The average price per m² in Saint-Jorioz is 5 167 €/m² for an apartment, based on actual notarised (DVF) sales. About 50 transactions are recorded each year.
Atmospheric illustration of Saint-Jorioz, on the western shore of Lake Annecy, in the Haute-Savoie.
The average price recorded in Saint-Jorioz stands at 5 167 €/m². That level reflects the position of the municipality on the western shore of Lake Annecy, an area where demand far exceeds available supply. The average covers varied situations, from apartments close to the village centre and the beach to houses on the slopes of the Semnoz. Closeness to the lake, the view, the aspect and energy performance weigh heavily in the gaps from one property to another. These figures come from the DVF database, which records transactions actually registered before notaries.
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 Saint-Jorioz market is driven by the twin appeal of Lake Annecy and the Annecy employment basin, one of the most dynamic in the Alps. Demand comes at once from local families, from working people commuting to Annecy and from buyers looking for a lakeside setting. Land is constrained by the lake, the slopes of the Semnoz and the protected natural areas, which limits new supply and keeps pressure on prices. Properties close to the water or offering an open view concentrate the strongest demand.
Closeness to Annecy and the quality of the setting are the main value drivers in the medium term. The tourist appeal of the lake supports steady demand, including for second homes, while the scarcity of buildable land holds back the arrival of new properties. On the resale market, energy performance and the precise location, by the lake or on the slopes, weigh heavily in negotiations. A correctly priced property quickly finds a buyer on this tight market, whereas an over-ambitious price lengthens the wait.
On the western shore of Lake Annecy, Saint-Jorioz sits in the upper range of the Annecy basin, below its immediate neighbour Sevrier but above municipalities further from the lake such as Rumilly, in a register close to Annecy.
Saint-Jorioz stretches along the western shore of Lake Annecy, at the foot of the Semnoz massif. The site has been inhabited since the Neolithic, as shown by the remains of lake villages uncovered by the water, now inscribed on the World Heritage list as prehistoric pile-dwelling sites. The name of the municipality refers to a priory founded around the ninth century and to a local saint, Jore, whose name evolved into Saint-Jore and then Saint-Jorioz. The first known mention of that priory appears in a deed of gift of 1040 in favour of the abbey of Savigny.
Long a farming village turned towards the lake, Saint-Jorioz followed the fate of Savoy, joined to France in 1860. The neo-Gothic church was built from 1885 and consecrated in 1897. The railway line linking Annecy to Albertville, opened in 1901, served the municipality until its closure in 1964. The beach, laid out and inaugurated in 1929, marks the tourist turning point of the village, which then opened to holiday life beside the lake. The harbour, one of the largest on Lake Annecy, reinforces that lakeside calling.
From the 1970s, Saint-Jorioz grew strongly, rising from a thousand inhabitants, stable since the eighteenth century, to more than six thousand today. That development took place alongside a sensitive natural heritage: the marais de l'Enfer and the reed beds, on the western shore, are protected under Natura 2000. Those reed beds retreated sharply in the twentieth century, under the effect of infill and drainage, before becoming the subject of conservation measures. The municipality thus combines a tourist lakefront, residential slopes and regulated natural areas.
Saint-Jorioz has 6 390 inhabitants according to INSEE, the French national statistics office. Unlike the high-altitude resorts, the municipality remains mostly lived in year-round: main residences dominate the stock, around 80 % according to INSEE, ahead of a second-home share close to 15 %, linked to the appeal of the lake. The detached house remains the most common format, alongside apartments that are more numerous near the village centre and the lakefront. The share of owner-occupiers is close to 70 %. Buyers mix Savoyard families working in the Annecy basin, second-home owners drawn by the lake and better-off buyers looking for closeness to the water and a view.
The average value recorded from notarised sales is 5 167 €/m². That figure brings together very different situations, from a town-centre apartment to a house with a lake view. Closeness to the water, the aspect, the floor level, the condition of the property and its energy rating explain most of the gaps around that average. On this tight market of the western shore of Lake Annecy, a reliable valuation rests on comparable sales rather than on the municipal average alone.
Saint-Jorioz occupies the western shore of Lake Annecy, an area where demand is strong and land is limited by the lake, the slopes of the Semnoz and the protected natural areas. That scarcity, combined with tourist appeal and closeness to Annecy, supports price levels over the long run. Properties offering a lake view or access to the water stand clearly apart from the rest of the market. Each dwelling must nonetheless be valued according to its precise location and condition.
The municipality remains above all lived in year-round, main residences clearly dominating the stock according to INSEE. Second homes do exist, linked to the appeal of the lake, but in a more measured proportion than in some resorts. That twofold demand, between local families and second-home buyers, keeps pressure on properties close to the water. For a seller, it widens the circle of potential buyers, provided the price is consistent with recent sales.
Part of the shore, around the marais de l'Enfer and the reed beds, is protected under Natura 2000, which strictly regulates any building on those areas. The surroundings of the lake and the wetlands may also be subject to planning rules and specific risks. Before any purchase, it is prudent to check the local urban plan, the risk statement and the easements attached to the plot. These constraints are examined case by case according to the address.
Saint-Jorioz lies about nine kilometres south of Annecy, on the western shore of the lake. The departmental road along the lake links the municipality to the centre of Annecy, with traffic often heavy in the tourist season. Bus routes of the Annecy basin network complete the service, and the greenway that circles the lake allows journeys by bicycle. That closeness to Annecy is one of the drivers of local residential demand.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).