The Montriond Real Estate Market in 2026: Prices, Yields and Value in the Quiet Portes du Soleil Village

Montriond sits in the Vallée d’Aulps at 900m, tucked between Morzine to the south and the Lac de Montriond to the east, and is one of the least well-known villages in the Portes du Soleil corridor despite having direct access to the 650km linked ski network via the Ardent gondola. For buyers who have done the maths on the Haute-Savoie market, it has quietly become one of the sharpest value plays in the region — a working Savoyard village with genuine character, a 20–30% discount to the equivalent Morzine stock, and strong summer as well as winter rental demand thanks to the lake and the hiking network.

This market analysis brings the numbers up to date for 2026. We cover apartment and chalet pricing across the three main Montriond sectors (village centre, lakeside and Ardent-side), rental yield benchmarks for short-term and managed rental, the current inventory of new-build VEFA developments, the impact of the 2025 regulatory changes (DPE phase-out, Airbnb law), and the comparative value relative to Morzine, Les Gets and the quieter Portes du Soleil satellite villages. The goal is to give buyers a clear, numerical picture of where Montriond sits in the broader Haute-Savoie map.

A quick word on methodology. The figures below are drawn from actual Domosno transaction data for the 2025–26 period, cross-referenced against Notaires de France mountain-apartment indices for the Chablais subregion and the current Morzine comparables. Where figures are quoted as ranges, the low end reflects older resale in peripheral positions and the high end reflects top-floor or prime-view new-build. This is the real working market, not the marketing figures that sometimes appear on property portals.

Montriond is one of twelve communes that make up the French side of the Portes du Soleil ski network, but it is structurally different from its better-known neighbours. Where Morzine and Les Gets are fully developed resort-villages with concentrated short-term rental bed bases, nightlife and tourist infrastructure, Montriond is a working Haute-Savoie commune with a permanent population of around 950, a primary school, a working church dating from the 12th century, a year-round boulangerie, and a naturally formed lake that dominates the eastern edge of the village. The holiday-let share of the housing stock is materially lower than in Morzine.

Critically for buyers, Montriond property is eligible for the full Portes du Soleil ski experience via the Ardent gondola, located 2km up the valley from the village centre. A free shuttle bus runs on 15–20 minute intervals during the winter season connecting the village to the lift base. The Ardent gondola rises directly to the upper Avoriaz sector and from there the complete 650km linked network opens up — Morzine, Les Gets, Avoriaz, Châtel, Champéry, Morgins, Les Crosets and the Swiss resorts across the border.

The practical effect of Montriond’s position is a clear value gap in the Portes du Soleil pricing map. Morzine centre new-build trades at €7,400–9,200/m², Les Gets at €7,000–9,000/m², and Avoriaz prime at €8,500–11,000/m². Montriond trades at roughly 20–30% below these figures for equivalent-quality property — a discount that reflects the additional lift transfer but arguably overstates the inconvenience in practice, given the free shuttle and the short drive. For buyers prioritising value, the discount is the whole story.

Resale apartments in Montriond break into three categories by age and condition. Older resale (more than 5 years old, original or lightly renovated) currently trades at €4,500–6,000/m² for village centre properties and slightly less for peripheral positions. This category includes most of the Montriond bed base and is where first-time buyers typically find entry-level two-beds in the €200,000–280,000 range. Quality varies enormously and professional due diligence (Carrez, DPE, structural survey) is essential for this category.

Recent resale (less than 5 years old) trades at €5,500–7,200/m², reflecting the premium for current building regulations and the shorter amortisation history on the appliances and finishes. This category is typically the most liquid for buyers who want move-in-ready property without the 18–30 month VEFA wait. Two-bed apartments in this category run €310,000–440,000 depending on position and finish quality. Most of these properties were completed during the 2019–2024 VEFA boom and are now reaching the secondary market.

New-build VEFA — like Le Kairn and the other current developments — trades at €5,800–6,900/m² (HT, ex-VAT) or €7,000–8,300/m² TTC. Entry-level two-beds in VEFA start around €455,000 HT (€546,000 TTC) and rise from there. For investor buyers, the VEFA route is particularly attractive because it combines the 20% VAT reclaim opportunity with the current RE2020 build standard — meaning the asset will age better on DPE and maintenance costs than older resale. Our buying process guide walks through the VEFA mechanics.

The chalet market in Montriond is thinner and more variable than the apartment market but offers genuine opportunity for the right buyer. Renovation projects — older Savoyard stone-and-wood buildings in the village or the surrounding hamlets requiring full modernisation — currently run €600,000–950,000 depending on size, land and structural condition. For buyers with the appetite and budget for a meaningful renovation, these can produce excellent end-state value: post-renovation sales for top-quality restored chalets frequently reach €1.8–2.5M, representing a materially higher final value than the acquisition plus works total.

Finished resale chalets in good condition run €1.4M–2.8M for three-to-five-bed properties, depending on position, view, land area and finish level. The best-positioned village-centre chalets with Dents Blanches views and walking distance to amenities can reach €3M+, though these transactions are rare. Montriond chalets rarely trade above €4M because the price ceiling in the commune reflects the village’s positioning rather than any artificial cap — buyers seeking trophy assets typically shift towards Morzine, Les Gets or Megève.

New-build VEFA chalets in the Montriond commune are rare but do appear periodically. When they do, pricing is typically €6,800–8,500/m² HT for the build portion, plus the underlying land value. Total project costs for a four-bed new-build VEFA chalet currently run €1.8–2.8M depending on land position. These are sold to buyers who specifically want a new-build property (for the RE2020 build quality and the VAT reclaim) rather than buyers looking for the cheapest entry into a chalet ownership.

Rental economics in Montriond are stronger than the quiet-village positioning would suggest, for two reasons. First, the Lac de Montriond and the surrounding hiking network generate genuine summer rental demand from June through September, meaningfully extending the operating season compared to winter-only resorts. Second, the Portes du Soleil ski access through the Ardent gondola keeps Montriond within the winter demand catchment that drives Morzine and Les Gets, so the winter occupancy and rate structure is similar rather than discounted.

For a well-positioned Montriond two-bed apartment on the managed rental programme, gross annual rental revenue typically runs €26,000–36,000, translating to a net yield of approximately 2.8–3.8% on the TTC purchase price (or 3.4–4.6% on the HT price if the VAT reclaim applies). For a three-bed apartment, gross rents run €34,000–48,000 with net yields of 3.0–4.0% TTC. These figures are competitive with Morzine (which trades at higher prices and therefore slightly lower yields) and materially better than the bigger Tarentaise resorts.

Summer rental specifically adds meaningful revenue: a well-positioned Montriond two-bed typically generates €5,000–9,000 of summer (June–September) rental income, representing 15–25% of the annual total. Year-round rental availability matters not just for the headline revenue but because it allows for professional management — the operator’s overheads are amortised across more weeks of the year. Our French mortgage calculator models the full annual cash-flow picture including winter and summer revenue.

Two 2025 regulatory developments are relevant to the Montriond market. First, the 2024 Airbnb law gave French mairies stronger powers to regulate short-term rentals and classified tourist accommodation. The Montriond mairie has not implemented any significant restrictions beyond the standard registration requirement — the commune recognises short-term tourist rental as a core part of its economy and has resisted the kind of caps imposed in Paris, Bordeaux and some coastal towns. Registration is straightforward and required for any short-term let.

Second, the DPE F/G rental phase-out under the climate law has meaningfully affected older Montriond resale stock. Properties rated G have been prohibited from new long-term rental since 2023, and F-rated properties since January 2025. For buyers of older resale apartments, this means checking the DPE certificate is now non-negotiable — an F or G rating without renovation plans means the property cannot be legally let long-term. For short-term meublé de tourisme rental the rules are looser, but the underlying asset-quality concern remains.

The practical effect has been to widen the quality gap between older resale and new-build. Buyers of resale now typically factor in €30,000–80,000 of renovation works to bring older apartments up to current DPE standards, reflecting new insulation, heat pump replacement, double glazing upgrades and ventilation improvements. For VEFA new-build, none of these concerns apply — the RE2020 standard comfortably exceeds all current regulatory requirements and is robust to likely future tightenings. This is one of the structural arguments in favour of VEFA in the 2026 market.

Non-resident mortgages for Montriond purchases remain accessible in 2026. British and other non-EU buyers typically access 70% LTV on new-build ski property, with strong profiles reaching 75–80%. EU non-residents can reach 80–85% for prime locations. Current fixed rates for non-residents run 3.4–4.3% on 20-year terms, having come down from the 4.5–5.2% peak of 2023 as the ECB has progressively cut policy rates through 2024 and 2025.

Notaire fees on new-build VEFA run 2–4% of the HT purchase price, materially lower than the 7–9% charged on resale transactions. For a €455,000 HT two-bed the notaire fees run approximately €9,000–18,000 depending on whether mortgage registration costs apply. The full VEFA timeline from reservation to handover typically runs 18–30 months, with the majority of the payments happening in the last 12 months of construction against certified completion milestones.

For resale purchases, the timeline is shorter (typically 3–4 months from offer to completion) but the due diligence is heavier. Buyers should expect to pay for a structural survey, to review the last three years of co-ownership financial statements (comptes de copropriété), to verify the DPE and Carrez certificates, and to check for any planned major works (travaux) that will be charged to the owners. Our Domosno team helps British clients with each of these checks as part of the standard buyer service.

For buyers whose priority is Portes du Soleil skiing at the best possible value, Montriond is one of the strongest answers in the French Alpine market today. The 20–30% discount to Morzine centre is material, the village character is genuine, the summer rental demand lifts the annual yield calculation, and the access to the full 650km linked ski network is uncompromised through the Ardent gondola. It is the kind of market position that typically produces strong long-run results for patient buyers.

It is not the right fit for buyers who specifically want central Morzine walkability to bars and restaurants, or for buyers who need ski-in/ski-out access from the apartment door. For those requirements, central Morzine or a direct-access position in Les Gets is a better fit. It is also not the right fit for trophy-asset buyers — Montriond’s price ceiling reflects the village’s quiet positioning and the commune does not produce the kind of €3–5M trophy chalets that Megève and Courchevel do.

But for the large majority of British and European buyers who want an authentic Alpine village base, genuine investment economics, full Portes du Soleil access and a price tag that doesn’t require ignoring the spreadsheet, Montriond is a serious option. Our current Montriond inventory includes both resale and new-build stock across all price points, and the Domosno team has been specialising in the Morzine-Montriond corridor since 2005. Get in touch via our contact page to arrange a call with a buyer consultant.