Chamonix and Megève are exceptional markets: 9 583 € per m² for an apartment in Chamonix, 9 615 € in Megève, against 3 384 € in Passy. At median prices, a 45 m² apartment in Chamonix corresponds to a house of about 101 m² in Passy.
Median apartment sale prices per m², DVF register (French tax authority), 2024-2025 sales.
On completed sales in 2024-2025, an apartment sells at a median price of 9 583 € per m² in Chamonix and 9 615 € in Megève, against 3 384 € in Passy and 3 694 € in Sallanches. At those median prices, a 45 m² apartment in Chamonix (431 235 €) equals a house of about 101 m² in Passy or 96 m² in Sallanches. Swixim Sallanches, an independent estate agency in the Mont-Blanc valley, helps owners in Chamonix and Megève who sell, keep a foothold or move down the valley.
Sources: DVF register (French tax authority), 2024-2025 sales. Market data checked in October 2026.
Chamonix and Megève remain exceptional markets, and those who invested there made a choice many envy. The question is where your capital works hardest today. You do not have to sell everything: here are three approaches.
You own a studio or a small apartment in Chamonix or Megève. Sold at the median price, it can pay for a real house with land, in a commune still about half an hour by road from the resorts.
You sell the large property, keep an address in Chamonix or Megève with a small apartment, and put the balance into a house lower down the valley.
Passy and Sallanches are towns where people live all year (80 % and 83 % main residences), with stations, buses, shops and schools. An apartment there costs 65 % less than in Chamonix.
Sallanches sells almost as many homes as Chamonix (295 sales a year against 338), at a much lower price per m². An active market is one where it is easier to resell.
Prices and sales: DVF register (French tax authority), 2024-2025 sales (sales a year = two-year average, homes). Reference rent ÷ price: the Ministry of Housing 2025 reference rent for a LONG-term let of an apartment, over twelve months, as a share of the median purchase price. It is an indicator for comparing communes, not the income of any particular property, and not short-term rental income.
In Chamonix, 69 % of homes are second homes: it is a resort market. On the valley floor, it is first the market of the people who live there.
Swixim buys and sells; letting is the business of Care Concierge, our sister company, which manages more than 250 properties in the Chamonix valley. Depending on the commune, the rules differ:
A change-of-use authorisation is required before letting, limited to one per owner, valid for three years and renewable. An owner can therefore run only one tourist let.
A simple declaration to the town hall, with no authorisation and no quota.
Rules checked with the valley’s communes in September 2026; they change. For other communes, check with the mairie. General information, not legal advice.
Want to let a property once you have bought it? Care Concierge can manage everything, on short-term and long-term lets. Selling or buying with us does not oblige you to use them.
Discover Care ConciergeAn adviser who knows your commune values and sells your property; another, who works the lower valley, shows you what you could buy. You keep a single thread throughout.
Often, yes. At median sale prices, an apartment of 45 m² in Chamonix (about 431 235 €) corresponds to a house of about 101 m² in Passy, 96 m² in Sallanches or 60 m² in Saint-Gervais-les-Bains. These are medians of completed sales (DVF register, 2024-2025): an individual chalet may cost more or less, and we tell you before you commit.
The median apartment price is 9 583 € per m² in Chamonix and 9 615 € in Megève, against 5 109 € in Saint-Gervais-les-Bains, 3 694 € in Sallanches and 3 384 € in Passy: 65 % less in Passy than in Chamonix. For houses the medians are 13 810 € in Chamonix and 4 262 € in Passy.
Yes. For example, selling a 100 m² house in Chamonix at the median price (1 381 000 €) and buying a 25 m² apartment there (239 575 €) leaves 1 141 425 €, which at the median Passy house price would buy about 268 m² of house. This is an order of magnitude before notary fees and taxes, not a valuation.
A capital gain on a second home is taxable, with allowances that grow with the number of years you have owned it. The exact amount depends on your situation, so ask your notaire before you decide. Our guide below sets out how the tax works.
The A40 motorway runs through the valley, the Sallanches – Combloux – Megève and Saint-Gervais – Le Fayet stations serve the valley floor (the latter is where the Mont-Blanc Express to Chamonix starts), and bus services run along the valley. By road, allow roughly half an hour to Chamonix or Megève depending on the commune, the season and the traffic.
Letting rules are set commune by commune. In Chamonix and Les Houches a change-of-use authorisation is needed, limited to one per owner; in Saint-Gervais and Combloux a simple declaration is enough. For other communes, check with the mairie. This is general information, not legal advice. Letting is handled separately by Care Concierge, our sister company; selling or buying with us does not oblige you to use it.
No. We show completed sales and let you compare communes; we do not predict the market. A free valuation by an adviser who works your commune tells you what your property could sell for today.
Our guides
Buying from abroad? See our page for international buyers.
Sell, value or buy: median prices per m², completed sales and a free valuation with Sébastien Blasco.
Why buy at the bottom of the Mont-Blanc valley rather than in Chamonix, with the prices to show it.
Buying to let short term: letting rules, the two communes compared and support through to management.
Tell us the commune, the type of property and what you have in mind: selling, keeping a foothold or buying lower down the valley. An adviser will reply. Free, with no obligation.
Sébastien Blasco
Maxime Chapelain
Anne Marie Lambert
Christine Ponchaud