Aix-les-Bains, Rhône-Alpes
Rhône-Alpes · Savoie
On the shore of the lac du Bourget, the largest natural lake in France, Aix-les-Bains keeps the bones of a spa town: thermal baths inherited from Aquae, the Roman station, the Grand Cercle casino, the esplanade and the Grand Port. Belvederes look over the water, the Mont Revard stands above, and the shores remain protected. An hour and a half from Lyon, fifteen minutes from Chambéry and about an hour from Geneva, the town offers a Belle Époque stock to restore and villas with a lake view, on a gently rising market.
A property finder answers within one working day. A first confidential conversation, with no commitment.
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (130+ reviews) · Paid 100% on success
Carte T professional licence · Professional liability insurance · FCI member
The essentials
Home Select is a property finder in Aix-les-Bains, founded in 2011, searching for apartments and villas exclusively on behalf of the buyer, from the Grand Port to the belvederes of Tresserve. The firm opens access to off-market properties in a spa town whose Belle Époque stock still awaits restoration, on the shore of the largest natural lake in France. Fees 100% on success: nothing is due before the purchase completes.
Aix-les-Bains at a glance
01The market
In 2025, 703 sales were recorded in Aix-les-Bains: enough to choose from, never enough for the finest addresses.
After +6% since 2021, the past year pauses (-3%): room to negotiate, no reason to worry.
Sales range from €2,600/m² to €5,700/m²: address and condition make the price.
Aix-les-Bains is a spa-town market with two faces: a vast Belle Époque stock inherited from the great thermal age, much of it awaiting restoration, and a gentle but continuous rise in values. Demand comes from Lyon, an hour and a half away, and from the Geneva border, about an hour: professionals who want the lake and the station, families who want schools and water at the weekend. That clientele holds the market all year, outside the summer peak.
The view is a market of its own here. The shores of the Bourget are protected: no building happens at the water’s edge, and the view reads from the belvederes, above all at Tresserve and on the heights. When a villa or a floor with the view comes free, it moves fast, often off-market. The centre, for its part, is judged on its buildings: noble houses by the thermal quarter and the Grand Port, charges and façades to survey, but a restoration potential few towns of this size still offer.
The point of vigilance is the older co-ownership: noble staircases but tired lifts, vast roofs, protected decoration, poor energy ratings. Within one building a remarkable floor and a small flat worthless after works can sit side by side: the gap is settled building by building, and read in the minutes rather than in the listings. This is a town where the right purchase is prepared, file in hand.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €3,800/m² | 700 |
| 2022 | €4,100/m² | 677 |
| 2023 | €4,400/m² | 573 |
| 2024 | €4,100/m² | 541 |
| 2025 | €4,000/m² | 603 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
| Type | Median €/m² | Median surface | Median home price |
|---|---|---|---|
| 1 room | €4,800/m² | 25 m² | €120,000 |
| 2 rooms | €3,900/m² | 46 m² | €179,000 |
| 3 rooms | €3,900/m² | 66 m² | €257,000 |
| 4 rooms | €3,600/m² | 82 m² | €295,000 |
| 5 rooms and more | €3,000/m² | 138 m² | €414,000 |
Median home price = median €/m² x median surface of the bracket (2025): an order of magnitude, not a valuation.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | Apartment | Allée Promenade des Bords du Lac | 78 m² | €309,000 | €4,000/m² |
| Dec 2025 | Apartment | Allée Promenade des Bords du Lac | 37 m² | €165,000 | €4,500/m² |
| Dec 2025 | Apartment | Boulevard des Anglais | 23 m² | €126,000 | €5,500/m² |
| Dec 2025 | House | Rue Desaix | 74 m² | €368,000 | €5,000/m² |
| Dec 2025 | House | Rue Professeur Bichat | 140 m² | €638,000 | €4,600/m² |
| Dec 2025 | Apartment | Place du Revard | 11 m² | €16,000 | €1,500/m² |
| Dec 2025 | Apartment | Avenue de la Liberte | 160 m² | €233,000 | €1,500/m² |
| Dec 2025 | House | Rue Jean Jaures | 80 m² | €148,000 | €1,800/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices.
The city and its department: Aix-les-Bains trades 2% below its department median (€4,100/m²), same vintage and same method.
Source: DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026. The full survey, as open data
These prices are the registry’s. What your budget really buys in Aix-les-Bains, address by address and condition included, is the first thing we tell you at the first conversation.
A property finder answers within one working day. A first confidential conversation, with no commitment.
02The neighbourhoods
A spa town turned towards the lake, from the Grand Port to the belvederes: the view sets the hierarchy.
The esplanade, the Grand Port and the façades of the great thermal age around the Grand Cercle casino: characterful apartments, often to renovate, shops and town life on foot. The largest stock in town, to be judged building by building, charges and works in hand.
The belvederes above the Bourget: villas with a lake view, gardens, a market capped by the protection of the shores, which makes every dominant address rare. Properties move fast and often without a listing, between buyers handing over from one generation to the next.
Around the thermal baths, a calm, tree-planted quarter of older buildings and small residences, a short walk from the centre and the lake. The supply is mixed, from character to restore to discreet new build, and rental demand follows the thermal season all year.
The slopes west of town: family villas with gardens, quiet residential quarters, schools and local services. A less spectacular market than the lake view, but readable and family-oriented, where people come to live rather than to be seen.
Characterful apartments in the Belle Époque stock, esplanade and shops on foot, casino and spa a short stroll away. The widest segment in town, to be restored building by building.
Villas and belvederes with the view over the Bourget: the rarest address, capped by the protected shores, moving fast and often off-market when it comes free.
Family villas with gardens in quiet quarters: the year-round choice, schools and services included, for those who prefer space to the view of the lake.
Three buying profiles to place your own in Aix-les-Bains. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Aix-les-Bains, or between an apartment and a house? A property finder visits for you and compares on the spot, before having you travel.
A property finder answers within one working day. A first confidential conversation, with no commitment.
03Living and buying
Aix-les-Bains is lived between the esplanade, the Grand Port and the water. The thermal baths bring spa guests all year, the Grand Cercle casino recalls the town’s great age, and the protected shores of the Bourget offer banks the builders never took. In the morning you walk the lake before work; on Sunday you drive up the Revard for the view over the massif.
Life follows a spa-town calendar: the thermal season animates the winter, the lake takes over the summers, and spring bank holidays bring the Lyonnais back. Chambéry is fifteen minutes away for work or the university, and you come back to sleep by the water. That balance, urban and lakeside at once, is what newcomers say they are looking for.
Three projects, three markets
Rental demand follows the thermal season and the lake, not the school holidays: spa guests, Lyonnais managers and cross-border commuters look for homes twelve months a year. The older stock in the centre is judged on works and the energy rating, recent build on its charges; seasonal letting, concentrated on the summer, guarantees nothing. It is a town market, worked as such, building by building.
The direct TGV and the lake at the door make Aix-les-Bains an easy second home: you arrive from Paris in about three hours and the car can stay in the garage. Summer occupies the Bourget, the off-season goes to the spa, winter watches the slopes of the Revard. For remote management, choose an organised co-ownership and a local manager: the older stock calls for oversight that absence does not forgive.
Settling in Aix-les-Bains means choosing the lake and the services of a proper town: schools, shops, healthcare, and the train to Paris, Lyon or Geneva. Chambéry and its university are fifteen minutes away, the alpine valleys above. Families choose the slopes for gardens, professionals the centre for life on foot: two markets within one search, to be settled on use.
04From abroad
The railway is the town’s strength: direct TGV to Paris in about 3 hrs, Lyon in 1 hr 30, Chambéry in 15 minutes, Geneva in about 1 hr. By road the picture is the same: Lyon, Geneva and the alpine valleys sit an hour or two away. Geneva and its airport remain about an hour off, opening the international map, and Chambéry-Savoie airport, close by, completes the set.
A town of European spa guests since the 19th century, Aix-les-Bains keeps an international flavour: Geneva cross-border commuters about an hour away, a foreign thermal clientele, a discreet international presence on the heights of the lake. English is heard at the Grand Port as in the agencies, and services follow, from nearby Chambéry to Geneva. For a foreign buyer the town is easily approached: human scale, a direct station, a lake.
The market starts with the September return, running to December as Lyonnais and cross-border buyers relaunch their projects, then continues through spring. In summer the lake takes over life and slows the viewings; in winter the thermal season keeps rentals and weekends alive. The most comfortable windows to view and negotiate remain the off-season, May to June and September to October.
Property finder in Aix-les-Bains
Everything above, we read for you. Everything below, we do for you.
A property finder in Aix-les-Bains works for the buyer, and the buyer alone: searching, viewing, checking and negotiating on your behalf. The six steps of the search, access to properties that never appear in listings, and our two offers are detailed below.
05The service
A buyer-side search mandate, a written method, fees due on success. Here is what you entrust to Home Select in Aix-les-Bains.
They search on your behalf and for you alone, from the written brief to the checking of every document up to the final deed: the six steps are detailed below. Home Select works for the buyer, never for the seller.
A main home, a second home, a pied-à-terre or a buy-to-let investment in Aix-les-Bains, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Two offers, the same full service: the Exclusive offer, an exclusive mandate, 2.5% of the net purchase price, minimum €10,000 incl. VAT, at every budget; the Confidential offer, a simple mandate reserved for projects of €2m and above, 1.5% of the net purchase price, dedicated to off-market properties. In both cases, nothing is due until you have bought.
45 days of search on average, 3 viewings on average instead of more than 40, and a first answer within one working day.
The six steps of your hunt
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
We cover the whole market: published listings, and above all what is never displayed anywhere. Our network of 15,000 professional partners surfaces more than 100 properties for us every day before they go on sale, and we approach owners directly when the setting calls for it.
More than 100 off-market properties surfaced every day by the network.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
6% obtained on average off the asking price.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in our checklists.
Every document checked before you commit.
We stay by your side through to the signing before the notaire, and after: contractors, formalities, moving. Our work ends when you are settled in, not when the deed is signed.
45 days on average from the brief to the authentic deed.
Discover the method in detail Every step of buying in France
| Searching alone | With Home Select | |
|---|---|---|
| Viewings | 40+ viewings | 3 viewings on average |
| Search duration | 6 months | 45 days on average |
| Your time invested | 150 hours | 15 hours |
Plus a negotiation led for you: 6% obtained on average on the asking price.
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Vast roofs, tired lifts, protected decoration, façade works voted or postponed: in the Belle Époque stock, the condition of the building weighs as much as the floor or the view. Three years of minutes say what you will pay later.
A view over the Bourget closes: trees growing, possible building below, the orientation of the belvederes. Visit in winter and in summer, and look at what grows next door before paying for the view.
The Grand Port lives on foot all year but shares older stock to renovate; the western slopes offer the garden and the quiet at the cost of the car. Compare at equal use, charges included, before deciding.
A property finder answers within one working day. A first confidential conversation, with no commitment.
06Off-market properties
A share of the finest sales in Aix-les-Bains completes without ever being listed. The Home Select network of 15,000 professional partners surfaces more than 100 properties every day before publication, and Home Select also approaches owners directly when the setting calls for it.
These properties are not online: they are shown against a written brief, never a listing. Yours begins with a conversation.
Describe your project in Aix-les-Bains07Fees
Home Select is paid 100% on success: nothing is due until you have bought.
Which offer fits your project?
08Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Mélanie B. Trouvé en 3 mois après 18 mois seuls
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
François D. Acheteur basé en province
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Stéphanie et Nicolas P. Recherche depuis l’étranger
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided. Client reviews
09Your project
The questions common to all our cities (purchase costs, remote search, choosing your finder) are gathered on one page: all our frequently asked questions.
Because the local market has its own rules. The protected shores of the lac du Bourget cap the supply with a view: every release moves fast, and usually off-market. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales), the median price in Aix-les-Bains stands at €4,000/m² for an apartment and €4,400/m² for a house. Across the sectors of our survey, the median ranges from €3,600/m² (La Motte-Servolex et Bourdeau) to €4,200/m² (Tresserve et Viviers-du-Lac). These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
In 2025, 3 rooms traded at a median of €3,900/m², on a median surface of 66 sqm (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales). A median home of the bracket changes hands around €257,000; condition, floor and address then make the rest of the price.
Yes, but supply is capped: the shores of the Bourget are protected and the view concentrates on the belvederes, above all at Tresserve and on the heights. Those properties move fast, often off-market: monitoring and the local network do more for you than budget alone.
Two different logics: the older flat in the centre or the thermal quarter is judged on the co-ownership and the works, the villa on the slopes or the heights on the view and the garden. View both markets before deciding: they do not compare directly.
In 2025, 703 sales were recorded in Aix-les-Bains: enough to choose from, never enough for the finest addresses. After +6% since 2021, the past year pauses (-3%): room to negotiate, no reason to worry.
Our searches complete in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Aix-les-Bains, the exact calendar depends on how rare the target property is: it is framed at the brief, then held.
Through the network and direct approach: Home Select’s 15,000 professional partners surface more than 100 properties every day before they go on sale, and Home Select also contacts owners when the setting calls for it. In Aix-les-Bains, the monitoring starts with two sectors: Town centre and Grand Port, then Tresserve and the heights above the lake. That is often where the unfindable property is.
For the most part, yes: the largest natural lake in France sets the hierarchy of addresses. The protected shores rule out building at the water’s edge, so the view reads from the belvederes of Tresserve and the heights; the centre is judged on its buildings, and the Mont Revard adds the mountain above. The same budget changes nature depending on whether you buy the view or the stone: that is the first decision to settle.
Town centre and Grand Port for urban life and character to restore, Tresserve and the heights for the lake view, the thermal quarter for quiet on foot, the western slopes for family villas with gardens.
The range runs from older apartments to renovate, the widest segment, to the villa with a lake view, rare and contested. The median shown higher up this page gives a marker: here the floor, the condition and the view create more gap than any average.
The state of the co-ownership in the older stock, the reality of the view and its future, the energy rating of older apartments, the charges of recent residences. Nothing reads on the listing: everything is verified in the documents and on the spot.
Lyonnais and Geneva cross-border buyers for the lake, Parisians by the direct TGV, retirees and families restoring the older stock. This mix holds demand all year and explains the gentle, continuous rise in values.
Home Select, a property finder in Aix-les-Bains, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above. Home Select is paid on success only: nothing is due until you have bought.
What happens next
A first confidential conversation, with no commitment. A property finder answers within one working day.
It takes 1 minute.
Or call us directly on 01 78 76 78 10
Rhône-Alpes
One maison, one method, the same fees: the search does not stop at the limits of Aix-les-Bains. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Ain Divonne-les-Bains €5,900/m² The centre and the spa · The lake estate 
Savoie Chambéry €3,000/m² The old centre and the château · The Saint-Léger quarter 
Rhône Lyon €4,400/m² Ainay and the Presqu’île (2nd) · Foch, Tête d’Or (6th) Property finder in Divonne-les-Bains Property finder in Chambéry Property finder in Lyon
Every city where we hunt in Rhône-Alpes: Property finder in Lyon Property finder in Annecy Property finder in Évian-les-Bains Property finder in Divonne-les-Bains Property finder in Chambéry
Whole area: property finder in Rhône-Alpes
Your search covers Aix-les-Bains and Divonne-les-Bains? One mandate, one brief, and both markets compared on the spot.
Describe your project across both townsNot yet chosen your town in Rhône-Alpes? The brief starts from the area and narrows down with you, viewing after viewing.
Describe your project across the whole areaPrefer another channel? Call us on 01 78 76 78 10, write to us on WhatsApp or choose the time of our first conversation.
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Your project in Aix-les-Bains
Tell us what you are looking for
A first confidential conversation, with no commitment: how the property will be used, the real budget, the non-negotiable criteria, the timing. The search starts there.
Or call us on 01 78 76 78 10
A property finder answers within one working day. A first confidential conversation, with no commitment.
