What does a holiday rental in the French Alps earn?
On stock Terrivio tracks, gross yield in the French Alps is typically 4–7% and net yield 1.5–3.5% after operating costs and purchase costs. The gap is the whole story: platform fees, cleaning, management, energy, insurance, community charges and local tourist tax often absorb 35–50% of gross revenue.
Worked example: a property at €420,000 let at €210 per night with 42% occupancy books about 153 nights and €32,130 of annual revenue (7.6% gross yield). After 28% variable costs and €5,500 of fixed costs, NOI is about €17,634 — 3.9% net on a total investment of €453,600.
Seasonality — do not annualise a peak week
Revenue is winter-led (Christmas–Easter ski weeks) with a second, cheaper peak in July–August hiking season. Shoulder months (May, October, November) are often empty — model annual occupancy, not a peak-week ADR.
Do not annualise a Christmas-week rate. A €400 peak night at 18% winter occupancy and €120 summer nights is a different business from a €210 blended ADR at 42% — the calculator on this page uses the blend. Factor syndic charges, piste-side insurance and a furniture refresh every few seasons.
Purchase costs and tax in the French Alps
Budget about 8% above the asking price for acquisition costs in France. Main item: ≈7–8% notary & duties (resale) · 2–3% (new-build). These costs are gone on day one — that is why Terrivio divides NOI by total investment, not by asking price.
Rental income falls under micro-BIC (30% allowance for unclassified rentals, capped at €15,000; 50% for classified) or the réel regime with depreciation (LMNP). Social charges of 17.2% apply on top of income tax for non-residents.
Tourist tax: €0.65–15 per night + 10–25% departmental surcharge. Usually collected from guests, but it still sits inside your competitive nightly rate.
Short-term rental rules in the French Alps
A meublé de tourisme registration number is mandatory. Secondary homes in many Alpine communes now need a change-of-use authorisation; the 2024 Le Meur law lets mayors cut the 120-night primary-residence cap to 90 and tightens classified-rental tax breaks. Check the commune before you bid — Morzine, Chamonix and Annecy do not share one rulebook.
Country overlay (France): Every meublé de tourisme needs a registration number. Primary residences may be let 120 nights a year (mayors can cut this to 90); secondary homes in Paris and many large cities require a change-of-use permit, often with compensation.
Popular towns include Chamonix, Morzine, Megève, Val d'Isère, Les Gets and Annecy. Each has a different seasonality and licence map — Terrivio scores regulation for the exact city on a listing analysis.
How to calculate yield in the French Alps
- Estimate annual revenue. Use a blended ADR and annual occupancy, not a peak-week rate. Booked nights = 365 × occupancy. Then revenue = ADR × booked nights.
- Subtract operating costs. Variable costs (platform, cleaning, management) plus fixed costs (insurance, utilities, community fees, maintenance). A starting point in the French Alps is 28% variable plus the fixed costs in the calculator.
- Add purchase costs to the price. Include transfer tax, notary, registry and agency — about 8% in the French Alps.
- Divide NOI by total investment. That is net yield. Compare it with your mortgage rate and with a long-term rental fallback before you bid.
Frequently asked questions
Is a holiday home in the French Alps a good investment in 2026?
It depends on licence, micro-location and whether you need the weeks yourself. Typical net yields are 1.5–3.5%. Always underwrite net, never gross, and never assume a peak-week rate runs 365 days.
How do I calculate rental yield in the French Alps?
Net yield = (annual revenue − variable costs − fixed costs) ÷ (purchase price + acquisition costs). Annual revenue is ADR × 365 × occupancy. The calculator on this page does that with French Alps defaults.
What are purchase costs in the French Alps?
Plan about 8% of the price: ≈7–8% notary & duties (resale) · 2–3% (new-build), plus notary, registry and any agency fee.
Do I need a licence to let in the French Alps?
A meublé de tourisme registration number is mandatory. Secondary homes in many Alpine communes now need a change-of-use authorisation; the 2024 Le Meur law lets mayors cut the 120-night primary-residence cap to 90 and tightens classified-rental tax breaks. Check the commune before you bid — Morzine, Chamonix and Annecy do not share one rulebook.