The Best New Developments in Les Gets for 2026: Eden Weiss, Le Lumina and the Next Wave

Les Gets has been one of the most in-demand resorts in the French Alps for premium new-build property throughout the last three years, and the 2026 development pipeline is both the most interesting and the most constrained it has been in a decade. New-build supply in Les Gets is tightly controlled by the commune’s planning authorities, with only a handful of approved developments progressing through the VEFA (Vente en l’État Futur d’Achèvement) framework at any one time. The result is that when a well-located, well-designed new development launches in Les Gets, it typically sells out within weeks — and pre-launch access through trusted local advisors has become the primary way serious buyers get into the best projects.

This guide compares the two most significant current developments in Les Gets — Eden Weiss and Le Lumina — alongside the emerging projects that will shape the 2026-2027 pipeline. It covers pricing per square metre, specification and finish, location within the village, rental potential and operational logistics, the VEFA buying process and payment schedule, and the tax-efficiency considerations that make Les Gets new-build particularly attractive for buyers planning managed-rental operation through the French para-hôtelier regime. It is the analysis our Les Gets specialists walk buyers through when a project first becomes available.

Les Gets itself needs little introduction. Connected to the Portes du Soleil ski area (one of the world’s largest with over 600km of pistes across 12 linked resorts in France and Switzerland), the village has retained its traditional Savoyard character while quietly becoming one of the most polished year-round lifestyle resorts in the French Alps. Summer mountain biking, hiking, lake activities at Lac des Écoles, the Golf Club des Gets and a genuinely lively village centre year-round have made Les Gets the reference resort for buyers who want ski-in ski-out access in winter and a real village lifestyle in summer. The new developments compete against a resort backdrop that already works very hard.

Eden Weiss is the most prominent current new-build development in Les Gets and has set the benchmark for premium specification in the resort. Located in the central village within a genuinely walkable distance of the main lift station and the Place de la Mairie, the development comprises a mix of one-, two-, three- and four-bedroom apartments across a collection of traditional Savoyard-style buildings with modern interiors, heated outdoor pool, wellness area with sauna and hammam, secure ski room and underground parking. The finish level is appropriate to the €12,500-€15,200 per m² price point and the apartments are designed to meet the expectations of sophisticated second-home buyers and managed-rental operators.

The architecture draws on the traditional Portes du Soleil vernacular — local stone, aged timber cladding, wide balconies, stone chimneys — while the interiors are deliberately contemporary with open-plan living areas, full-height windows to maximise light and view, underfloor heating throughout, high-end Italian and German kitchen specification and spa-style bathrooms. The apartments range from compact 42m² one-bedroom units up to 140m² four-bedroom penthouse configurations, and the developer has been careful to preserve the architectural coherence of the site while offering enough variety to suit different buyer profiles.

Location is the single most important selling point. Eden Weiss sits within 350m of the Chavannes lift base and within 450m of the main village centre — genuinely walk-to-lift and walk-to-village from every apartment in the development. For buyers comparing against alternative central Les Gets stock, the Eden Weiss location is as strong as anything currently available, and the premium over peripheral new-build is justified by the operational simplicity of not needing a car to access lift, shops, restaurants or the weekly farmers’ market.

Pricing as of early 2026 is running €12,500-€15,200 per m² depending on floor, orientation and finish upgrade. One-bedroom apartments typically enter around €560,000, two-bedroom apartments around €820,000-€1.05m, three-bedroom around €1.35-1.75m and penthouse units at €2.1-2.8m. These are premium numbers by Les Gets standards but they are supported by the location, specification and the strong rental-yield potential of well-located central Les Gets stock — gross yields of 5-6.5% are realistic on professionally managed rental operation.

Le Lumina is the most significant direct alternative to Eden Weiss in the current Les Gets new-build market. It sits on a slightly different site — marginally further from the main village centre but with a strong direct view orientation towards the Mont Chéry side of the ski area and with excellent afternoon and evening light. The architectural approach is more overtly contemporary than Eden Weiss, with sharper geometric forms, larger glazed facades and a slightly more minimalist interior palette. Buyers who want a modern-first aesthetic rather than a traditional chalet style typically gravitate to Le Lumina over Eden Weiss.

The apartment mix at Le Lumina is broadly similar to Eden Weiss but skews slightly towards two- and three-bedroom family configurations, reflecting the developer’s view of target buyer profile — families wanting genuine lifestyle utility rather than compact ski-locker investment units. Unit sizes range from 52m² to 165m², and the development includes a full wellness suite with indoor pool, treatment rooms, gym and yoga space, underground parking with direct lift access to all apartments, and a dedicated ski room with boot warmers.

Location-wise, Le Lumina is around 550m from the Chavannes lift and 600m from the main village centre — slightly further than Eden Weiss but still genuinely walkable in all seasons, and served by the free village shuttle bus in peak winter weeks. The site itself has slightly more generous outdoor space than Eden Weiss and the apartments generally enjoy better direct views of the Mont Chéry ski area, which is particularly valuable for the afternoon-light west-facing balconies favoured by European buyers.

Pricing at Le Lumina is running €11,800-€14,200 per m² — a slight discount to Eden Weiss reflecting the marginal location difference. Two-bedroom apartments typically enter around €780,000 and three-bedroom around €1.25-1.55m. For buyers who value the contemporary aesthetic and the slightly larger outdoor space, Le Lumina offers genuine differentiation against Eden Weiss and has been attracting a slightly different buyer profile through 2025 and into 2026.

The honest answer is that the choice between Eden Weiss and Le Lumina comes down to buyer preference rather than objective superiority. They are both high-quality developments with sensible pricing for their location and specification, and both have rental-yield profiles that are broadly comparable. Eden Weiss wins on location-to-lift and traditional architectural character. Le Lumina wins on contemporary interior design, slightly better views and marginally better outdoor space. Neither is objectively better than the other — they are both genuinely good options within their respective aesthetic lanes.

For rental yield, the two developments are running almost identical numbers on professionally managed operations — roughly 5.2-6.3% gross on well-specified two-bedroom apartments against their respective purchase prices. The small location advantage of Eden Weiss is offset by the slightly lower entry price per m² at Le Lumina, and the two developments are effectively interchangeable from a pure investment-yield perspective. Buyers choosing between them should focus on which aesthetic they actually want to live in, not on which marginal number looks better on a spreadsheet.

For personal use, the calculation tips slightly in favour of Eden Weiss for buyers with young children or older family members who value absolute walk-to-lift proximity, and slightly in favour of Le Lumina for buyers who prioritise view orientation, afternoon sun and contemporary interior space. Both developments have excellent ski storage, underground parking and wellness facilities, so neither has a meaningful practical disadvantage for a typical family use pattern.

The third option that buyers should consider is pre-launch access to the next wave of developments expected to launch in Les Gets through 2026 and early 2027. The Domosno team typically gets visibility of new developments 6-12 months before public launch, and for buyers who can wait there are often better opportunities in the pipeline than the currently available stock. If the current Eden Weiss and Le Lumina apartments do not quite match your brief, a conversation about upcoming developments is often more productive than stretching to accept a compromise within the current release.

The Les Gets new-build pipeline for late 2026 and 2027 includes three developments currently in advanced planning stages that are expected to launch to the market over the next 18 months. The first is a premium chalet-style development on the edge of the central village, comprising eight individual chalets plus a small apartment block, with completion targeted for late 2027. Pricing is expected in the €13,500-€16,500 per m² range for the apartments and chalet prices starting around €3.2m. This is a more luxury-focused project than Eden Weiss or Le Lumina and targets a specific buyer profile.

The second is a contemporary mid-market development targeting the €9,500-€11,500 per m² price band, which would represent meaningfully better value than the current premium stock. Pricing in this range is possible because of the site location (slightly further from the central village than Eden Weiss or Le Lumina) and because the developer is targeting a different buyer profile — family buyers and managed-rental operators who want strong yield economics rather than absolute premium positioning.

The third is a boutique development of seven large apartments and one penthouse in a prime central location that is expected to launch as a ‘by invitation’ release rather than a public campaign. Apartment sizes will be 90-180m² and pricing is expected in the €15,000-€18,000 per m² range. This kind of boutique release is typical of the very high end of the Les Gets market and is usually allocated to buyers with an existing relationship with the developer or their local advisors — which is why the pre-launch conversation with Domosno is so valuable for buyers targeting the top of the market.

Beyond these three projects, the medium-term Les Gets development pipeline is constrained by planning policy and by the commune’s determination to preserve the village character. Buyers should expect continued scarcity at the top end of the market through 2027 and beyond, and the supply-demand balance is likely to keep price trajectories firm in the best-located product. The 2026-2027 window is a genuinely interesting time to commit to Les Gets new-build — the current stock is strong, the pipeline is interesting but constrained, and the market fundamentals remain well supported.

French VEFA (Vente en l’État Futur d’Achèvement) is the legal framework for off-plan new-build purchases and is the most common route into Les Gets new-build developments. The process is well-established, legally protective and substantially different from the UK off-plan experience. Buyers sign a reservation contract (contrat de réservation) paying a 2-5% deposit into a notaire’s escrow account, followed a few months later by the definitive contract (acte de vente) through a French notaire. The payment schedule is then structured in stages aligned with construction milestones — typically 35% at foundations, 70% at roof/watertight, 95% at completion and 5% at key handover.

Legal protection for VEFA buyers is strong. The developer’s payment schedule is backed by a guarantee d’achèvement (completion guarantee) from a French bank, ensuring that the project will be delivered even if the developer encounters financial difficulties during construction. The 10-year structural warranty (garantie décennale) covers major defects for a decade after handover, and additional warranties cover fixtures, fittings and equipment for shorter periods. The legal framework is well-understood by French notaires and is routine for premium developments like Eden Weiss and Le Lumina.

The timeline from reservation to key handover is typically 12-24 months depending on construction stage at time of reservation. Buyers reserving early in the marketing cycle may have 18-24 months to wait but also typically have the best apartment selection and the most favourable pricing. Buyers reserving late in the cycle (when the development is already under construction or near completion) have shorter waits but less choice and usually slightly higher pricing. Both approaches are valid — the right choice depends on the buyer’s timing constraints and brief.

Financing for VEFA purchases works slightly differently from resale financing. French non-resident mortgages can cover VEFA purchases, but the payment schedule means the mortgage drawdown happens in stages rather than at a single closing. Interest is typically paid on the drawn amount during construction (intérêts intercalaires) and the full mortgage payment schedule starts at key handover. This works well for most buyers but requires a clear understanding of the cashflow profile during the construction period. Domosno and our partner brokers walk buyers through the full process at initial consultation.

Professional rental management is the norm for Les Gets new-build purchases and the operational model is well-established. The leading operators in Les Gets include Emerald Stay, Alpine Escape, Bramble Ski, Ski Amis and several smaller specialists. Management fees are typically 18-25% of gross rental revenue and in return the operator handles marketing, bookings, guest check-in, cleaning, laundry, maintenance coordination, snow clearing and owner-week scheduling. For non-resident owners this professional management is essential both practically and from a tax-efficiency perspective.

Typical annual rental income on a well-specified two-bedroom new-build apartment in central Les Gets is now running €48,000-€62,000 gross across winter and summer combined. Winter dominates the income profile — typically 60-65% of annual gross revenue — but summer occupancy has been rising significantly and now contributes meaningfully to the overall yield picture. Christmas, February half-term and the first two weeks of Easter continue to be the highest-grossing periods, with the best-specified apartments commanding premium weekly rates in these peak weeks.

For buyers planning managed-rental operation, the French para-hôtelier tax regime delivers significant economic advantages. The regime allows 20% VAT recovery on the purchase price (a €1m purchase becomes effectively €833,000 net of VAT recovery), depreciation deduction against rental income (which typically eliminates most income tax on rental profit for the first 15-20 years of ownership), and access to the progressive French capital gains relief schedule on eventual sale. These tax advantages materially improve the economics of Les Gets new-build ownership for the right buyer profile.

The commitment required for para-hôtelier is a 20-year managed-rental contract with an approved rental operator providing hotel-equivalent services (reception, linen, cleaning, breakfast provision). Owners retain personal use of typically 4-8 weeks per year during the commitment period. For buyers comfortable with this structure, the combination of VAT recovery, depreciation shielding and capital gains relief makes Les Gets new-build one of the most tax-efficient property investments available to British and European buyers in the current market.

The single most important thing for buyers serious about Les Gets new-build is early engagement. The best apartments in Eden Weiss and Le Lumina were allocated during pre-launch windows to buyers who had already had initial consultations with trusted local advisors, and the same pattern will repeat with the late-2026 pipeline. Buyers who wait until a development is publicly advertised typically find that the best apartments are gone and have to choose from the remaining stock, which is often less well-positioned or less well-oriented than the early releases.

The second step is a clear brief covering budget, bedroom count, view orientation, personal-use pattern and rental intent. Developers and local advisors respond better to buyers with specific requirements than to buyers who are vaguely ‘looking at the market’. The Domosno team works with every serious buyer to define the brief carefully before pulling the trigger on a specific allocation, because the wrong apartment in the right development is still the wrong apartment.

The third step is a visit. No matter how good the marketing materials look, buyers should visit Les Gets and see the specific development site, understand the walking distance to the lift and village, check the view orientation and afternoon sun pattern, and meet the local rental operator who will manage the property after completion. For Les Gets specifically this visit is easy — Geneva airport is 75 minutes from the village and a long weekend is enough to see multiple developments and form a clear preference.

The fourth step is the reservation contract through a French notaire, followed by the full VEFA payment schedule aligned with construction progress. Domosno accompanies buyers through every step of this process, from initial brief to key handover and then into ongoing rental management. The full journey for a new-build Les Gets purchase typically runs 12-18 months from first conversation to completion, but the lifestyle and investment result is typically well worth the patience. Get in touch via the Domosno contact page to start the conversation.