per m², and the successful developers have responded accordingly.

RT 2020 thermal performance is worth dwelling on for investor buyers in particular: it means meaningfully lower operating costs for the property (heating bills 30-50% below legacy specifications), higher DPE ratings that support top-end rental pricing, and resilience against future French regulation on rental of low-efficiency properties. France has already banned the rental of F and G-rated properties in certain contexts, and the direction of travel is clearly towards stricter enforcement. Buying a new-build at current RT 2020 standards is the single best hedge against that regulatory risk.

The broader Les Gets market in 2025-26 is tightening rather than loosening. Central-village new-build is trading €7,000-9,000/m², with the best-positioned projects near the Chavannes and Mont-Chéry lifts reaching up to €11,500/m². The Portes du Soleil regional averages are substantially lower — around €4,100/m² for apartments across the wider ski area — which tells you exactly how much premium Les Gets commands for its combination of walkability, year-round usability and Geneva-airport access. That premium has been expanding, not contracting, over the past three years.

The 2025-26 ski season brings a significant lift upgrade: a brand-new detachable 8-seater chairlift in the Rosta area, replacing older infrastructure and meaningfully improving uplift capacity on one of the village’s most popular sectors. Lift upgrades matter for property values in two ways: first, by improving the on-slope experience and sustaining rental demand; second, by signalling continued municipal and operator investment in the ski area. A resort that is still investing in its infrastructure is a resort with a credible long-term future — and that future is priced into owner-investor decisions today.

Non-price factors also favour Les Gets right now. The village’s strong summer MTB economy — Les Gets hosts UCI World Cup events and is one of the premier lift-accessed mountain biking destinations in the Alps — materially improves rental yields versus winter-only resorts. For buyers at Chalet d’Aurelia, that means a realistic net yield target of 3-4% with professional management, versus 2-3% for a comparable winter-only resort property. Over 10 years of ownership, that 1% difference on a €700,000 property compounds to roughly €70,000 in additional net income.

For British and other non-resident buyers, French mortgages for ski property remain readily available in 2025-26. Non-residents typically access 70-80% LTV, with the most competitive borrower profiles reaching up to 85% LTV in prime locations. Non-EU citizens (including British buyers post-Brexit) should expect a cap closer to 70% in most cases. Typical fixed rates for non-residents run 3.4-4.5%, reflecting the ECB deposit rate at 2.50% after the recent cutting cycle. Our French mortgage calculator models realistic scenarios for ski buyers, and the Domosno team can refer you to brokers who specialise in non-resident financing for VEFA purchases.

The VAT reclaim story deserves particular attention for Chalet d’Aurelia buyers. New-build VEFA properties entered into a classified managed-rental programme (loueur en meublé professionnel or similar structure) qualify for 20% VAT recovery on the gross purchase price, with a minimum 9-year rental commitment through an approved management company. On a €700,000 Aurelia apartment, that represents approximately €116,000 effectively recovered — a material change to the investment maths and often the difference between a marginal and a compelling acquisition. Our buying process guide walks through the VEFA and VAT timeline step by step.

Combining the VAT reclaim with the reduced notary fees (2-4% new-build versus 7-9% resale) and the RT 2020 operating cost advantage produces a meaningfully better total-cost-of-ownership position than any resale alternative in Les Gets right now. This is exactly why we continue to focus our advisory work on well-specified VEFA projects in proven resorts — the regulatory and fiscal framework is genuinely favourable for buyers who structure the acquisition correctly from the outset.

A realistic rental yield expectation for a Chalet d’Aurelia apartment is 3-3.5% net if you don’t use the property personally, or 2-2.5% net if you take 1-2 high-season weeks for personal use. The central-village location with south-facing orientation and short walk to Mont-Chéry puts Aurelia at the stronger end of the Les Gets rental yield spectrum — guests are willing to pay a premium for walkable properties, and the summer bookings for MTB season add a material layer on top of the winter-dominated revenue. Blue-chip central properties with professional management can occasionally reach 4% net.

For investor-focused buyers, the pathway is clear: choose a 2 or 3-bed unit (the sweet spot for rental demand), furnish it to a high standard (modern kitchen and bathrooms, fast Wi-Fi, quality bedding, ski-storage space), and sign with a classified managed-rental operator for the VAT reclaim. Les Gets has several established classified operators, and the Domosno team regularly advises buyers on the selection criteria — management fee structures vary meaningfully, and the wrong choice can absorb 1-2 percentage points of annual net yield.

For personal-use buyers who also want some rental income, the same unit structure works but the management arrangement needs to be flexible enough to reserve personal weeks. Several Les Gets operators offer this hybrid model; others are strictly classified-managed with no owner stays. This is a decision to make before signing the VEFA contract, not after delivery, because the tax optimisation (LMNP classical vs LMNP real regime) depends on the usage profile.

Chalet d’Aurelia is a Q1 2026 delivery, which means buyers committing in the near term should expect the standard VEFA construction timeline: staged payments linked to build milestones (foundations, roof-on, weatherproofing, completion), site visits between stages, and a final delivery inspection with snagging list ahead of handover. For first-time ski-property buyers, the VEFA process can feel opaque compared to UK conveyancing, but it is genuinely well-regulated and buyer-protective — the developer’s guarantees (garantie financière d’achèvement, garantie décennale, garantie de parfait achèvement) provide substantive protection against construction failure.

The payment schedule is typically 5% at reservation, ~30% at foundations, ~35% at weathertightness, ~25% at completion, and the final 5% at delivery. This staged structure means buyers do not commit the full capital upfront, and — importantly — mortgage drawdowns follow the same staged schedule, which keeps interest costs low during construction. Non-resident buyers should plan for a notary appointment in France (or by proxy) for the reservation contract and a second appointment for the final deed of sale.

Handover checklist: spend at least two hours at delivery with a thorough snagging review, photograph everything, test all appliances and services, and insist on a formal procès-verbal de livraison with any defects recorded. The garantie de parfait achèvement guarantees the developer will resolve snagging defects within 12 months of handover. Our Domosno team regularly accompanies buyers to delivery inspections and can flag the issues that non-specialist buyers typically miss.