10 of the best alpine properties

I'm often asked by our customers: if you had the money to invest, which property would you buy?

Well, here is a list of my current Top Ten alpine properties, with prices ranging from 85,000 euros up to 2.95 million.

Best balcony view:
Studio apartment, St Gervais, 85,000 euros
This attractive apartment has a large and sunny balcony with breathtaking views of St Gervais village, the Mont Blanc range and the Rochers de Fiz.

Best for rental potential:
2-bed apartment, Samoens, 189,000 euros
A real bargain! Benefiting from reduced notaires fees, this two bedroom apartment is in excellent condition. With a good lettings history in place, you can expect to make over 15,000 euros per annum in rental income.

Best for ski-in, ski-out:
2-bed apartment, Morzine, 190,000 euros
Right next to the Nyon cable car, offering direct access to the Morzine / Les Gets ski domain, this great value duplex apartment sleeps up to 6 people.

Best small business opportunity:
8-bed house, Samoens, 540,000 euros
Located close to Samoens, and on the ski-bus route, this property is split into 3 self-contained apartments. There is also potential to renovate another building on site.

Best large family home:
7-bed chalet, St Jean d'Aulps, 750,000 euros
Warm, welcoming and wonderful views! A great family home in the Portes du Soleil that could also be run as a small catered chalet operation.

Best investment opportunity:
12-bed house, Samoens 825,000 euros
This beautiful property (pictured) is only 400m from the Vercland ski lift in Samoens. Divided into 6 two-bed apartments, and with a separate small chalet on the grounds, there are numerous investment opportunities to be explored: seasonal rentals, development and re-sale, conversion back into a family home. Huge potential for the price tag.

Best penthouse apartment:
4-bed apartment, Morzine, 880,000 euros
200m from the Super Morzine lift and a similar distance from the Pleney pistes, this apartment will occupy the entire top floor of a new apartment residence. Completion scheduled for spring / summer 2011; it is still possible to add your own personal touch at this early stage.

Best luxury apartment:
4-bed apartment, St Martin de Belleville, 1.044m euros
This new build apartment offers approximately 120m2 of living space. The design is authentically alpine and there are high quality fixtures and fittings throughout. Only 300m from the ski lifts of the 3 Valleys ski domain.

Best for an extended family:
9-bed house, Annecy, 1.354m euros
A beautiful stone-built alpine farmhouse, renovated to a high standard and offering three separate living spaces: ideal for an extended family, or for running a chambre d'hote business close to Annecy. There is around 600m2 of living space and a swimming pool in the attractive gardens surrounding the property.

Best luxury chalet:
6-bed chalet, Megeve, 2.95m euros
The ultimate in luxury in that most upmarket of alpine ski resorts, Megeve. Recently renovated to an extremely high standard, this property is walking distance from the village centre.

5 top tips to rent your ski property

Some of the most common questions we are asked during property viewings surround the question of how much rental income a buyer can expect to receive from their ski property.

Obviously this all depends on the size and location of your apartment or chalet but other factors also come into play, such as how many weeks a year you want to use the property for yourself and whether you decide to do your own marketing or use a local estate agency or rental agency to help you. I've tried to tackle them one by one, below but if there are any points that you would like to have clarified please don't hesitate to get in touch:

1. Seasons

The official ski season starts mid-December and runs until the middle/end of April (sometimes slightly longer in high-altitude resorts like Argentiere) but in general you won't find people coming out for their holidays until the weekend before Christmas. So your average winter season for rentals is 16 weeks.

The summer season is shorter and the French Alps are busiest in July and August, giving you 8 weeks of rentals. Other weeks during the year, such as October half-term or the Bank Holiday weekends, may generate rental income (particularly the smaller apartments which are suited to couples and younger families) but they are less reliable.

Beware resorts in high-altitude locations if you want to rent your property in the summer. Purpose-built ski stations of this nature are usually ghost towns outside of the winter season and you won't find tenants for the summer easily.

2. Location

Not only the location of the property within resort but the resort itself can impact on how much rent you can charge. As a general rule of thumb, the ideal location to maximise revenue is within walking distance of both a ski lift and the resort centre, so visitors don't need a car to get about. However, a central location can also be noisy in the evenings, so you need to pick carefully. It goes without saying that anywhere central and within walking distance of the ski lifts and ski pistes is also the most expensive to buy, so often this is not a realistic option for buyers. The majority of holiday makers are happy to jump on a ski bus to get to the lifts and if you want to appeal to family groups, a quieter position set back from the resort centre is often preferred, so don't let a property in the outer lying areas of a village put you off.

3. Costs and marketing your property

Estate agencies in the region will charge you anything from 25-35% to market your ski property for rent. At the lower end this will cover the marketing but you may need to pay for extras such as cleaning. At the higher end it will cover pretty much the whole service. French agencies tend not to provide bed linens and welcome packs for guests, so if you want to provide this service you may consider contacting one of the British-managed agencies in the area, for examples of a selection in Saint Gervais, Samoens, Morzine and Chamonix:

Saint Gervais: http://www.holidayinalps.com/
Samoens: http://www.alpsaccommodation.com/
Morzine: http://www.morzinelets.com/
Chamonix: http://www.demipiste.com/

You could also choose to rent out your property yourself and employ someone local to manage changeover days for you. If you decide to do it this way you have a few options:

a. Build your own website and promote it yourself
b. Add your property to one of many websites already out there that specialise in holiday rentals, for example http://www.holiday-rentals.co.uk/ or http://www.ownersdirect.co.uk/.

Typically you can budget 200GBP per annum per website, plus the costs of your local contact to handle the guests.

Finally for larger properties you could contact a tour operator to take the property off your hands for the entire season. If you go down this route then you won't get any personal use from the property but the rental income is guaranteed by the tour operator regardless of whether they fill the property or not.

Other running costs to consider include; annual service charges, local taxes, insurance, utilities (some of which may be included in your annual service charges).

4. Rental returns

As mentioned above, prices can vary massively according to the size, location within resort and the resort that the property is located in. A 5-bed chalet or apartment in Morzine centre could make as much as 35,000 to 40,000 euros gross in the winter season, whereas a studio apartment in a comparable location could make roughly 7,000 to 8,000 euros gross in the same period.

As a general rule of thumb you can work to a 5% annual return from your property, although in the case of smaller apartments the yield can be a lot higher.

Occupancy rates can also vary due to a number of factors, such as how and where you are marketing the property, whether you get lots of repeat custom and even the weather but to make a rough calculation you could expect to let out your property for a minimum of 85% of the full season.

5. What makes a successful rental property?

Well we're not a rental agency but I do know which properties I struggle to get into to view because they are always let out! The best properties are:

a. Spacious (whether it's a studio or a chalet, the room proportions are important)
b. Multiple bathrooms / WCs and in the case of chalets ensuite facilities are a major plus
c. On a ski bus route / walking distance to the lifts
d. Easy access to amenities (bakery, restaurants etc)
e. Contemporary / modernised interior or renovated old alpine charm
f. Additional touches, such as washing machine, dishwasher, DVD player, satellite TV, games consoles, welcome packs, facilities for babies and young children
g. Private parking

To get your project off the ground and buy a ski property in the Alps, visit our Buy Property page.

Properties for sale in Les Houches

Over the coming weeks, we will be adding an exciting new range of apartments and chalets for sale in and around the resort of Les Houches, in the Chamonix Valley.

Les Houches is an ever popular destination, thanks to its family friendly ski domain, its pretty village centre, the stunning backdrop of Mont Blanc and its proximity to Chamonix, only 5 minutes away. Access throughout the year is easy: the resort is less than 1 hour's drive from Geneva airport and the road is dual-carriageway the whole way making for a stress-free arrival in all seasons. There is an excellent public transport network, with regular buses to Chamonix and trains to the TGV station at St Gervais - Le Fayet and other resorts including Argentiere and Vallorcine.

The ski domain is 55km in size and there are two main lifts in the resort centre: the Bellevue cable car and the Prarion gondola.

Here is a taste of the properties that will be added to our website very shortly.

Apartments:

(1) A three-level apartment just a short walk from the Prarion ski lift and the pretty Lac des Chavants. The property sleeps 6-8 people comfortably and has two bathrooms. It is on the market at 175,000 euros.

(2) A new apartment, 43m2 and only 2 minutes walk from the Prarion lift. Sold with seasonal rentals in place. Great value at 250,000 euros.

(3) A gorgeous 2-bed apartment in a sought-after residence built by well-respected developer MGM in 2006 (pictured). In excellent condition throughout and sold with a private garage, the apartment is on the market at 320,000 euros and benefits from reduced notaires fees.

Chalets:

(4) In a quiet residential street, in the centre of the village, a chalet dating back to the 1930's. In need of some renovation, the property has heaps of character and potential and is available for 498,000 euros.

(5) A luxurious 250m2 chalet which has been renovated to a very high standard by its current owners. There are stunning views of the Mont Blanc massif. Sale price is 1.1m euros.

Contact Ascendant now to find out more about the attractions of buying property in Les Houches - or why not register now to ensure you receive details of the new properties as soon as they go live?

Worldwide access to the Alps

When you are considering where to purchase a holiday or investment property abroad, an important factor is probably going to be the relative ease of access from your nearest airport.

We are fortunate in Haute-Savoie to have a range of international airports within easy driving distance. Geneva airport is the main gateway to the area, located 30 minutes from our head office in Annecy and approximately one hour's drive from the main ski resorts we cover (Portes du Soleil, Grand Massif, Chamonix, Evasion Mont Blanc and the Aravis). There are also international airports at Chambery (ideal for our 3 Valleys properties), Grenoble and Lyon.

Geneva airport, located on the French/Swiss border, is one of Europe's busiest airports. The terminal has just undergone the first phase of a 250million CHF overhaul. There are regular, scheduled flights every week to over 100 destinations in Europe, Asia, North America and Africa.

It is possible to fly direct to most European cities with national airlines such as Swiss, BA and Air France. Low-cost carrier Easyjet also operates to 34 European and North African destinations from Geneva.

There are daily flights to the Middle East with Etihad (Abu Dhabi) and Qatar Airways (Doha) and onward connections to cities in Asia and Australia.

For those crossing the Atlantic there are direct services to New York (Swiss, Continental), Washington (United) and Montreal (Air Canada).

There are also many scheduled services to destinations in North Africa and a twice-weekly connection to the island of Mauritius.

Ascendant is a leading international estate agency based in Annecy, France with property for sale in ski resorts such as Chamonix, Morzine, Megeve, La Clusaz and St Martin de Belleville as well as around Lake Annecy. Our customers come from all around the world, attracted by the beautiful Alpine scenery, extensive range of activities on offer throughout the year and easy access. We look forward to welcoming you to the French Alps soon.

The snow has arrived!

All thoughts of the summer's seemingly endless heat wave are well and truly behind us after the first heavy snowfall of the season hit the northern French Alps this week.

With temperatures falling and heavy precipitation on the cards for the weekend, the next few days promise plenty more snow as autumn crosses over to the winter season.

The mountains were cloaked in beautiful colours of vibrant red, amber and yellow this autumn and up until last week temperatures remained mild enough to venture out without a coat during the day. However it was a very different story during viewing trips in Morzine, Les Gets and Samoens this week, when we were caught out by sudden flurries of snow!

In the various mountain resorts preparations for the start of the winter season are well underway and the build up to Christmas week (dare we even mention Christmas yet?) has begun.

If you're avidly following every last flake of snow as it falls, try the website www.snow-forecast.com - a useful source of information.

If you're planning a trip to the French Alps this winter to look for property for sale, or you have a property you would like to sell, please contact us and we'll be happy to help.

Samoens bargains

Spring is in the air in the valleys of the French Alps, the sun is shining and the first of the springtime flowers are bursting out in a riot of colour. Up in the mountains it's a very different story and the deep snow is still providing excellent coverage over the ski pistes.

It's a fabulous time of year to hit the slopes; there's something so gratifyingly indulgent about enjoying a hearty alpine lunch on a chalet terrace in the blazing sunshine - drinking in those never-ending mountain views and whiling away the time relaxing in a deckchair or burning it all off on-piste - especially if the rest of the world is at work!

This week I was in the Grand Massif ski domain visiting property with some clients and they were totally bowled over by the area, the variety of activities available for holiday makers and the value for money that this part of the French Alps currently offers. There are some excellent springtime bargains out there and they certainly won't be around forever.

Already this month we have seen a huge increase in the number of contacts from prospective buyers and it's shaping up to be an excellent second quarter. Our contacts across the region are reporting a similar story, so it's a case of get in there quick, before the bargains are snapped up by other savvy buyers. As mortgage rates are at the lowest we've seen for a good while (our French mortgage contacts are offering rates from as little as 3.75% variable) you can even off-set your sterling-euro exposure for a few months - and perhaps clear the loan without penalty when the exchange rate strengthens. It's an excellent time to buy property in the French Alps, so why not strike whilst the raclette pan is hot?

To see a selection of the fantastic property we have for sale in Samoens in the Grand Massif, take a look at the following reference numbers on Ascendant's Buy Property page:

Reference 1327718 - 179,950 euros
In Samoens centre, two double bedrooms, large balcony, parking and ski locker.

Reference 1407041 - 220,000 euros
Samoens centre, newly built, 2 bedrooms, terrace, fully furnished and equipped, underground parking, cellar and ski locker, rental returns of minimum 5% p.a. and reduced notaires fees.

Reference 1254105 - 227,900 euros
Central location, two bedrooms, sunny terrace, ski locker, private garage, immaculate condition.

Reference 1414530 - 249,000 euros
Samoens centre, in a charming character building, 2 double bedrooms, 2 bathrooms, sold fully furnished and equipped.

If you'd like to arrange a viewing of the above property, please contact the Ascendant team.

For more information on Samoens and the Grand Massif area, please visit our Area Guide.

Property search in the Alps

Did you know that Ascendant offers a free property search service in the French Alps? Our personalised service is designed to take the stress out of property hunting and maximise your chances of finding the ideal alpine apartment or chalet to purchase.

To start using our free service, simply give us a call. By phone we will discuss your property requirements, budget and timescales in detail. We will give you expert guidance about the pros and cons of various locations and offer a realistic assessment of what your budget will buy you.

The next step is to agree the specific type of property you are looking for, the area and maximum budget. We will go out and identify a shortlist of suitable properties and accompany you to the viewings. Some of the properties may already be on our website; others might not even be on the market yet and some might be listed through other estate agents.

We make no charge for carrying out the property search. Agency commission is only payable on successful completion of a purchase and is always included in the advertised price.

There has never been a better time to buy property in the French Alps. Call the Ascendant team now on 0844 555 3274 (UK) or +33 (0)4 50 10 44 23 to discuss how we can get your search started.

Annecy Property

Recent articles featuring the Annecy property market both carried comments from Paul Wiseman, Director of Ascendant Property. An article in the Daily Mail, entitled "Charmed New Life" and a 10-page feature on the local property market in the September edition of the French magazine "L'Express" both highlight the continued interest for both French and international buyers in this beautiful and unique part of France. 

The Annecy property market has been enjoying high capital growth and increasing demand since the 1990s and although the Eurozone property slow-down has affected some areas of the local market, other sectors are continuing to perform well. In the first quarter of 2008 property prices* in the more popular areas of Annecy continued to rise, with 6% in Annecy-le-Vieux, 3% in Annecy centre, 8% in the eastern sector of Annecy, 6% in the central north west sector of town and 3% in the villages around the lake. Conversely some areas experienced a decline in property values; the area north west of Annecy saw a -1% fall, south west Annecy -5% and the Albigny "Golden Triangle" by -3%. Overall property prices across the Annecy region remained at the same level as 2007.

From a pure investment perspective, some parts of Annecy are performing strongly due to increased development by the local authorities; the tired area surrounding the railway station is beginning to show the first signs of an influx of investment cash and with more planned this area is set to do well – already property prices have increased by 50% over the past 2 years. An example of the degree of the future success of this development can be seen in the area around the "Courier" mall, where new executive apartment blocks have sprung up with underground parking and all the mod cons. Annecy-le-Vieux, a suburb of Annecy centre of 20,000 inhabitants, is enjoying a minor boom in first time buyers, drawn to the village-like feel of the area and views of the lake and mountains. The extension of the A41 motorway to Geneva (Annecy-le-Vieux is ideally placed for a 25 minute commute into the city centre) is still to make its presence felt in property price terms - although the general feeling amongst agents is that the affluent city executive from Geneva will only invest once the motorway is open rather than suffering a lengthy commute in the meantime. With the opening planned for 2009 now is a good time to consider a purchase. Along the lake-front Albigny sector the majority of buyers are retired, cashing in on the sale of their family home and purchasing a smaller retirement apartment with lake views and with all amenities on the doorstep. Conversely many of the younger, executive buyers are priced out of the Golden Triangle and focus their efforts on Annecy old town - life amongst the cafes and restaurants of the pedestrianised historic streets and canal sides ideally suits city-centre workers.

The lakeside villages on the east and west banks of lake Annecy remain the most popular amongst international and British buyers, with the east side of the lake drawing the most interest. The villages of Veyrier, Menthon Saint Bernard and Talloires on the east bank continue to out-perform Saint Jorioz and Sevrier on the west bank, mainly due to the old Savoyard charm of the village centres, their west-facing aspect ensuring sunshine later into the day and the Route Nationale which circles behind the villages and alleviates some of the traffic congestion in the summer tourist season. The villages on the west side of the lake still suffer from tourist traffic in both the summer and ski seasons as well as daily commuters to Annecy centre. However a planned tunnel under the Semnoz Mountains to reduce traffic congestion on the west bank is set for 2013 and a project for a tramway between Saint Jorioz and Annecy centre is in the very early stages of consideration. Whilst this will have little impact on the current market the potential for long term investors is certainly there. In today’s market property prices on the east bank of Lake Annecy are currently 25% more than the west. For buyers seeking an affordable base on the lake and who are prepared to be further out from Annecy centre (30 minute drive), the "Petit Lac" area on the southern tip is developing well, with houses selling for as little as 350,000 euros.

For more information on the Annecy property market and property in the surrounding area please contact the Ascendant team.

* Based on resale apartment prices