The Chamonix planning shake-up
New planning restrictions in Chamonix could reshape the local property market — from tighter rental rules to updated zoning regulations — with significant implications for international buyers, local owners, and the future of alpine real estate investment.
3 minutes to read
What changes have been announced?
Holiday rental registrations: From May 2025, owners must register short-term rental properties with the town hall and are limited to one unit per private owner, with restrictions extending to companies from May 2026.
Energy efficiency rules: In high-demand areas, all short-term rentals must meet minimum energy performance standards. Properties rated G cannot be rented now, moving to F in 2028 and E in 2034.
New PLU (town plan): The introduction of stricter zoning expands the Zone Naturelle (no construction) and Zone Agricole (agricultural), plus new areas reserved for social or primary housing, reducing land for private development.
Tighter controls limit new second homes to certain areas; elsewhere newbuilds must be primary residences with permanent title restrictions. Renovations remain the only option for second homes: extensions up to 200 sq m are possible; beyond this, developments must include 50% social housing.
What are the main changes to Chamonix’s planning rules, and how do they compare with the past?
The new rules mark a major shift from previous efforts to boost local and affordable housing. Effectively, no new construction will be allowed for second-home owners, creating a “one in, one out” system similar to some Swiss resorts.
What do these changes mean for international buyers wanting a second home in Chamonix?
The only new-build opportunities are those with existing planning permissions, which are very limited.
For most buyers, the route will be to purchase existing properties to renovate or extend.
How will this influence demand and pricing?
Properties with potential to extend or refurbish will command a premium. Demand is already rising for chalets that can be upgraded within the 200 sq m extension limit. For some, development rights are as valuable as the property itself.
Will values start to diverge between property types?
Yes, divergence is already under way. At the top end of the market, where budgets are less constrained, chalets with scope to extend are attracting significant premiums. In the mid- market, the effect is less pronounced, but limited stock will continue to push values higher. Buildable plots restricted to primary residences are expected to cool in value, as even wealthy buyers are constrained by the 200 sq m size cap. Many landowners, who had been sitting on appreciating plots, have suddenly seen values fall sharply.
Is Chamonix a test case, and will similar restrictions spread across the Alps?
Almost certainly. Les Houches and Vallorcine usually follow Chamonix’s policies, and the wider affordability issue is common across Alpine resorts. It is likely only a matter of time before we see similar restrictions being adopted more widely.
Are neighbouring resorts emerging as hotspots?
Yes, particularly for new-build apartments and larger chalet projects. However, the window is closing – buyers have yet to fully factor in the policy shift, and those who act quickly will benefit before rules tighten elsewhere.
How are owners and developers adapting to these new rules?
Many are now submitting applications for a certificat d’urbanisme, an outline permission that secures current regulations before the new rules take effect in January 2026. Architects, meanwhile, will need to become more inventive, reconfiguring existing structures to maximise extension potential.