New-Build vs. Resale Ski Properties in the French Alps: The Complete Buyer's Guide

The New-Build Advantage: Customization and Modern Living

Tailor Your Alpine Dream Home

One of the most compelling benefits of new-build or off-plan properties is complete customization before construction. Unlike resale properties where you inherit someone else’s design choices, new builds allow you to:

• Select interior layouts to match your exact requirements
• Add premium features like saunas, hot tubs, or chef’s kitchens
• Choose finishes and materials from developer-approved ranges
• Configure bedroom arrangements for your family structure

This flexibility is particularly valuable for buyers with specific lifestyle needs or those planning to generate rental income through professionally-managed programs.

Premium Amenities Standard in Modern Developments

Contemporary ski developments come equipped with amenities that dramatically enhance both personal enjoyment and rental appeal:

• Spa facilities: Swimming pools, saunas, steam rooms, hot tubs
• Wellness areas: Massage rooms, relaxation lounges
• Reception services: Concierge, guest management, ski storage
• Charging infrastructure: Electric vehicle charging stations
• High-speed connectivity: Fiber internet throughout

These features command premium rental rates—properties with spa facilities typically achieve 15-25% higher occupancy rates and nightly rates compared to standard apartments.

Superior Construction Standards

New-build properties deliver tangible advantages in comfort and operating costs:

• Enhanced insulation: Reduces heating costs by 30-40% compared to older properties
• Advanced soundproofing: Critical for rental properties with high occupancy turnover
• 10-year construction guarantee (garantie décennale): Complete protection against structural defects
• Energy efficiency: Modern builds meet strict RT 2012 or RE 2020 regulations, potentially qualifying for extended taxe foncière exemptions up to 5 years for highly efficient properties

The improved insulation alone can save €1,200-2,000 annually on heating costs for a typical 80m² apartment in high-altitude resorts.

Financial Benefits: The New-Build Cost Advantage

Dramatically Lower Legal and Transaction Costs

This is where new builds shine financially. The cost difference between new and resale properties extends far beyond the purchase price:

Notary fees and stamp duty:

• New builds: 2-4% of purchase price
• Resale properties: 7-9% of purchase price

Example on a €500,000 property:

• New build: €10,000-20,000 in fees
• Resale: €35,000-45,000 in fees
• Savings: €25,000-35,000

For international buyers, this represents an immediate 5% additional equity in your property from day one—a substantial financial advantage that compounds over time.

Two-Year Taxe Foncière Exemption

All new residential construction in France benefits from a mandatory 2-year exemption from taxe foncière (annual property tax) following completion.

Typical savings:

• Average taxe foncière: €10-20 per m²/year (recently increased in many communes)
• 80m² apartment: €1,600-3,200 savings over two years
• Larger 120m² chalet: €2,400-4,800 savings

Energy-efficient properties meeting stringent standards may qualify for exemptions up to 5 years, particularly those with excellent Diagnostic de Performance Énergétique (DPE) ratings.

20% VAT Reclaim Opportunity

New-build properties enrolled in managed rental programs (leaseback or rental pool arrangements) qualify for 20% VAT reclaim on the purchase price:

Financial impact example:

• €400,000 apartment purchase
• €66,667 VAT portion (20% of net price)
• €66,667 recovered through rental commitment
• Effectively reduces purchase to €333,333

Requirements:

• Minimum 9-year rental commitment through approved management company
• Property must be fully furnished and managed
• VAT must be reclaimed within specific timeframes

This represents a genuine 20% discount for buyers comfortable with managed rental arrangements—transforming a €400,000 investment into €333,333 effective cost.

Professional Rental Management Included

Most new-build ski developments offer turnkey rental programs with:

• Guaranteed rental income options (typically 3-4% gross yields)
• Flexible personal use: 4-8 weeks annually depending on program
• Full property management: Marketing, guest services, maintenance
• Tax optimization: Professional accounting and VAT management
• Furniture packages included: €10,000-25,000 value

The hassle-free nature of these arrangements particularly appeals to international buyers seeking passive income without operational responsibilities.

Current Market Pricing: New Build vs. Resale (2025 Data)

Understanding the price premium—or discount—of new builds versus resale properties varies dramatically by resort:

Premium Resorts (Price per m²)

Val d’Isère:

• New build: €33,000/m² (3-bed apartment)
• Renovated resale: €26,000/m²
• New build premium: 27% higher

Méribel:

• New build: €23,500/m²
• Renovated resale: €19,000/m²
• New build premium: 24% higher

Courchevel:

• New build range: €11,000-33,200/m² (depending on village)
• Resale range: €10,380-14,150/m²
• Premium varies significantly by location

Mid-Market Resorts

Les Gets/Morzine:

• New build: €7,000-9,000/m²
• Resale: €6,500-8,000/m²
• New build premium: 10-15%

Les Deux Alpes:

• New build: €7,000-8,000/m²
• Resale: €6,000-7,500/m²
• More modest premium reflecting dual-season appeal

Alpe d’Huez (2025):

• New build range: €6,643-14,073/m² (development-dependent)
• Entry 1-beds: €375,000
• Premium 2-beds: €430,000-660,000

Market Trend

Over the past 5 years, new-build prices have increased 40-75% in major resorts (Les Deux Alpes: from €4,000-5,000/m² to €7,000-8,000/m²). However, due to supply shortages, resale prices have often risen even faster, with stock levels 20% lower than historical averages in many resorts.

The effective price gap after accounting for 20% VAT reclaim can make new builds actually cheaper than equivalent resale properties for buyers using rental programs.

The Resale Property Case: Immediate Availability and Proven Performance

Move In Immediately

The primary advantage of resale properties is zero waiting time:

• Immediate occupancy: Use property this season
• No construction risk: Avoid 12-24 month delays common with new builds
• Immediate rental income: Start generating returns immediately

For buyers who’ve found their perfect resort and want to ski this winter, resale offers unmatched speed to benefit.

Proven Rental History

Established properties provide hard data on rental performance:

• Historical occupancy rates demonstrating actual demand
• Verified seasonal rental income (winter/summer breakdown)
• Established guest reviews on booking platforms
• Known maintenance costs and operational expenses

This transparency eliminates speculation about rental potential—you’re buying proven performance rather than projections.

Test Before You Commit

Many resale properties are available for pre-purchase stays, allowing you to:

• Experience the property firsthand during ski season
• Test the location for convenience and ski access
• Assess building quality and neighbor dynamics
• Verify rental appeal before committing

This “try before you buy” option significantly reduces buyer uncertainty, particularly for first-time Alpine property investors unfamiliar with specific resorts.

Established Locations

Resale properties occupy prime historical locations:

• True ski-in/ski-out positions no longer available for new construction
• Village center locations impossible to replicate
• Mature gardens and landscaping (for chalets)
• Established rental reputation in booking systems

Many of the best locations in famous resorts are fully developed, making resale the only option for specific sought-after positions.

Location Considerations: Where Can You Actually Buy?

New-Build Scarcity in Prime Resorts

Major ski resorts face severe development restrictions:

• Limited undeveloped land in top-tier locations
• Strict planning regulations protecting mountain environments
• Local opposition to large-scale development

Result: New-build developments in resorts like Courchevel, Val d’Isère, and Megève are extremely rare, often selling out in pre-launch phases before public marketing.

Emerging Development Zones

New construction concentrates in:

• Resort peripheries with new lift access
• Former hotel conversions (old properties transformed into luxury apartments)
• Up-and-coming resorts investing in infrastructure (Alpe d’Huez, Les Deux Alpes with new €153 million+ investment)

Resale Advantages in Established Areas

Certain prestigious resorts have almost no new-build activity, making resale the only viable option:

• Chamonix Mont-Blanc: Limited development due to geographical constraints
• Megève: Strict architectural preservation regulations
• Saint-Martin-de-Belleville: Protected village character

In these locations, resale properties sell rapidly—often before official listing—making agent relationships critical.

Buyer Demographics: Changing Preferences

Size Matters More Than Ever

Modern buyer preferences have shifted dramatically:

• Minimum 2-bedroom properties now standard (3-bedroom increasingly preferred)
• 80-100m² apartments representing “sweet spot” for rental yields
• Larger terraces and outdoor space (25-40m²) commanding premiums post-COVID

Challenge: Many resale properties are smaller studios and 1-beds (40-50m²) from 1970s-1990s construction, increasingly difficult to rent at premium rates.

Quality Standards Rising

Contemporary buyers demand:

• Modern kitchens and bathrooms (renovation costs €20,000-40,000 for resale properties)
• High-speed internet for remote work capability
• Wellness amenities (home saunas, hot tubs)
• Eco-friendly features (improved DPE ratings increasingly mandatory)

Resale properties built before 2000 often require €30,000-60,000 comprehensive renovations to meet modern standards—a hidden cost eroding apparent purchase price advantages.

Financing Considerations

Mortgage Availability

Both property types qualify for French mortgages, but requirements differ:

New builds:

• Lenders require developer track record verification
• Off-plan purchases may limit loan-to-value ratios to 70-80%
• Staged payments align with construction milestones

Resale properties:

• Immediate property valuation available
• Potentially higher LTV ratios (up to 85% for prime locations)
• Faster approval process (no construction risk assessment)

Current rates (early 2025): French mortgage rates average 3.09% for residents, with non-residents typically paying +0.5-1.0% premium. Recent ECB rate cuts (deposit rate now 2.50%) have significantly improved affordability.

Energy Performance Impact (2025)

Critical new regulation: Properties with poor energy ratings (DPE ratings F and G) face rental restrictions and reduced financing availability:

• Banks increasingly reluctant to finance F/G-rated properties
• Rental restrictions capping rates and tenant eligibility
• Mandatory renovations required for continued rental activity

Result: New builds with A or B ratings command significant premiums and financing advantages over older, inefficient resale properties.

The Fractional Ownership Alternative

For buyers priced out of whole ownership or seeking reduced commitment, fractional ownership (1/8th shares) offers middle-ground benefits:

Financial Accessibility

• Typical 1/8th share cost: €50,000-200,000 (depending on total property value)
• Usage allocation: 6-7 weeks annually (1.5 months)
• Shared running costs: Maintenance, taxes, and management split 8 ways
• Premium properties accessible: Luxury chalets otherwise requiring €1-2 million investment

Operational Simplicity

• Professional management included in fractional structures
• Guaranteed property maintenance and renovations
• Flexible booking systems for usage allocation
• Exit strategies through share resale markets

Fractional ownership particularly suits occasional users who want guaranteed Alpine access without full second-home responsibilities.

Making Your Decision: The Framework

Choose New-Build If You:

✅ Prioritize customization and want to influence design
✅ Value modern amenities (spa, pool, reception services)
✅ Seek tax optimization through VAT reclaim and property tax exemptions
✅ Want hassle-free rental management with guaranteed income
✅ Prefer lower transaction costs (2-4% vs 7-9%)
✅ Can wait 12-24 months for construction completion
✅ Value energy efficiency and long-term operating cost savings

Best for: First-time buyers, investors seeking passive income, buyers comfortable with 9-year rental commitments

Choose Resale If You:

✅ Need immediate occupancy for this ski season
✅ Want proven rental performance data before purchase
✅ Prefer established locations no longer available for new construction
✅ Seek specific unique properties (historical chalets, prime ski-in/ski-out)
✅ Value “try before buy” viewing opportunities
✅ Don’t want rental obligations or managed programs
✅ Prioritize flexible personal use without booking restrictions

Best for: Experienced Alpine property owners, buyers seeking specific locations, those wanting immediate rental income

Regional Variations: Where Are the Opportunities?

Strong New-Build Markets (2025)

Alpe d’Huez:
Vibrant development activity with €2.8 billion infrastructure investment ahead of potential 2030 Olympics hosting. New-build prices €6,643-14,073/m² depending on development positioning.

Les Deux Alpes:
Active construction supported by €153 million+ resort investment. New-build pricing €7,000-8,000/m² with strong dual-season rental demand.

Tignes:
New-build prices surged 85% over 5 years (now €10,336/m² median) reflecting strong altitude-driven demand.

Resale-Dominant Markets

Chamonix:
Average resale chalet: €11,800/m² (€1.5 million for 4-bedroom), minimal new-build activity due to geographical constraints.

Megève:
Resale market driven by architectural preservation. Limited new construction concentrates in periphery developments.

Morzine:
Balanced market with both new-build and established resale options averaging €9,299/m².

Expert Guidance: Why Professional Support Matters

The complexity of French Alpine property acquisition—particularly for international buyers—makes expert guidance invaluable:

New-Build Specialists

Agencies like Domosno (operating since 2005 with two decades of new-build expertise) provide:

• Pre-launch access to developments before public marketing
• VAT reclaim navigation and rental program structuring
• Construction monitoring throughout build phases
• Completion coordination and handover management

Resale Market Partners

Strong resale networks offer:

• Off-market opportunities before public listing
• Rental history verification and performance analysis
• Renovation cost assessment for older properties
• Local market intelligence on comparable transactions

Key Takeaways

New builds deliver superior financial incentives (2-4% fees vs. 7-9%, 20% VAT reclaim, 2-year tax exemption), modern amenities, and hassle-free rental management—ideal for investors and first-time Alpine buyers.

Resale properties offer immediate availability, proven rental performance, and access to prime established locations—perfect for experienced buyers wanting specific properties or immediate occupancy.

Market reality: Supply shortages make both segments competitive. Prices in top resorts (Courchevel, Val d’Isère) have increased 9-51% over 5 years, with new builds commanding 20-30% premiums in luxury markets but often delivering better net value after tax benefits.

Financial impact: On a €500,000 purchase, choosing new-build saves €25,000-35,000 in transaction fees plus €66,667 VAT reclaim (with rental commitment), creating €90,000+ effective cost advantage versus resale—even before considering 2-year property tax exemption.

Bottom line: Your choice hinges on priorities—financial optimization and modern amenities favor new builds; location specificity and immediate use favor resales. With over 20 years of French Alps expertise, Domosno helps UK buyers navigate both markets to find properties aligned with individual goals and budgets.

Ready to explore new-build opportunities in the French Alps? Contact Domosno’s expert team to discuss current developments and secure early-stage access before public launch.