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Les Houches
Small town · 74310 · Auvergne-Rhône-Alpes
👥 Population
3 515
2023 · INSEE
🏠 Median price /m²
7 270 €
📈 32% since 2015
💰 Gross yield
3.8 %
rent / purchase price
⚡ Avg. energy rating
F
🔴 52.2 % energy sieves (F-G) (F-G)
🎯 Investment score Low
Les Houches — Score 34/100.
Why this score? This score is penalized mainly by a high purchase price for the area (2/100) and a weak rental yield (10/100).
34
💰 Yield10
🌳 Quality of life65
📊 Dynamism63
💸 Affordability2
🛡️ Safety72
⚡ Energy rating11
🏠 Property prices
DVF · 89 Transactions · Les Houches
🏢 Apt. /m²
7 270 €
🏡 House /m²
10 147 €
📋 Transactions
89
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Annecy | 5 128 € | 6 418 € | 1713 | 132 117 |
| Thonon-les-Bains | 3 730 € | 4 662 € | 669 | 37 928 |
| Annemasse | 3 613 € | 4 571 € | 766 | 37 628 |
| Cluses | 2 385 € | 3 294 € | 229 | 17 795 |
| Sallanches | 3 801 € | 4 750 € | 296 | 17 319 |
| Rumilly | 3 208 € | 3 567 € | 259 | 16 442 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
23.13 €/m²
monthly
💰 Gross yield
3.8 %
⏳ Payback period
26.2 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
32.7 %
🏖️ Secondary homes
63.4 %
Highly touristic market
🚪 Vacant homes
3.9 %
🏢 Apartments
63.0 %
36.8 % houses
🎯 Pinel zoneⓘOfficial Pinel zoning. A Bis = very high tension (Paris, French Riviera), A = high tension (metropolises), B1 = moderate, B2 = low, C = relaxed market.
Abis
Very strong tension
⚖️ Tense area (ALUR law)ⓘTense area under article 232 of the French Tax Code (CGI) / ALUR law. Enables rent control and applies the vacant housing tax.
Yes
Rent control possible
🏢 Social housing units
146
RPLS source
💶 Local taxation
REI · DGFIP · Exercice 2024
🏠 Property tax (built)ⓘMunicipal property tax rate on built properties (TFB). Applied to the cadastral rental value to calculate the owner's annual property tax.
31.240 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
101.960 %
🏘️ Housing tax
22.690 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
8.200 %
🌾 Land tax (unbuilt) REI
2.92 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
3 515
2023
📐 Area
46.89 km²
75 inh/km²
💶 Median income
24 290 €
📊 Median age
41.8 yrs
31.1% under 30
💼 Activity rate
84.1 %
ages 15-64
📉 Unemployment rate
4.7 %
2021 census
🎯 Poverty rateⓘShare of population living below the poverty line (60% of national median income). Source FILOSOFI 2021, calculated only for municipalities ≥ 2,000 inhabitants.
16.0 %
60% FILOSOFI threshold
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
2 523
SIRENE database 2026
✨ 2024 creations
178
-23.3% vs 2023
📊 2023 creations
232
💼 Economic density
718
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Les Houches
À 0.25 km · Segment C
🏙️ Urban attraction areaⓘUrban Attraction Areas (INSEE 2020): municipal classification based on commuting relationships with urban hubs. Main hub / secondary / suburban crown / outside.
Chamonix-Mont-Blanc
Secondary hub
🏛️ IntercommunalityⓘEPCI — Public Establishment for Intermunicipal Cooperation. Community of communes, agglomeration, urban or metropolitan community grouping the municipality with its neighbors.
CC de la Vallée de Chamonix-Mont-Blanc
EPCI
📍 Rail access
Excellent
Station distance
🏥 Healthcare
BPE · FINESS
💊 Pharmacies
1
🏥 Établissements de santé
3
Source FINESS
💊 Pharmacies
1
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
143
📋 Commerce
27
📋 Enseignement
3
🏥 Sante
34
🚆 Transport
10
⚽ Sport
21
🎭 Culture
27
🛡️ Safety
SSMSI · SSMSI · Ministry of the Interior
| Indicator | Incidents | Rate ‰ | Nat. average | Gap |
|---|---|---|---|---|
| Escroqueries et fraudes aux moyens de paiement | 26 | 7.40 ‰ | 6.3 ‰ | +17 % vs moy. |
| Destructions et dégradations volontaires | 21 | 6.00 ‰ | 7.2 ‰ | -17 % vs moy. |
| Vols sans violence contre des personnes | 13 | 3.70 ‰ | 7.3 ‰ | -49 % vs moy. |
⚡ Energy performance
46 DPE · ADEME
📊 Energy rating distribution
A
0.0 %
B
0.0 %
C
10.9 %
10.9 %
D
13.0 %
13.0 %
E
23.9 %
23.9 %
F
26.1 %
26.1 %
G
26.1 %
26.1 %
52.2 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
🏛️ Historical heritage
Mérimée database · 1 protected monuments
| Building | Era |
|---|---|
| statue monumentale | 20e siècle |
⚠️ Natural and technological risks
Géorisques API · 16 risks identified
Transport de marchandises dangereuses
Eboulement ou chutes de pierres et de blocs
Effet de surpression
Engins de guerre
Glissement de terrain
Par une crue torrentielle ou à montée rapide de cours d'eau
Radon
Rupture de barrage
Avalanche
Mouvement de terrain
Par lave torrentielle (torrent et talweg)
Par remontées de nappes naturelles
Inondation
Par ruissellement et coulée de boue
Risque industriel
Séisme
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 24 545 analyses · REGIE DE L'EAU O2VCMB
⚗️ Physicochemistry
✅ Compliant
📋 analyses
24 545
⚡ EV charging stations
IRVE
🔌 Stations
14
⚡ Charge points
60
🚀 Incl. fast charging
4
🎯 Municipalities with a similar score
Same region, score close to
Reignier-Ésery
74930
34/100
8 464 Inhabitants
La Verpillière
38290
34/100
7 786 Inhabitants
Saint-Bonnet-de-Mure
69720
34/100
6 984 Inhabitants
La Balme-de-Sillingy
74330
34/100
5 336 Inhabitants
Saint-Marcellin-en-Forez
42680
34/100
5 116 Inhabitants
Plateau d'Hauteville
01110
34/100
4 857 Inhabitants
Chabanière
69440
34/100
4 323 Inhabitants
Beauvallon
69700
34/100
4 260 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Saint-Gervais-les-Bains | 4.9 km | 26/100 | 5 755 |
| Servoz | 6.1 km | 27/100 | 1 169 |
| Passy | 8.2 km | 41/100 | 10 856 |
| Les Contamines-Montjoie | 12.8 km | 23/100 | 1 109 |
| Chamonix-Mont-Blanc | 10.9 km | 27/100 | 8 705 |
| Domancy | 10.6 km | 48/100 | 2 097 |
| Sixt-Fer-à-Cheval | 17.5 km | 21/100 | 736 |
| Combloux | 12.6 km | 29/100 | 2 093 |
❓ Frequently asked questions about Les Houches
What is the price per m² in Les Houches? ▶
The median price per m² in Les Houches is 7 270 €.
What is the rental yield in Les Houches? ▶
The gross rental yield in Les Houches is 3.8%.
Is Les Houches a good real estate investment? ▶
Les Houches has a ScorCity score of 34/100, making it a risky investment.
What is the average energy rating in Les Houches? ▶
The most common energy rating class in Les Houches is F.
What are the natural risks in Les Houches? ▶
16 risks are identified in Les Houches: Transport de marchandises dangereuses, Eboulement ou chutes de pierres et de blocs, Effet de surpression.