The average price per m² in Praz-sur-Arly is 5 510 €/m² for an apartment, based on actual notarised (DVF) sales. About 70 transactions are recorded each year.
Atmospheric illustration of Praz-sur-Arly, a village resort of the Arly valley, in Haute-Savoie.
The average apartment price in Praz-sur-Arly stands at 5 510 €/m², based on DVF transactions actually registered with notaries (DVF is the French record of notarised property sales). This level, high for a mountain municipality of this size, comes from its position in the Arly valley, at the gates of Megève and on the Espace Diamant ski area. A large share of homes are second homes, bought for skiing and holidays rather than for year-round living. Demand is concentrated on apartments and chalets close to the village centre and the lifts. Altitude, around 1 000 metres at the village, the view over the peaks, aspect and distance from the slopes make the value of a property vary sharply. The relief and the space available in the valley limit building land and support the prices of well-located properties.
Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary at municipality level. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.
The Praz-sur-Arly market remains active for a municipality of this size, driven by its role as a village resort of the Arly valley. The high share of second homes sustains a faster turnover of sales than in a conventional mountain village, as properties change hands with holiday plans and estate decisions. New supply stays limited: the relief, the altitude and the reduced availability of land in the valley concentrate transactions on resales and renovations within the existing fabric.
Several factors support this price level. The immediate proximity of Megève, the connection to the Espace Diamant area, the renown of the Montgolfiades and the setting of the Arly valley sustain tourist and residential demand that goes beyond the local area alone. Conversely, the distance from the large employment centres, the altitude and dependence on the ski season, sensitive to snow conditions, cap price growth and explain a valuation below that of Megève, its most sought-after neighbour.
Praz-sur-Arly sits well below Megève, its immediate neighbour and the top benchmark of the Arly valley, a few kilometres away. The municipality stays at a level close to Saint-Gervais-les-Bains, a neighbouring resort of the Mont Blanc area, and well above Sallanches, a town of the Arve valley about twelve kilometres downstream.
Praz-sur-Arly occupies the Arly valley, in the south of the Mont Blanc massif, between Megève and Flumet. The village sits at around 1 035 metres of altitude, while the municipal territory rises to the ridges, beyond 2 200 metres. The Arly, which gives its name to the municipality and the valley, along with the Cassioz and Varins torrents, come down from the heights and shape the relief. The Savoyard name of the municipality is Le Prâ, and its inhabitants are called Pralins and Pralines.
The annexation of Savoie to France in 1860 was accompanied by the creation of a free-trade zone to which Praz-sur-Arly belonged. This status long encouraged a smuggling network in the Arly valley, around coffee, sugar and tobacco, until the free zone disappeared in 1923. The municipality then remained a farming and mountain territory, before tourism gradually transformed its economy.
Praz-sur-Arly is a first-generation village resort. The principle of snow classes was tried out here as early as March 1950, on the initiative of Paris teachers. The local ski area rises between 1 035 and 2 065 metres and has been connected since 2005 to the Espace Diamant, which links Flumet, Notre-Dame-de-Bellecombe, Crest-Voland, Cohennoz and Les Saisies. The municipality is also known for its international Montgolfiades, one of the most followed hot-air balloon gatherings in Europe, held every winter since the early 1990s, which make Praz-sur-Arly a four-season destination.
Praz-sur-Arly has 1 311 inhabitants according to the 2023 INSEE census. A mountain municipality of the Arly valley, its market is marked by second homes: the housing stock serves first for ski holidays in winter, and for hiking and outdoor activities in summer, rather than for a year-round population. Buyers are split between mountain enthusiasts, families from the Lyon region and the Arve valley, and buyers drawn by the proximity of Megève at a more measured price. Apartments and chalets close to the village centre and the lifts account for most demand, while more isolated properties on the heights appeal to buyers looking for a more spacious base.
The average apartment price in Praz-sur-Arly is 5 510 €/m², based on DVF transactions actually completed before notaries. This average covers significant gaps depending on proximity to the slopes and the village centre, aspect, floor level, the presence of a balcony or a view over the peaks, the condition of the property and its energy performance. A recent apartment close to the lifts and an older home further away do not trade at the same level.
The position of Praz-sur-Arly in the Arly valley, at the gates of Megève and on the Espace Diamant area, pulls demand upwards. The municipality offers a resort setting at a more measured price level than its neighbour, which attracts second-home buyers. The high share of second homes and the limited land in the valley sustain this pressure on properties close to the centre and the slopes.
Praz-sur-Arly sits on the Arly valley road, between Megève and Flumet, with no direct rail service. By car, the municipality is reached from the A40 motorway via the Sallanches exit, then the Megève road, or from Albertville through the Arly valley. The nearest station is Sallanches, about twelve kilometres away. Geneva is the nearest airport for long-distance connections.
Yes. As in most resorts of the Arly valley, a large share of the municipality's homes are second homes, occupied during holidays and weekends in season. This structure feeds a steady turnover of sales and supports demand for properties close to the slopes and the centre. Furnished tourist lettings are subject to local rules to be checked with the town hall before any seasonal rental project.
The market is mostly made up of apartments: the benchmark price of 5 510 €/m² relates to apartments, which form the bulk of resort supply. Chalets and detached houses are rarer on the market and generally trade above the level of apartments, because of their floor area, their outdoor space and land limited by the relief of the valley. The choice depends mainly on the intended use, ski holidays or a year-round base.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).