Les Houches · Chamonix-Mont-Blanc valley
An older apartment sells for €7,910/m² in Les Houches against €9,760/m² in Chamonix, for the same ski area and six kilometres apart. It is also the faster-growing of the two communes. Our head office, our linen stock and our cleaning teams are on site.
77 properties managed in Les Houches
Flat 19% commission
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Our main office: 324 rue Joseph Vallot, Chamonix · Owner portal · Book a stay
Chalet 1000 · a property we manage in Les Houches
of nights booked in August 2026, at €500 a night
Properties managed in Les Houches
Properties taken on in 2026
Revenue generated in 2026
Stays organised in 2026
Quick estimate
Do you own an apartment or a chalet in Les Houches? Find out in a minute what it could earn on short-term lets, based on the real figures from the 77 properties we manage in the area.
The detailed estimate takes account of your exact address, the capacity, the equipment and our real data on the 77 properties we manage in Les Houches. Free, no commitment, answer within 24 working hours.
Our portfolio in Les Houches
Six properties we actually manage in Les Houches, ordered from the lowest price to the highest, with their average nightly rate and their occupancy in August 2026. Find the one that looks like yours — it is the most honest benchmark we can give you.
Apartment
Pool · ski-in ski-out
| €3,400August revenue | 90%of nights booked | €122average nightly rate |
Apartment
Characterful apartment · village centre
| €4,100August revenue | 87%of nights booked | €151average nightly rate |
Apartment
Mountain view · ideal for families
| €5,800August revenue | 94%of nights booked | €201average nightly rate |
Chalet
Large private chalet · quiet neighbourhood
| €8,200August revenue | 90%of nights booked | €294average nightly rate |
Chalet
New build 2024 · panoramic views
| €15,500August revenue | 100%of nights booked | €500average nightly rate |
Chalet
Garden, sauna & hot tub
| €16,100August revenue | 90%of nights booked | €574average nightly rate |
Revenue, share of nights booked and average nightly rate recorded from 1 to 31 August 2026 on the properties shown (source: PriceLabs). “Nights booked” means paid occupancy, excluding nights blocked by the owner. Revenue rounded to the nearest hundred euros, before our commission. August is a peak-season month: annual averages are lower. One property’s performance says nothing about another’s — it depends on location, capacity, condition and the time of year.
Our real figures for the Les Houches area
Over the first eight months of 2026, our Les Houches portfolio generated €1.50m, which is €446,460 more than in 2025. How that growth was achieved matters more than the total: the average nightly rate actually fell.
Revenue per available property (RevPAR)
+9% vs 2025
The industry benchmark: what a calendar night earns, whether occupied or not.
Average nightly rate (ADR)
− €10.37 vs 2025
We did not raise prices. They came down noticeably.
Nights sold
46.6% occupancy
And 3,465 fewer nights blocked than in 2025: the properties stayed available for longer.
What 46.6% means, and what it does not. It is a portfolio average over eight months, shoulder seasons included, and sixteen properties came under management during the year — a property listed in June pulls the average down mechanically. In August, 47 of our 78 listings in the area passed 80% occupancy. A property priced badly or photographed badly falls well below the average; a well-managed property sits comfortably above it. That is exactly what we look at during the estimate.
Source: PriceLabs, Portfolio Analytics report of 2 September 2026. Period compared: 1 January – 31 August 2026 against the same period in 2025, across the 77 active properties managed by our Les Houches team (Les Houches, Servoz and Taconnaz). Average revenue per property, around €19,480 over eight months, is an order of magnitude: it includes properties that came under management during the year.
Buying in Les Houches rather than Chamonix
It is the one argument that really counts for anyone hesitating between the two communes, and it is public: the Notaires des Savoie publish the median price per commune every year.
Per m² in Les Houches — older apartment, 2025
Per m² in Chamonix — same year
That is 81% of the Chamonix price for an apartment, and less than half for a house. Les Houches is also the faster-rising of the two communes: +10.1% over a year, against +3.4%.
Older apartments — year 2025
| Median price per m² in Les Houches | €7,910 |
| Median price per m² in Chamonix | €9,760 |
| Change over one year in Les Houches | +10.1% |
| Change over one year in Chamonix | +3.4% |
| Gap per square metre | €1,850 |
Older houses — year 2025
| Median price in Les Houches | €876,200 |
| Median price in Chamonix | €1,776,000 |
| Les Houches ranking in Haute-Savoie | 4th |
| Chamonix ranking | 1st |
| Les Houches, as a share of the Chamonix price | 49% |
Sources: Observatoire de l’immobilier des Notaires des Savoie, 2026 edition, calendar year 2025, older properties. Cross-checked against the official DVF statistics: €6,422/m² in Les Houches across 544 sales against €8,784/m² in Chamonix across 1,429 sales, cumulative period 2021-2025.
What we will not tell you. A cheaper property does not mean a better return. On our own figures, RevPAR is €100.52 in Les Houches against €134.70 in Chamonix: the purchase price is 19% lower, but revenue per available night is 25% lower. Per euro invested, Chamonix stays slightly ahead. The case for Les Houches lies elsewhere: for the same budget you buy more space, you enter a faster-rising market, and you have access to the same ski area.
We do not publish a price per square metre for houses: the DVF method divides the price, land included, by the built surface alone, which artificially inflates the ratio on a chalet with a garden. The Notaires get round the problem by publishing a total median price — that is the figure we quote.
The regulations, for their part, are identical in both communes. We have set them out line by line on our Chamonix page.
What makes a property let here
Les Houches is not a dormitory village for Chamonix. It is a resort in its own right, with its own ski area and its own visitors — more often families, more often on longer stays.
Two access points from the village: the Bellevue cable car (1,000 → 1,800 m) and the Prarion gondola (1,000 → 1,900 m). The Kandahar, a World Cup downhill run, drops 870 m over 3,343 m.
The Mont-Blanc Express is free between Servoz and Vallorcine for holders of the Carte d’Hôte (guest card), handed over on arrival. Your guests reach Chamonix without a car — a selling point worth putting in the listing.
No 4- or 5-star hotel in the commune as at 1 January 2026. Demand at the upper end therefore shifts, of necessity, to chalets and apartments to rent.
2,906 homes out of 4,725 at the last census. A housing stock that is largely under-used: many of these properties are never let, or only for a few weeks a year.
5.78 nights on average across our portfolio, against 5.40 last year. Longer stays mean fewer cleaning turnarounds for the same revenue.
3,515 residents at the 2023 census, against 2,943 in 2017. The commune is gaining year-round residents, which also supports the long-term rental market.
Les Houches in figures
Each with its own geographic scope, its year and its source. We checked them one by one against the official sources — the links work, do check them.
of the housing stock are second homes, that is 2,906 properties out of 4,725
Les Houches commune · 2023
INSEE — full dossier
median price per m² for an older apartment, up 10.1% over a year
Les Houches commune · 2025
Notaires des Savoie
hotels only, and 352 rooms — none of them 4- or 5-star
Les Houches commune · 1 January 2026
INSEE — hotel stock
of pistes at the very least, including the Kandahar, a World Cup downhill run
Les Houches ski area · 2026
Valley tourist office
tourist beds in the valley — plentiful supply, and so real competition
Chamonix-Mont-Blanc valley · 2026
Valley tourist office
What these figures say to an owner. Six homes in ten in Les Houches are second homes, and the commune has only eight hotels, none of them 4- or 5-star. In other words: demand at the upper end has almost no hotel supply facing it, and the housing stock that could answer it remains largely unused. That is exactly the space a well-managed meublé de tourisme (registered furnished holiday let) occupies.
Sources and method. Data checked on 2 September 2026. Population, housing and hotel stock: INSEE, Les Houches commune (code 74143), 2023 census and hotel stock as at 1 January 2026. Property prices: Observatoire de l’immobilier des Notaires des Savoie, 2026 edition, calendar year 2025, older properties. Ski area and tourist beds: Chamonix-Mont-Blanc valley tourist office, 2026; the figure of 82,500 beds covers the whole valley, not the Les Houches commune alone. The Prarion gondola has been closed since 30 August 2026 for modernisation. The Carte d’Hôte gives free train travel, and a discount — not free travel — on bus passes.
Our work on the ground
This is our head office and our logistics base: the office, the linen stock and the cleaning teams are here, in Les Houches. No chain of subcontractors, no team driving up from Annecy or Geneva.
Declaration to the mairie, registration number, change-of-use application, DPE energy certificate. We put the file together with you.
Professional photography, distribution on Airbnb, Booking.com, Vrbo, Abritel and our own direct site. Prices adjusted daily to the Les Houches season.
Communication, self check-in by key box, 24-hour emergency contact during stays.
An inspection after every departure, bed linen and towels provided. The stock is here, not forty minutes away. In detail →
A network of tradespeople across the valley, quick call-outs. Billed at cost, with no mark-up.
Collection, declaration and payment to the Les Houches mairie. A detailed monthly statement on your owner portal.
We also work in: Chamonix · Argentière · Saint-Gervais-les-Bains · Les Contamines-Montjoie · Megève · Combloux · Sallanches
Looking for somewhere to live here for a few months instead? See our seasonal rentals, one to four months.
What to know before letting
It is the same regime as in Chamonix-Mont-Blanc, Servoz and Vallorcine since 1 January 2025. It grants no acquired rights: a property already let before 2025 has to be brought into line like any other.
| 1meublé de tourisme permitted per owner | 13characters — the compulsory registration number | €5,000fine for a listing without a number | 3 yearsvalidity for the change-of-use authorisation |
Online declaration is compulsory at valleedechamonix.declaloc.fr, the valley’s official portal. You receive a 13-character number that must appear on every listing: Airbnb, Booking, Abritel, and any advertising material. A fine of up to €5,000 if the number is missing.
Compulsory for any second home, and for a main home let more than 120 days a year. As in Chamonix, each owner is limited to a single property: one authorisation per individual or company. Valid for 3 years, renewable, with a DPE energy certificate required. The application goes to the Les Houches mairie.
Collected from the guest, declared and paid over to the commune. We handle it on your behalf, and it is included in our 19% commission. The amount depends on the property’s star classification.
Optional in Les Houches: no local rule makes it a condition of letting. It is, however, a tax decision — since the Le Meur law, the micro-BIC threshold differs depending on whether the property is classified or not.
What the one-property limit means in practice. If you own two homes in Les Houches, only one of them can be let as a meublé de tourisme. The second will need another route: a year-round let, a bail mobilité (mobility lease), or the seasonal exception. We say so plainly before anything is signed. What changes from one commune to the next →
They trust us
Six Google reviews, translated from the French. Four of them name Les Houches.
Reviews published on our main Google listing, translated from the French and otherwise reproduced without correction. Read all 281 reviews on Google
Frequently asked questions
For the entry price. An older apartment sells for €7,910/m² in Les Houches against €9,760/m² in Chamonix, and a house for €876,200 against €1,776,000 — 2025 figures from the Notaires des Savoie. For the same budget, you buy more space. To be clear, though: rental income is lower too, and per euro invested Chamonix stays slightly ahead. The real case for Les Houches is the entry price and the pace of the market — +10.1% over a year against +3.4%.
No. Les Houches applies the same regime as Chamonix-Mont-Blanc, Servoz and Vallorcine since 1 January 2025: one change-of-use authorisation per individual or company. See what changes from one commune to the next.
Over the first eight months of 2026, our portfolio in the area shows a RevPAR of €100.52 and average revenue of around €19,480 per property. That average includes properties that came under management during the year: it understates what a property managed all year round achieves. The only honest answer for your property comes from a visit. Request an estimate.
Yes. 275 avenue des Alpages is our head office: the office, the linen stock and the cleaning teams. That is the difference from a property manager who sends a team up from the Arve valley or from Geneva, and it shows in the response time when a water heater fails on a Saturday.
They are two different ski areas. Les Houches offers more than 50 km of pistes, two access points — Bellevue and Prarion — and the Kandahar, a World Cup downhill run. It is a more wooded, more family-oriented area, less exposed than Les Grands Montets. Your guests reach the Chamonix ski areas on the Mont-Blanc Express, free with the Carte d’Hôte. Please note: the Prarion gondola has been closed since 30 August 2026 for modernisation.
Tell us. Handing over management makes sense on a property that is let regularly. For a few weeks a year, we will say so plainly rather than have you sign. Two articles worth reading: using a property manager or managing it yourself and the traps to avoid.
Owners in Les Houches
A free estimate of your income, and a clear view of where you stand on the regulations. Answer within 24 working hours, no commitment.
Come and meet us
Our registered office and logistics base, in the heart of the village. By appointment only: owner meetings take place in Chamonix and Sallanches.
