With 8,877 students, 75,614 jobs and 16,600 workers from its employment area who work in Switzerland, Annecy offers solid rental demand, with no cap on rent levels but with strictly limited tourist furnished rentals. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Annecy from abroad.
The public indicators that matter before buying to let in Annecy, each with its source.
Annecy has 132,117 inhabitants according to the 2023 INSEE census. 49.1% of main residences are occupied by tenants and 45.9% of households consist of one person.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €20.9 per m² including charges for a 1- or 2-room apartment in Annecy, compared with €18.0 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments up 1.5% between July 2025 and June 2026 compared with the previous twelve months, with 1,555 apartments sold.
Vacancy reaches 7.3% of dwellings according to INSEE. This overall rate includes run-down older homes and homes under renovation: a renovated, well-located property at the right rent generally lets faster.
| Indicator | Value | Source |
|---|---|---|
| Median price per m² of apartments sold | €5,155/m² (8,859 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 5 323 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 132,117 inhabitants | INSEE, census, 2023 |
| Average annual population change | +0.7% per year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 5,854, or 50.3% of 18 to 24-year-olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 9,2 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 49,1 % | INSEE, census, 2023 |
| Single-person households | 45.9% of households | INSEE, census, 2023 |
| One-room main residences | 9,5 % | INSEE, census, 2023 |
| Vacant homes | 7.3% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €20.9/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €18.0/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | +1.5% (July 2025 to June 2026, compared with the previous 12 months) | DVF, monthly statistics (data.gouv.fr), average weighted by number of sales |
| Apartment sales over 12 months | 1,555 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Workers in the employment area who work in Switzerland | 16,600 in 2022, 2.1 times more than in 2011; 92% in the canton of Geneva | INSEE, Portrait of the cross-border territory (February 2026) |
| Students on the Annecy campus | 4,855 in 2024-2025 (Université Savoie Mont Blanc) | Université Savoie Mont Blanc, 2024-2025 enrolment |
| Passengers at Annecy station | 3,202,251 in 2024 | SNCF Gares & Connexions, 2024 passenger numbers |
| Unemployment rate in the Annecy employment area | 5.4% in the second quarter of 2026, compared with 8.3% in France | INSEE, local unemployment rates |
ImmoPourExpat members who live abroad have already bought near Annecy: their property and their figures.
Three typical properties, at the median sale price and the town’s advertised rent: enough to place your budget before you start searching.
1 room of 28 m², the median floor area of studios sold
Market benchmark: 45.9% of households in Annecy live alone, which supports demand for small units (INSEE, 2023 census).
2 rooms of 46 m², the median floor area of two-room apartments sold
Market benchmark: 49.1% of main residences are rented in Annecy (INSEE, 2023 census).
4 rooms or more, 84 m², the median size sold
The advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its features, the rent you obtain may be higher or lower.
Median DVF sale prices from January 2025 to December 2025 in Annecy. Rents estimated at the advertised rent of the 2025 rent map, including charges (€20.9 per m² for 1 or 2 rooms, €18.0 for 3 rooms or more). Notary fees estimated at 8% of the price (7 to 8% for older properties according to the notaires de France). Gross yield compares the annual rent with the purchase price, excluding fees and charges.
Since 2017, Annecy has brought together six former municipalities around the lake: a highly protected old town, sought-after lakeside areas, and more residential districts to the west, south and north, served by buses and the Léman Express.
Around the Palais de l’Isle and the Thiou canals, the old town forms the first sector of the remarkable heritage site: façades, roofs and joinery require the approval of the architecte des Bâtiments de France. The city stresses how fragile these old buildings are, after two major fires and a collapsed wall, and supports co-ownerships through the Sainte-Claire programme. Tourist furnished rentals are limited to 460 authorisations, shared with Courier and Les Marquisats. Check the condition of the building and the works voted by the co-owners before buying.
Between the old town and the station, the Courier and Bonlieu district brings together shops, offices and cultural venues. Annecy station handled 3.2 million passengers in 2024 according to SNCF Gares & Connexions: TGV to Paris, TER to Lyon and the Léman Express to Geneva. Studios and two-room flats there suit young professionals, interns and employees who work in Geneva.
From the Pâquier to Les Marquisats, the lakeside forms a separate sector of the remarkable heritage site, and continues towards the shores of Annecy-le-Vieux. Large flats there target managers and families who want to live by the water. Tourist furnished rentals are capped: 460 authorisations for zone A, which includes Les Marquisats, and 1,000 for zone B, which covers the lakeside, the centre inside the ring road and the station.
West of the centre, the former municipalities of Cran-Gevrier and Meythet combine residential buildings, public facilities and business areas. Unfurnished lets of two- and three-room flats there target families and workers from the urban area. Each keeps its own natural risk prevention plan: read the risk report for the address.
To the south, Seynod combines residential districts and shopping areas, close to the motorway. Its family-sized flats and houses make it a convenient address for families and workers from the urban area. A technological risk prevention plan covers part of Annecy and Seynod: check whether the address falls within it.
To the north, Pringy has its own station on line L2 of the Léman Express: 14 direct trains per weekday to Geneva Cornavin, in 1 h 23 at best. It is a convenient address for cross-border workers, who are numerous in the Annecy employment area: 16,600 in 2022 according to INSEE, 92% of whom work in the canton of Geneva.
To the east, Annecy-le-Vieux is home to the Annecy campus of the Université Savoie Mont Blanc, with its IUT, its IAE and part of Polytech Annecy-Chambéry. According to the university, 4,855 students were enrolled there in 2024-2025, and the Ministry of Higher Education counts 8,877 students across the whole city in 2025-2026. Studios and house shares close to the campus buses let at the start of every academic year. Plan for empty months in summer, when students leave.
No official source publishes prices or rents by neighbourhood in Annecy: the neighbourhood analysis remains qualitative, based on the city, Grand Annecy, the Université Savoie Mont Blanc, INSEE and the SNCF timetable. Zones A, B and C are those of Grand Annecy’s tourist rental regulations.
Students, managers, employees who work in Geneva: in Annecy, demand comes from working, qualified tenants drawn by local and Swiss jobs.
According to the Ministry of Higher Education, 8,877 students are enrolled in Annecy in 2025-2026, including 4,855 on the Annecy-le-Vieux campus of the Université Savoie Mont Blanc (2024-2025). Studios and house shares close to the campus buses let at the start of every academic year.
According to INSEE, 22.4% of these jobs are managerial positions and 45.9% of Annecy households consist of one person: well-located studios and two-room apartments find tenants all year round.
According to INSEE, their number was multiplied by 2.1 between 2011 and 2022, and 92% of them work in the canton of Geneva. Annecy and Pringy stations link to Geneva Cornavin by Léman Express, and the mobility lease suits arrivals for a few months.
According to INSEE, 14.2% of households in Annecy moved in less than two years ago: plan for regular re-letting and a property that is easy to re-let.
Sources: Ministry of Higher Education, 2025-2026 student enrolment atlas; Université Savoie Mont Blanc (2024-2025); INSEE, 2023 census and Portrait of the cross-border territory (February 2026); SNCF Gares & Connexions (2024). Unemployment stands at 5.4% in the Annecy employment area in the second quarter of 2026, compared with 8.3% in France (INSEE).
In Annecy, rent levels are not capped, but the tight-market zone limits increases when re-letting and tourist furnished rentals are strictly rationed: the formula depends on the property and the target tenant.
Short-term rental →| Option | In Annecy | Our view |
|---|---|---|
| Unfurnished rental | The rent for a first letting is free; when re-letting, it remains limited to the previous tenant’s rent. It suits families and large homes, with three-year leases. | For a large home |
| Furnished | The rent map shows €20.9 per m² including charges for 1 or 2 rooms, and 45.9% of Annecy households live alone: furnished studios and two-room flats meet this demand. | To prioritise |
| House share | The Annecy-le-Vieux campus has 4,855 students: house shares find tenants in large flats close to the campus buses, and among young professionals. | Near the campus |
| Mobility lease | From 1 to 10 months, furnished, for a tenant in higher education, on an internship, in an apprenticeship, in vocational training, in civic service, on a job transfer or on a temporary assignment. | For a few months |
| Short-term rental | A second home requires a change-of-use authorisation from the first night: only one per owner, for 4 years, within a limit of 460, 1,000 or 1,200 authorisations depending on the zone. | Tightly regulated |
In Annecy, your strategy is built around the tight-market zone, the very strict tourist rental regulations and the protection of the old town. Check the rules below before costing your project.
Annecy is in a tight-market zone, and remains so under the decree that will apply from 1 January 2027. For a new lease signed between 1 August 2026 and 31 July 2027, the rent cannot exceed the previous tenant’s rent, except for the authorised annual review and exceptions (major works, clearly undervalued rent, home vacant for more than 18 months). Annecy is not one of the areas where rent levels are capped, according to service-public.gouv.fr. A home left empty for more than a year is subject to the tax on vacant homes.
Every short-term rental must be declared on the Déclaloc platform, which issues a registration number, even for a main residence let for less than 120 days a year. Beyond 120 days, and for a second home from the first night, a change-of-use authorisation is required: since 1 June 2025, only one per owner, for 4 years, within a limit of 460 authorisations in zone A (old town, Courier, Les Marquisats), 1,000 in zone B (lakeside, inside the ring road, station) and 1,200 elsewhere. Beyond that, applications go on a waiting list.
The architecture and heritage enhancement area created on 16 December 2013, now a remarkable heritage site, covers the old town, the 19th and 20th-century extensions, the lakeside and the foothills of the Semnoz. Works there require the approval of the architecte des Bâtiments de France: build this into the works budget.
The city calls on property managers and owners in the old town to be vigilant about fire safety, and issues safety orders for dangerous buildings. Under the Sainte-Claire programme, it supports co-ownerships: 20% of the pre-tax cost of a façade renovation, up to €7,000, and 30% of fire safety works, up to €8,000.
Since 1 January 2025, a home rated G can no longer be let under a new lease, F-rated homes will follow in 2028 and E-rated homes in 2034, according to service-public.gouv.fr. In Annecy, an authorised tourist furnished rental must also be rated between A and E, then between A and D from 2034.
Six natural risk prevention plans cover Annecy, one per former municipality, with no-build and regulated zones, and a technological risk prevention plan covers Annecy and Seynod. The city is classified in seismic zone 4, on a scale of 5: read the risk report for each property.
Your rents are taxed in France, whatever your country of residence. What changes is how they are treated at home and the rate of social contributions.
BelgiumFor a property held directly and let unfurnished, Belgium exempts these rents but uses them to set your tax rate. Social contributions: 7.5% if you are affiliated to Belgian social security and not dependent on any compulsory French scheme.
Investing from Belgium →
United KingdomThe United Kingdom also taxes your rents, with a credit for French income tax. The British tax authority (HMRC) includes in this credit the 7.5% solidarity levy, which is due if you are affiliated in the United Kingdom. Only the CSG and CRDS are excluded from it by the tax treaty.
Investing from the United Kingdom →
SwitzerlandSwitzerland exempts your French rents, but takes them into account for your tax rate. The 7.5% rate requires you to be covered by Swiss compulsory health insurance (LAMal) and not to be dependent on any compulsory French scheme.
Investing from Switzerland →The reduced rate depends on your affiliation, not your country: without affiliation in the European Union, the EEA, Switzerland or the United Kingdom, or if you are dependent on a compulsory French scheme, you pay the full rate.
Tax treaties by country →Rules taken from our country pages and our tax page, for 2025 income. Your exact situation depends on your affiliation and on your country’s tax treaty.
Your rents and your capital gain are taxed in France, even if you live abroad.
On resale, the tax on the capital gain is withheld by the notary, with allowances for length of ownership from the 6th year: exemption from tax after 22 years, and from social contributions after 30 years.
Depending on your situation, our strategies and the way your purchase is structured can reduce, or even neutralise, the tax: we look at them with you from the very first call.
Taxation for the expat investor →Property tax and household waste tax apply to half the cadastral rental value of the home: ask the seller for their latest notice to know the amount. Annecy applies a 60% surcharge on the residence tax for second homes (2025). Sources: collectivites-locales.gouv.fr, impots.gouv.fr, notaires.fr.
Here is a simple example, for illustration purposes: a 40 m² two-room flat, at the median sale price and the average advertised rent.
| Furnished letting, micro-BIC regime | Affiliated in the EU, the EEA, Switzerland or the United Kingdom | Other cases (full rate) |
|---|---|---|
| Rents over one year | 10 032 € | 10 032 € |
| Taxable income after the 50% allowance | 5 016 € | 5 016 € |
| Income tax at the 20% minimum rate | − 1 003 € | − 1 003 € |
| Social contributions | − 376 € (7,5 %) | − 933 € (18,6 %) |
| Left after tax | 8 653 € | 8 096 € |
| Yield after tax | ≈ 4,2 % | ≈ 3,9 % |
Assumptions: furnished letting under the micro-BIC regime, 50% allowance, 20% minimum rate for non-residents (2025 income), rents received counted in full. The 7.5% rate also requires you not to be dependent on any compulsory French scheme: a retired person who receives only a French pension pays the full rate. Charges, property tax, notary fees and loan interest are not deducted: under the actual regime (régime réel), the tax can be significantly lower.
An advertised rentThe rent from the map is an advertised rent including charges, so it is higher than the rent excluding charges that you will receive.
The rent at your addressThe advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its size, the rent you obtain may be higher or lower.
Costs and chargesNotary fees, renovation works, property tax, insurance and management then reduce the net yield.
This calculation helps compare cities or properties; it does not guarantee any result.
Do you live abroad and are you looking at Annecy? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Annecy is 1 h 29 from Geneva Cornavin by direct Léman Express, and 3 h 45 from Paris by direct TGV, according to the SNCF timetable. Geneva Airport, about 7 minutes by train from Cornavin, offers 123 direct destinations this winter.
14 direct Léman Express trains (line L2) on Tuesday 17 November 2026, from 5:44 to 20:44, to Geneva Cornavin.
3 direct TGVs per weekday to Paris Gare de Lyon, from 5:29 to 19:19.
4 direct TER trains per weekday, from 5:59 to 15:53.
This winter, according to the airport, including London, served by easyJet, British Airways, SWISS, TUI and Jet2; the airport station is about 7 minutes from Geneva Cornavin.
11 direct TER trains per weekday, from 5:43 to 19:43.
According to SNCF Gares & Connexions; to the north, Pringy station also links to Geneva Cornavin in 1 h 23 at best.
Timetables checked in November 2026 on the official SNCF timetable (Tuesday 17 November 2026), the Geneva Airport website and SNCF Gares & Connexions station passenger data; they vary from day to day. Brussels has no direct train.
Yes, but it is very tightly regulated. Every short-term rental must be declared on the Déclaloc platform, which issues a registration number. A main residence can be let for up to 120 days a year without a change of use. Beyond that, and for a second home from the first night, a change-of-use authorisation is required: since 1 June 2025, only one per owner, for 4 years, within a limit of 460, 1,000 or 1,200 authorisations depending on the zone, with a waiting list once the limit is reached. The energy rating must be between A and E. For a purchase from abroad, this model therefore remains very uncertain.
Not for rent levels: Annecy is not among the cities concerned, according to Service Public. However, the city is in a high-demand zone. At each re-letting, the rent cannot exceed that of the previous tenant, except in cases provided for by decree, such as major works. This scheme is extended for leases signed up to 31 July 2027.
Around 4.9% gross for a two-room flat bought at the median price, according to our example based on DVF prices and the 2025 rent map, excluding notary fees. No official source publishes prices by neighbourhood: the yield at your address depends on the price negotiated and the rent obtained. The net yield, after charges, property tax and management, will be lower. Annecy is chosen above all for the strength of its demand.
Sales recorded in DVF show an average price of €5,323 per m² between July 2025 and June 2026, up 1.5% over one year, after a peak of €5,452 in 2023 and a dip to €5,219 in 2024. Nobody can predict what comes next. A price negotiated below the median of €5,155 per m² directly improves the yield, especially for properties with a poor energy rating or works to plan.
The main tenants are working people: according to INSEE, 16,600 workers from the Annecy employment area work in Switzerland. On top of that come 4,855 students on the Annecy campus of the Université Savoie Mont Blanc (2024-2025). The furnished two-room flat for a young professional and the unfurnished three-room flat for a couple are the two easiest formats to manage remotely.
Your rents are taxable in France. The DGFiP applies a minimum rate of 20%, rising to 30% above €29,579 for 2025 income, unless you opt for the average rate if it is more favourable. If you are covered by Swiss social security, you do not pay CSG or CRDS, only the 7.5% solidarity levy, according to impots.gouv.fr.
According to sales recorded in DVF from January 2025 to December 2025, a studio sold for a median price of €163,920, a two-room flat for €244,500 and a large home for €385,000. Allow about 8% notary fees on top for older properties, and a works budget if the energy rating is poor.
In 2026, the municipal property tax rate is 34.00%, plus 1.69% for the intermunicipality. These rates apply to half the cadastral rental value of the home: ask the seller for their latest property tax notice to know the amount.
For a 40 m² furnished two-room apartment bought for €206,200 and let for €836 a month, about 4.2% of the price remains after tax if you are covered by a scheme in the European Union, the EEA, Switzerland or the United Kingdom without depending on a mandatory French scheme, and 3.9% otherwise, under the micro-BIC regime and at the minimum rate of 20%. Charges, property tax and purchase costs are not deducted.
The capital gain is taxed in France at 19%, plus social contributions, and the notary withholds this tax at the time of sale, with an exemption from tax after 22 years and from social contributions after 30 years of ownership.
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