1️⃣ Cluses, Rumilly & Fillière: price drops that are reviving the Haute-Savoie house price
Cluses: –17.9% in one year
The median budget falls to €304,500, i.e. nearly €65,000 saved compared with 2023. Houses requiring energy renovation see negotiations exceed 10%.
Rumilly: the most affordable
At a median of €317,500 (–5.9%), the commune remains the least costly entry point in the department, ideal for a first heritage investment.
Fillière: -7.5% but a sought-after setting
Between Aravis and the Annecy basin, the fall in prices opens a rare window in a sector where the supply of detached houses remains limited.
Althenor mobilises its local expertise to calibrate the works budget and optimise your tax structure.
→ Our properties for sale
2️⃣ Lake Geneva shores: Haute-Savoie lake-view house more accessible
| Commune | 12-month change | Median budget 2025 |
|---|---|---|
| Sciez | –12,9 % | 402 800 € |
| Thonon-les-Bains | –8,6 % | 395 000 € |
| Publish | –7,8 % | 488 800 € |
The decline is even affecting the ports and panoramic districts. With rates stabilised around 3%, negotiation margins sometimes exceed 8% when energy performance is improvable.
Our personalised advice details the extra cost of external insulation against future green value.
3️⃣ Annecy & Annecy basin: Annecy house rhymes with fine selection
- Annecy overall : –8.2%, median budget €660,500
- Premium districts (Annecy-le-Vieux, Pringy, Argonay): stable prices, low stock
- Declining sectors (Seynod, Cran-Gevrier, Meythet): longer negotiations, works to plan for
4️⃣ Opportunities: the exceptions on the rise
Despite the general correction, a few markets are progressing:
| Commune | Change | Median budget |
|---|---|---|
| Veigy-Foncenex | +8,4 % | 653 800 € |
| Douvaine | +4,6 % | 451 200 € |
| Cruseilles | +3,8 % | 500 000 € |
These areas benefit from cross-border demand (proximity to Geneva) and a stock of recent, low-energy properties. Investing early allows you to capture the next wave of value growth.
5️⃣ Althenor: your local expertise for a personalised advice
- Data Analysis Town by Town : prices, timescales, rental tension
- Tailor-made wealth strategy : main residence, second home or LMNP
- Support with works & energy renovation : network of craftsmen, architects or project managers
Tell us about your project:
→ Free valuation • Contact • About Althenor
Conclusion
The Haute-Savoie market has not cracked: it is rebalancing. Reductions of up to 18% offer a rare window for patient buyers. Backed by thelocal expertise of Althenor, you can target the most suitable commune and budget, while securing a property portfolio oriented towards the lake or the mountains, undisputed safe-haven values over the long term.