Comparing Real‑Estate Investment in Alpe d’Huez vs Les Deux Alpes
Real‑estate market overview (last three years)
Les Deux Alpes | Les Loges Blanches
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ALPE D'HUEZ
LES DEUX ALPES
Average price per m² (general resale)
(general resale) Domosno estimates the average price for existing apartments at ≈€4,500 m² and chalets at €6,100 m², with a 30 % increase in value over ten years and a 73 % occupancy rate. 2024 market guides put the average around €7,000 m² for resale properties.
Les Deux Alpes remains more affordable: Domosno reports an average price of ≈€6,341 m² for apartments with prices up 77 % in the last 5 years. The same source gives an average price of €6,288 m² and a 78 % occupancy rate.
Prices in new developments
Recent Domosno analysis shows new‑build apartments selling for €7,738–€17,568 m² with an average of ~€12,588 m² in 2023domosno.com. High‑end examples include four‑bedroom apartments (90 m²) from €970k and five‑bedroom chalets (140 m²) at €1.79 m (≈€12.8k m²)domosno.com. Domosno notes that ski‑in/ski‑out apartments now start at €10,000–€15,000 m².
New builds in Les Deux Alpes are cheaper but rising quickly. Domosnos’ Loges Blanches development lists one‑bed units at €7,656 m², two‑bed+cabins at €8,290 m² and three‑bed apartments at €9,851 m², giving a range of €6,480–€9,620 m²domosno.com. The Telemark project, due 2027, markets apartments from €10,000 m².
Market growth since COVID‑19
Prices in Alpe d’Huez have roughly doubled since 2010, rising from €4–7k m² to €7–10k m² by 2015 and topping €12.5k m² in 2023domosno.com. The resort has recorded a 30 % valuation increase in the past decade. General market reports forecast 3–7 % annual growth for 2025 with high‑altitude resorts continuing to appreciateinvestropa.com.
Les Deux Alpes has seen 77 % price growth in the last five years. Domosno notes 12 % year‑on‑year sales growth in 2023 and strong demand for ski‑in/ski‑out apartments
Rental yields and occupancy
Professional rental managers reports that owners can rent a property for ≈12 weeks in winter and 6 weeks in summer. Typical net yields are 3–3.5 % if the property is rented out and not used personally; using it for a couple of weeks reduces yields to 2–2.5 %. The resort’s overall occupancy rate is ≈73 %.
Domos’ rental analysis for a three‑bed apartment in Les Loges Blanches projects an average occupancy rate of 71 % and an annual owner income of ~€20,600, with 20 winter weeks and 9 summer weeks renteddomosno.com. The report notes that renting the property for just 4–5 high‑season weeks covers all service charges and taxesdomosno.com. Overall occupancy across the resort averages ≈78 %
Tourism scale & appeal
Alpe d’Huez welcomes about 2.8 million visitors annually and offers 250 km of pistes (from 1,860 m to 3,330 m). It boasts 300 days of sunshine, the legendary 16 km Sarenne slope, and summer activities such as mountain biking and cyclingdomosno.com. The resort has a rich events calendar, hosting Tomorrowland Winter and comedy festivalsdomosno.com.
Les Deux Alpes attracts ≈1.2 million winter visitors with 225 km of pistes (410 ha) and a glacier reaching 3,600 m. It is famous for its high‑altitude snowpark at 2,600 m, 800 ha of off‑piste terrain, and a vibrant après‑ski scene with bars, clubs and the Rise Festivaliloveski.org. Summer activities such as mountain biking and paragliding account for 40 % of annual rentals
Infrastructure & future developments (2020–2025)
The SATA Group’s “Altitude 3300” project is modernising Alpe d’Huez. New gondolas (Lièvre Blanc and a Sarenne gondola) will replace older chairlifts, improve access to Marmotte 2 and Pic Blanc, and decongest liftsiloveski.org. Works began in 2024; initial lifts open in December 2024 and final installations will complete by December 2025iloveski.org. The resort is also planning a gondola link to Les Deux Alpes, which would further expand the ski area
Les Deux Alpes has invested heavily since 2020. It replaced three chairlifts with telemix lifts, built the high‑capacity Jandri 3S gondola (3,000 people/hour, reducing travel time to the glacier to 17 minutes) and upgraded beginner areasiloveski.org. A new detachable chairlift and the 3S will modernise access and are part of the SATA Group’s strategy to make the resort more competitive
Market differentiation
Alpe d’Huez offers a larger ski area, more sunshine and a reputation for long, south‑facing slopes. Prices for premium new builds are higher (10–17 k m²), reflecting its popularity and scarcity. Anticipated use in the 2030 Winter Olympics (France won conditional hosting rights) is likely to boost international exposure
Les Deux Alpes provides better value, with new‑build prices typically €6–10 k m². Its snow‑sure glacier extends the ski season into summer, and the resort has a youthful, high‑energy atmosphere with strong summer tourism. Rapid price growth (77 % in five years) suggests higher capital appreciation potential from a lower base
Lifestyle and investment attractiveness
Alpe d’Huez
Ski and summer experience: With 250 km of slopes and elevations up to 3,330 m, Alpe d’Huez offers terrain for all levels. It has one of Europe’s longest black runs (the 16 km Sarenne), 300 days of sunshine and varied summer activities (cycling, hiking, mountain biking). Festivals such as Tomorrowland Winter and the Comedy Festival create year‑round appealdomosno.com.
Infrastructure momentum: The Altitude 3300 project will overhaul major lifts, improving capacity and reliability; a planned inter‑resort gondola will link to Les Deux Alpes, potentially creating a 450 km ski domain and driving future demandiloveski.org.
Property market: The market is mature with limited supply. Resale prices around €4.5–7 k m² offer entry points, while new luxury projects command €10–17 k m². Values have roughly doubled since the early 2010sdomosno.com, and price growth is expected to continue with the 2030 Olympics and lift upgrades.
Rental returns: High occupancy (≈73 %) and a long winter season produce net yields of 3–3.5 % on fully rented properties. Owners using their property in high season should expect yields closer to 2–2.5 %. The VAT‑rebate scheme on new builds also improves cash flow when properties are rented through full‑service management.
Les Deux Alpes
Ski and summer experience: The resort sits at 1,650 m with lifts reaching 3,600 m on the glacier, allowing skiing well into May. It offers 225 km of pistes plus 800 ha of off‑piste terrain and a renowned snowparkiloveski.org. A lively après‑ski scene (bars, clubs, Rise Festival) attracts a youthful clienteleiloveski.org. Summer activities such as mountain biking and paragliding generate 40 % of annual rentals, giving the resort genuine dual‑season appeal.
Infrastructure momentum: Massive investment has modernised lifts. The Jandri 3S gondola cuts travel time from base to glacier to 17 minutes and runs on hydro‑electricityiloveski.org. Three telemix lifts and a new detachable chairlift enhance flow and comfortiloveski.org. A future gondola linking to Alpe d’Huez is under discussion, which would create one of the largest ski areas in the Alps and likely raise property values.
Property market: Average resale prices (~€6.3 k m²) remain lower than Alpe d’Huez, yet the market is buoyant with a 77 % price increase over five years. New builds like Les Loges Blanches sell between €6.5–9.6 k m²domosno.com and the upcoming Telemark project starts at €10 k m². Rapid appreciation from a lower base suggests substantial capital‑growth potential.
Rental returns: Domos projects 71 % occupancy and annual income of ≈€20,600 for a three‑bed unit in Les Loges Blanches; covering costs requires just 4–5 weeks of high‑season rentaldomosno.com. Rental yields are generally estimated at 3–5 % net, reflecting strong demand and more affordable entry prices.
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Les Deux Alpes
Budget and price level
Growth has been strong (≈30 % over 10 years) and should continue with the 2030 Olympics and lift investments. However, prices are already high, so percentage gains may moderate.
Better for investors with a mid‑range budget; resale prices average €6.3 k m² and new builds €6–10 k m²domosno.com.
Capital growth prospects
For buyers comfortable with higher acquisition costs and seeking prestige. Luxury new builds command €10–17 k m², though older apartments are available around €4.5–7 k m²domosno.com
Prices have surged 77 % in five years, yet starting values are lower. Continued lift upgrades and a potential link to Alpe d’Huez could drive above‑average appreciation.
Rental income & occupancy
Yields around 3–3.5 % net; high occupancy (≈73 %) but management fees and owner usage can reduce returns
Higher yields (3–5 % net) and lower required rental weeks; rental income covers costs after 4–5 high‑season weeksdomosno.com.
Lifestyle & demographics
High altitude (up to 3,330 m) and major lift investments offer good snow reliability. The Altitude 3300 project and potential inter‑resort link enhance future valueiloveski.org.
Appeals to a younger, sport‑focused clientele. The glacier, snowpark and freeride terrain attract snowboarders and freestyle skiers. The après‑ski scene is lively, and summer tourism (biking, paragliding) sustains occupancy.
Long‑term resilience (climate & infrastructure)
High altitude (up to 3,330 m) and major lift investments offer good snow reliability. The Altitude 3300 project and potential inter‑resort link enhance future valueiloveski.org.
Even higher top altitude (3,600 m) with glacier skiing ensures year‑round snow. Recent infrastructure upgrades (3S gondola, telemix lifts) and a possible link to Alpe d’Huez provide strong resilienceiloveski.org.
Both Alpe d’Huez and Les Deux Alpes are thriving ski resorts that have demonstrated strong property price growth since the pandemic. Alpe d’Huez commands higher prices due to its larger ski area, sunny climate and impending Olympic spotlight, making it ideal for buyers seeking prestige, long‑term security and who are comfortable with moderate yields. Les Deux Alpes offers better value, youthful energy and rapid price appreciation from a lower base; it is attractive for investors prioritising rental yields and capital growth while enjoying a vibrant dual‑season resort. The planned inter‑resort gondola connection means investors in either resort may ultimately benefit from the success of the other.
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