The year 2025 marks a new phase for real estate in Haute-Savoie: prices are stabilizing, demand remains strong in certain areas, and buyers are gradually returning after two years of waiting. Here is a clear analysis to understand the local dynamics.
1. A generally stable market, but with contrasts depending on the areas
In 2025, Haute-Savoie is no longer experiencing the sharp increases seen before 2022, but it is also not undergoing a sudden downturn.
Instead, we observe:
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Overall price stabilization in Annecy, Annemasse, and Thonon
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A slight decline in rural or less pressured areas
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Prices remaining high in resort areas (Chamonix, Morzine, Les Gets, La Clusaz)
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Sustained pressure in the cross-border zone (Saint-Julien, Archamps)
This rebalancing is linked to several factors: stabilized interest rates, a gradual recovery in demand, and still-limited supply in highly sought-after areas.
2. Sector by sector: 2025 trends
Annecy and Greater Annecy
The market remains premium: prices are holding steady thanks to strong demand and very limited supply.
Renovated or well-located properties are still selling quickly.
Geneva basin / Cross-border workers
Demand has clearly picked up again since mid-2025.
Cross-border buyers are returning with better visibility on their borrowing capacity.
Prices remain high, but access to credit has become smoother.
Arve Valley (Cluses, Sallanches, Bonneville)
A dynamic and more affordable area.
Ideal for first-time buyers and rental investments.
Resort areas
Tourist demand remains very strong.
Seasonal investment is still highly sought after (short-term rentals, chalets, renovated apartments).
3. A more quality-driven demand than before
Buyers in 2025 are more selective:
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good insulation
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location
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outdoor space
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recent renovation
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smart layouts
Energy-inefficient or poorly located properties must now be genuinely competitive to sell.
4. A favorable context for buying
Even if prices are not falling significantly, the climate is more favorable for buyers than in 2023–2024:
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Stabilized rates
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Banks more open
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Greater room for negotiation
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More applications approved with proper support
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Assistance still available depending on income
Conclusion
2025 is a clearer and more stable year:
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Buyers can plan ahead.
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Banks are actively financing again.
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Haute-Savoie remains a safe value, but with disparities that need to be understood.
For a smooth project, local banking support has become essential: conditions, terms, insurance, and cross-border banks have never been so variable.
