Luxury Property For Sale in Aix Les Bains​

The Aix-les-Bains property market has shown strong growth, with prices increasing approximately 7% over the past year (2024-2025). This steady appreciation reflects the area’s continued desirability among domestic and international buyers.

The luxury sector is particularly robust, with high-end properties commanding premium prices, especially those with lake views or located in the historic centre. The market offers diverse options ranging from prestigious apartments of all sizes to traditional chalets and magnificent lakeside villas.

For investors, Aix-les-Bains represents a stable long-term investment with steady appreciation potential. The combination of natural beauty, quality of life, and proximity to major cities makes it a perennially attractive location for property investment.

New developments are also emerging in the area, with new residential projects launched in the Auvergne-Rhône-Alpes region in 2024. These developments have attracted a great deal of interest from buyers seeking modern amenities but with traditional charm.

The market is particularly appealing to those looking for a second home or investment property, with strong rental potential throughout the year thanks to the town’s status as both a spa and lakeside resort. Properties in central locations or with lake views tend to perform exceptionally well both in terms of capital appreciation and rental yields.

Aix-les-Bains offers a diverse range of luxury properties to suit different wants, needs and investment strategies. In the historic centre, you’ll find luxury apartments of all sizes, many renovated to high standards while preserving their character features. These properties often feature pure, modern lines and are highly sought after for their charm and central location.

The area facing Lac Du Bourget is home to some of the most prestigious properties in the region. Here, you’ll find luxury apartments in high-end buildings, many offering breathtaking views of the lake and surrounding mountains. These properties often come as duplexes or triplexes with generous outdoor spaces such as terraces or gardens.

For those seeking more space and privacy, Aix-les-Bains also offers luxury villas and architect-designed homes. These properties typically feature no overlooked areas and often have panoramic views of Lac Du Bourget. Many come with private gardens, swimming pools, and other high-end, luxury amenities.

The property market includes both historic properties with character features and new developments designed with modern luxury in mind. Many new properties combine traditional architectural elements with contemporary comforts and amenities, offering the best of both worlds.

Prices for luxury properties vary widely depending on location, size, and features, but buyers should expect to invest upwards of €750,000 for quality apartments and significantly more for premium villas with lake views. The most exclusive properties in prime locations can reach well over €1 million, particularly those offering exceptional views or unique architectural features.

Aix-les-Bains offers excellent rental potential for property owners, particularly in the luxury market. The city’s status as both a spa town and lakeside resort creates strong demand throughout the year from different types of visitors.

Short-term rentals are particularly lucrative, with properties on rental platforms commanding premium depending on size, location, and amenities. This is especially true for luxury apartments with lake views or central locations, especially during the summer season when tourists flock to enjoy Lac Du Bourget.

The rental market benefits from Aix-les-Bains’ dual appeal as both a wellness destination, with its famous thermal spas, and an outdoor recreation hub centred around Lac Du Bourget. This creates a year-round demand rather than the seasonal patterns often seen in other purely summer or winter destinations.

Properties with outdoor spaces such as terraces or balconies, particularly those with lake views, command significant premiums in the rental market. Similarly, amenities such as parking, which is at a premium in the city centre, can significantly enhance rental appeal and rates.

For investors focused on rental returns, properties in the city centre offer the advantage of proximity to restaurants, shops, and thermal facilities, making them attractive to visitors without cars. Meanwhile, properties near the lake tend to appeal to those seeking a more tranquil setting with easy access to water activities.

The growing trend toward remote work has also created opportunities for longer-term rentals, with professionals seeking comfortable properties with good internet connectivity where they can combine work with the quality of life that Aix-les-Bains offers.

When investing in a luxury property in Aix-les-Bains, certain amenities can significantly enhance both lifestyle quality and investment value. Lake views or lake access are perhaps the most coveted features, significantly increasing a property’s desirability and resale value. Properties with direct lake frontage or unobstructed views of Lac Du Bourget command premium prices and offer excellent rental potential.

Outdoor living spaces such as terraces, balconies, or gardens add significant value, allowing residents to enjoy Aix-les-Bains’ beautiful surroundings. South-facing properties that maximise natural light are particularly desirable, especially during winter months.

For year-round comfort, efficient heating systems are important considerations given the Alpine climate. Modern properties with underfloor heating and good insulation provide comfort while keeping energy costs manageable. Similarly, air conditioning is becoming increasingly important for summer comfort.

Parking is at a premium in Aix-les-Bains, particularly in the historic centre, so properties with private garages or dedicated parking spaces are highly desirable. For those interested in water sports, direct lake access or proximity to marinas adds significant value.

Storage space is often an overlooked but extremely important requirement, with cellars and attic spaces adding practical value to city centre properties. Many luxury apartments in Aix-les-Bains come with generous storage areas that offer a significant advantage in a resort town where residents and visitors often have sporting equipment.

Finally, proximity to amenities such as restaurants, shops, and cultural venues enhances both lifestyle quality and rental appeal. The most desirable properties balance privacy and tranquility with convenient access to Aix-les-Bains’ vibrant lifestyle offerings.

Aix-les-Bains enjoys excellent accessibility, making it an ideal location for a second home or investment property. The city is well-connected to major urban centres and international transport networks, allowing for convenient travel both within France and internationally.

Geneva International Airport is the closest major international airport, located approximately 80 kilometres away (about an hour’s drive). This proximity to a major international hub makes Aix-les-Bains exceptionally accessible for international property owners and visitors, with direct flights to numerous European cities and connections worldwide.

Lyon-Saint Exupéry Airport provides another option, located about 125 kilometres (approximately 1 hour and 15 minutes by car) from Aix-les-Bains. This airport offers additional flight options, particularly for domestic travel within France.

By road, Aix-les-Bains is easily accessible via the A41 autoroute, which connects to the wider French and European motorway network. Paris is approximately 5.5 hours away by car, while Milan can be reached in about 3.5 hours.

Train connections are also excellent, with regular services from Aix-les-Bains station to Paris (approximately 3 hours 40 minutes on the high-speed TGV), Lyon (1 hour 45 minutes), and Geneva (35 minutes). These rail links make weekend trips from major cities very feasible, enhancing Aix-les-Bains’ appeal as a second home location.
Within Aix-les-Bains itself, public transportation options include buses and bicycle paths, making it easy to navigate the city without a car. The compact nature of the historic center means many amenities are within walking distance, contributing to the high quality of life that makes Aix-les-Bains so desirable.

Buying property in Aix-les-Bains follows the standard French property purchase process, which differs from many other countries. Understanding these steps will help ensure a smooth transaction and protect your investment.

The process typically begins with property viewings, which can be arranged through a local property agent or a buyer’s agent who can help you navigate the market. Once you’ve found a property you wish to buy, you’ll make an offer in writing, which is then presented to the seller.

If your offer is accepted, both parties will sign a preliminary contract (Compromis de Vente), which is a legally binding agreement. This is followed by a 10-day cooling-off period during which you can withdraw without penalty. A deposit of 5-10% is typically paid after this cooling-off period.

All property transactions in France must be overseen by a notaire, a public official who ensures the legality of the transaction and handles the transfer of ownership. While the notaire is technically neutral, representing neither buyer nor seller, foreign buyers may wish to appoint their own notaire for additional peace of mind at no extra cost.

The conveyancing process typically takes 10-12 weeks to complete. During this time, the notaire conducts various searches and prepares the final deed of sale (Acte de Vente). On completion day, you’ll sign the Acte de Vente and pay the remaining purchase price balance, along with notary fees and taxes (approximately 7-8% of the purchase price for existing properties).

For financing, non-resident buyers should be aware that French banks typically require a larger deposit (usually 15-25% of the purchase price) compared to resident buyers. It’s advisable to explore mortgage options with both French banks and international lenders specialising in French property.