Courchevel property market: prices, trends and buyer guide

Apartments across the commune of Courchevel (recorded as Saint-Bon-Tarentaise, location id 497928 in the CASAFARI dictionary) recorded an average asking price of €17,107.5/m² in Q3 2026, according to CASAFARI Area Insights, the source of the price series, 4.0% below Q3 2025 but 7.0% above Q1 2023. These are asking prices from listings rather than signed sale prices, averaging Le Praz at 1,300 metres with Courchevel 1850, which trades well above the mean. With 84.4% of the commune's 7,832 dwellings held as second homes (INSEE census data for the commune of Courchevel, 2022), this guide breaks down the villages, chalet data, taxes and letting rules.

What does a square metre cost in Courchevel in 2026?

Picture a buyer in Geneva or London scrolling through two listings on the same afternoon: a two-room flat in Moriond at one price per square metre, and a ski-in chalet on the Bellecôte piste asking four times that figure, both simply labelled 'Courchevel'. Understanding this valley requires knowing what a single municipal statistic hides.

In Q3 2026, the average asking price for an apartment in the commune of Courchevel (Saint-Bon-Tarentaise, location id 497928) stood at €17,107.5/m² (CASAFARI Area Insights, queried 23 October 2026). That figure sits €716.7/m² (−4.0%) below the €17,824.2/m² recorded in Q3 2025, yet remains €1,119.7/m² (+7.0%) above the Q1 2023 figure of €15,987.8/m².

These figures reflect asking prices from indexed agency and portal listings with outliers excluded, rather than final notarial transaction prices, in a discreet market where many prime properties change hands off-market. Because the data covers the entire administrative commune, it blends the lower villages of Saint-Bon and Le Praz with the prime core of Courchevel 1850, where renovated stock commands a substantial premium over the municipal mean.

Which Courchevel are you buying? Six villages, one commune average

On 1 January 2017, the historic commune of Saint-Bon-Tarentaise merged with neighbouring La Perrière to form the commune of Courchevel (INSEE code 73227). In the CASAFARI location dictionary, 'Courchevel' resolves to this merged territory under its former name, Saint-Bon-Tarentaise (location id 497928). Every commune-wide figure therefore spans six distinct altitudes and micro-markets.

At the top sits Courchevel 1850, defined by its concentration of palace hotels, Michelin-starred dining and the prime residential enclaves of the Jardin Alpin, Bellecôte and Nogentil, where trophy chalets and large apartments range from 200 to 1,000 m². Below it, Courchevel Moriond (1650) and Courchevel Village (1550) offer sunnier or more family-oriented settings dominated by two- and three-room apartments of 40 to 80 m² bought for family holidays and seasonal letting. Further down the mountain, Le Praz (1,300 m) centres on its Olympic ski jumps and traditional village lanes, while Saint-Bon and La Perrière house the bulk of the commune's year-round workforce.

According to INSEE census data for the commune of Courchevel (2022), the municipality counts 2,295 permanent inhabitants (1,160 households) across 7,832 dwellings. Some 84.4% of all homes are second homes or occasional dwellings, against 14.8% principal residences and a vacancy rate of just 0.8%. The long-term trajectory is striking: the INSEE dossier complet on Courchevel housing stock since 1968 records 6,642 second homes in the 2023 series, up from 6,414 in 2017 and 2,033 in 1968. Apartments represent 79.1% of the stock (6,197 units) and houses or chalets 20.8% (1,631 units), according to INSEE's 2018 housing census.

International buyers reach the valley via Geneva, Lyon-Saint-Exupéry or Chambéry airports, via the Moûtiers-Salins-Brides-les-Bains TGV station in the valley below with winter rail links from Paris and London, or via the Courchevel altiport at 1850 for private aviation. Because the villages vary so widely in price, a single quarter with a higher proportion of listings in 1650 or 1550 pulls the commune average down without a single seller at 1850 cutting their price.

How have apartment prices moved since 2023?

The quarterly apartment series from CASAFARI Area Insights tells a story of stability after an initial step up in early 2023. Having started at €15,987.8/m² in Q1 2023, average asking prices moved to €17,475.2/m² in Q2 2023 and have settled on a high plateau between roughly €17,000/m² and €17,800/m² for more than three years, reaching a series high of €17,824.2/m² in Q3 2025.

The series shows two softer points: Q4 2025, when the average dipped to €16,827.3/m², and Q3 2026 at €17,107.5/m² (−4.0% year on year). Rather than signalling a structural correction, these dips reflect the composition of available stock in a given quarter alongside a quieter national backdrop. In a resort that generates only a few hundred active listings a year, a shift in the ratio of Moriond flats to 1850 residences moves the quarterly mean by several hundred euros.

Stepping back from quarterly noise, the annual averages (calculated as the arithmetic mean of the quarterly values in CASAFARI Area Insights) show a flat-to-gently-rising market:

Year	Average apartment asking price (€/m²)	Period covered
2023	€16,965.0/m²	Full year (Q1–Q4)
2024	€17,337.6/m²	Full year (Q1–Q4)
2025	€17,352.2/m²	Full year (Q1–Q4)
2026	€17,508.1/m²	Partial year (Q1–Q3)

What do the chalet figures really tell you?

For houses and chalets across the commune of Courchevel (location id 497928), CASAFARI Area Insights records an average asking price of €19,029.3/m² in Q3 2026. That is 1.5% below Q3 2025 (€19,317.8/m²) and 4.1% below Q1 2023 (€19,839.6/m²).

Those headline percentages require caution. Across the 15 quarters from Q1 2023 to Q3 2026, the chalet series has ranged between a low of €17,460.6/m² in Q1 2026 and a peak of €26,851.4/m² in Q3 2023. Houses make up just a fifth of the commune's stock, and only a small fraction comes to the open market in any quarter. When two or three newly built chalets on the pistes of 1850 are listed simultaneously, the quarterly average surges; when the active listings consist mostly of village houses in Le Praz or La Perrière, it drops. The series should be read as an indicative band rather than a directional trend.

When advising a client or valuing a chalet with Comparables and a market study, relying on the municipal average will mislead. A reliable appraisal requires pulling specific listed and transacted comparables within the exact hamlet—separating a ski-in plot in Bellecôte from a village house at 1,300 metres.

Note also that CASAFARI Area Insights does not supply a long-term rental price series for this location (as of 23 October 2026), so this guide does not compute an indicative gross rental yield. In an alpine market where owners let properties by the week during the winter season rather than on standard residential leases, annualised long-term yield formulas rarely reflect reality.

How does Courchevel compare with the French market and the rest of Savoie?

Courchevel's three-year plateau stands out when set against property market trends across France. Nationally, the Notaires-INSEE house price index for Q2 2026 (provisional, published 8 September 2026) shows existing-home prices in metropolitan France down 1.0% quarter on quarter and 0.8% year on year, placing the overall index at 125.7 (base 100 in 2015).

At the departmental level, the market has also been selective. According to the Savoie notaries' 2025 transaction figures reported by Eco Savoie Mont Blanc, Savoie recorded 10,120 residential transactions in 2025 across all property types, a decline of 1.9% year on year, with existing apartment sales down 2.8% at 5,920 transactions.

Comparing the INSEE quarterly index series used in the comparison chart (which measures actual existing-home transactions, base Q4 2023 = 100) with Courchevel's apartment asking prices (CASAFARI Area Insights, rebased to Q4 2023 = 100) illustrates how the resort decoupled from the broader French correction of 2023–2024. The resilience rests on fundamentals that interest rates barely touch: a 0.8% vacancy rate (INSEE, 2022), strict planning constraints under the Loi Montagne and the local Plan Local d'Urbanisme (PLU), high-altitude north-facing slopes linked into Les 3 Vallées, and a buyer pool—drawn from Paris, the Lyon property market, the UK, Switzerland, the Benelux countries and the Gulf—that transacts predominantly in cash.

What does an international buyer pay on top of the price?

France places no legal restrictions on foreign nationals—whether from the European Union, the UK, Switzerland or further afield—purchasing residential property. Non-EU nationals without an EU residency card are, however, bound by the Schengen rule limiting visa-free stays to 90 days in any 180-day period, a practical detail for owners planning to spend an entire winter in the valley. For a broader overview of national buying procedures, see our France area guide.

On an existing property, a buyer should budget approximately 7% to 8% of the purchase price for acquisition costs (frais de notaire), which cover registration duties (droits de mutation à titre onéreux, or DMTO), land registry fees and the notaire's regulated emoluments. The 2025 finance law authorised French départements to raise their portion of the DMTO from 4.5% to 5.0% between 2025 and 2028; buyers should ask their notaire to confirm the exact applicable rate in Savoie at the time of signing.

For ongoing ownership, two local taxes apply: the taxe foncière and the taxe d'habitation sur les résidences secondaires. Under article 1407 ter of the Code général des impôts, as explained in the official guide to how the taxe d'habitation on second homes works on economie.gouv.fr, communes in designated zones tendues may vote a surcharge of between 5% and 60% on their share of the second-home tax. Notably, according to SeLoger's report of the DGFiP 2026 surcharge file (checked 23 October 2026), Courchevel—like Megève—applies no communal surcharge for the 2026 tax year, even though 1,666 of the 3,689 eligible French communes have voted one. Because a municipal council can vote this surcharge in any year before 1 October, owners should verify the status annually.

At the national level, the French tax authority guidance for non-residents sets out two further obligations (as of 2026):

• Impôt sur la fortune immobilière (IFI): French real estate assets exceeding €1.3 million in net value are subject to France's property wealth tax, regardless of where the owner is tax-resident.
• Capital gains tax on resale: Non-resident individuals pay 19% income tax on net gains, plus 17.2% in social levies (reduced to a 7.5% solidarity levy for sellers affiliated to an EU, EEA or Swiss social security scheme). Taper relief reduces the taxable gain from the sixth year of ownership, leading to full exemption from the 19% tax after 22 years and from social levies after 30 years.

Finally, in many prime buildings in Courchevel 1850, the co-ownership rules (règlement de copropriété) restrict commercial activities or frequent short-term rotations. Reviewing the building's deeds before making an offer is essential.

Can you still let a Courchevel apartment for the season?

Many buyers in Courchevel Moriond (1650) and Courchevel Village (1550) let their apartments for several weeks each winter to offset running costs. The regulatory and tax framework for furnished tourist lets (meublés de tourisme) was substantially tightened by the Loi Le Meur (Law of 19 November 2024), now in force across 2025 and 2026.

As detailed in a summary of the Loi Le Meur rules for furnished tourist lets, the legislation introduces four key changes that affect alpine apartments:

1. Mandatory national registration: Every furnished tourist let—including properties already operating—must be registered on a national teleservice by 20 May 2026 and display its registration number on all listings.
2. Reduced micro-BIC tax allowances: For unclassified tourist lets, the flat-rate tax allowance under the micro-BIC regime drops to 30% with an annual rental income ceiling of €15,000. For officially classified tourist lets (meublés de tourisme classés), the allowance is 50% up to a ceiling of €77,700. In Courchevel, where a few peak winter weeks easily exceed €15,000, most owners either apply for official classification or opt for the actual-expense tax regime (régime réel).
3. Energy performance (DPE) gates: Where a municipality requires prior change-of-use authorisation (autorisation de changement d'usage) to let a property to tourists, new applicants must present a Diagnostic de Performance Énergétique (DPE) of class E or better, tightening to class D for all tourist lets from 2034. This is a material consideration when inspecting unrenovated 1960s to 1980s apartments in 1650 or 1550.
4. Co-ownership votes: Where a building's règlement de copropriété includes a clause d'habitation bourgeoise, the Loi Le Meur allows the general assembly of co-owners to prohibit furnished tourist lets by a two-thirds majority rather than unanimity.

Because local municipal rules on change-of-use authorisations and quotas evolve independently of national law, buyers should confirm Courchevel's specific local requirements directly with the Mairie de Courchevel before modelling rental income.

How to work with the data: Area Insights, Comparables and the API

In a thin, high-value market where a single chalet listing can skew a quarterly average, raw portal browsing is rarely enough. Understanding how investors use CASAFARI data starts with separating market-wide direction from asset-specific pricing.

CASAFARI Area Insights aggregates and cleans listing data across portals and agencies to produce the commune-level asking-price series cited throughout this guide, excluding statistical outliers. When a buyer or advisor moves from macro research to acquiring a specific property, Property Sourcing across portals and agencies uncovers fragmented or discreetly marketed stock, while Comparables isolates historic and active listings in the exact altitude band and sector.

For family offices, wealth managers and prop-tech teams building their own valuation workflows, the data behind this page is accessible programmatically. You can query location id 497928 directly through the Area Insights API documentation, pull property-level benchmarks via the Comparables and valuation API documentation, or connect an AI assistant using Casafari MCP. Each API or MCP request consumes tokens according to your plan.

Whether you are benchmarking a portfolio in Les 3 Vallées or preparing an offer on a ski-in apartment, you can open a CASAFARI account on platform.casafari.com to explore the live commune data and run property-level comparables.