Rhône-Alpes · Haute-Savoie
On the French shore of Lake Geneva, Évian lines up belle époque villas, terraced parks above the lake and a proximity to Geneva that keeps permanent pressure on fine properties. From Thonon to the lakeshore villages, the French Geneva-lake market remains more confidential than its Swiss shore, and is hunted through network.
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 · Featured in 20 Minutes and Le Petit Journal
The essentials
Home Select, a property finder in Évian-les-Bains, has searched for estates and apartments on the buyer’s exclusive behalf since 2011, from the belle époque quays of the centre to the heights of Neuvecelle. The firm opens access to off-market properties along the French shore of Lake Geneva. Fees 100% on success, with nothing payable upfront.
Évian-les-Bains at a glance
On the ground
In 2025, 247 sales were recorded in Évian-les-Bains: enough to choose from, never enough for the finest addresses.
After +26% since 2021, the past year pauses (-2%): room to negotiate, no reason to worry.
Sales range from €2,700/m² to €6,200/m²: address and condition make the price.
The French shore of Lake Geneva lives under a double regime: the resort gentleness of Évian and Thonon, and the pull of Geneva, forty-five minutes away, which installs a solvent, permanent cross-border demand. Fine properties grow scarce and waterside homes are counted in units.
The French Geneva-lake market remains more confidential than its Swiss shore: Belle Époque villas with terraced parks, the properties of the villages from Yvoire to Meillerie, first circulate through the network. Value depends on the lake view, the slope of the land and the servitudes protecting both.
The technical audit is decisive on this old building stock: Belle Époque villa roofs, parks subject to rules, stability of sloping grounds. A market of expertise and patience, rewarded by a quality of life the Swiss shore no longer offers.
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €3,700/m² | 208 |
| 2022 | €4,200/m² | 238 |
| 2023 | €4,100/m² | 198 |
| 2024 | €4,800/m² | 166 |
| 2025 | €4,700/m² | 218 |
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.
| Date | Type | Street | Area | Price | Price per sqm |
|---|---|---|---|---|---|
| Dec 2025 | apartments | Route Du Cornet | 42 m² | €168,000 | €4,000/m² |
| Dec 2025 | apartments | Route Des Certes | 31 m² | €199,000 | €6,400/m² |
| Dec 2025 | apartments | Rue De L Eglise | 66 m² | €200,000 | €3,000/m² |
| Dec 2025 | apartments | Boulevard De La Detanche | 42 m² | €179,000 | €4,300/m² |
| Dec 2025 | apartments | Avenue Commandant Madelaine | 51 m² | €175,000 | €3,400/m² |
| Dec 2025 | apartments | Place Charles De Gaulle | 70 m² | €215,000 | €3,100/m² |
| Dec 2025 | apartments | Avenue Du General Dupas | 26 m² | €155,000 | €6,000/m² |
| Dec 2025 | apartments | Avenue De Larringes | 103 m² | €938,000 | €9,100/m² |
Real sales from the vintage, street name without the number. These are registry prices, not asking prices. Source: DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property.
Micro-markets
Facing the Lavaux, the French shore reads as a succession of balconies: lively quays, discreet hillsides, villages that open only to the faithful.
The heart of Évian between the Cachat spring, the casino and the quays: renovated Belle Époque buildings, apartments with lake views, the pier and its shuttles to Lausanne. The most liquid market of the shore, demanding on the condition of co-ownership blocks.
The heights above Évian: Neuvecelle and its park villas, Maxilly and its slopes, plunging views over the lake and the Lavaux vines opposite. A quiet residential market, highly sought by cross-border workers and families.
The continuation of the shore between Évian and Thonon: Amphion-les-Bains and its beaches, Publier and its residential quarters, properties close to the water more accessible than central Évian. A family, discreet market, where monitoring makes the difference.
The great neighbour of the shore: an active sub-prefecture, marina, spas, and a broader property market, from the old centre to the high quarters with lake views. The rear base of many projects aimed first at Évian.
The wild shore between Évian and Saint-Gingolph: Yvoire the classified medieval village, Meillerie and its former quarries, hamlets where waterside homes are extremely rare and precious. A connoisseurs’ market, almost entirely by private agreement.
Targeting precisely
The centre and the quays: a flat or villa with a view over Lake Geneva, walking distance from the baths and the landing stages. The most sought-after and narrowest segment.
Neuvecelle and Maxilly: a property with grounds on the heights, lake views and residential calm. A dedicated audit is essential on roofs, grounds and rights of way and of view.
Amphion and Publier, Thonon-les-Bains and the lakeside villages: a house with a garden, schools and services within reach, minutes from the water. The best balance of use and budget on this shore.
Three buying profiles to place your own in Évian-les-Bains. Orientation pointers, which your property finder refines with you at the brief.
Art de vivre
Here, water sets the tempo. You fill a bottle at the Art Nouveau buvette of the Cachat spring, ride the Belle Époque funicular up towards Neuvecelle, cross an exhibition at the Palais Lumière before a concert at La Grange au Lac, a wooden hall set among the trees. At the market, on Tuesday and Friday mornings, féra and Arctic char arrive from the lake fisheries; Abondance cheeses come down from the neighbouring Chablais.
The seasons redraw the shore. Summer is lived on the water: sailing, swimming off the Amphion beaches, the crossing to Lausanne from the pier. Autumn brings mists and low light on the Lavaux opposite; in winter you ski nearby at Thollon-les-Mémises or Bernex, below the Dent d’Oche. From spring onwards, the Evian Resort golf course overlooks the lake. And Geneva stays forty-five minutes away, for an airport, an opera house or an office.
Non-resident buyers
Évian runs on Geneva time: the airport, about 45 minutes away by road, serves more than 100 destinations worldwide. The lake is the other way in, and the more elegant one: CGN boats reach Lausanne in about thirty minutes, connecting to the Swiss rail network. Évian station is the terminus of the Chablais line; from Paris, the connection is made at Geneva or Bellegarde. The Chablais and Valais resorts are less than an hour away.
The French shore of Lake Geneva lives on a singular balance: solvent cross-border demand tied to Geneva and Lausanne, and an international clientele attached to the Belle Époque villas along the water. Services operate in French, but English is common along the shore. Scarcity is the real constraint: waterfront properties can be counted in single figures and sell privately, often before any publicity.
The market breathes in two phases: spring, April to June, when the lake becomes workable again and supply frees up, and autumn, September to November. Summer concentrates spa and boating tourism, winter the closeness of the ski resorts. For a remote buyer, the mid-season is what reveals a property’s true orientation, its view and the sunlight on that stretch of shore, three variables that separate two neighbouring houses.
Going further: Property glossary Our method for buying remotely Buying from abroad Concierge services
Three projects, three markets
The same market does not read the same way depending on what you have come for. Here is what each of the three projects means on the ground.
The French Lake Geneva market is driven by Geneva: year-round rental demand comes from cross-border workers, which makes it very different from the rest of the Alps. Thonon and Publier offer more accessible balances than Évian itself. The local technical issue is the condition of the belle époque villas: roofs, joinery, heating, three items to cost before the offer.
Belle époque villas, terraced grounds above the lake, flats with a view: Évian is a second-home market more discreet than the Swiss shore, hunted through networks. To investigate: the slope of the plot, winter access, upkeep of the grounds and the planning rules governing extensions above the lake.
Living on the French shore of Lake Geneva means having Geneva within reach without paying its cost of living: schools, hospitals and shops are in Thonon and Évian, and the border shapes employment. The daily commute is the real subject: we test it with you at real hours before any decision on a district.
Off-market
A share of the finest sales in Évian-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.
Going further: buying an off-market property
What Home Select changes
Plus a negotiation led for you: 6% obtained on average on the asking price.
Going further: Luxury property finders compared
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Price up my search in Évian-les-BainsThe method
Six precise movements, the same for every search, from the brief to the handover of the keys:
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.
Going further: buying remotely, without needless trips the search mandate, your legal framework how to choose your property finder buying an off-market property
Advice from Home Select
Before any offer on a Belle Époque villa, have the roof costed and the park’s status checked: protected trees, classified woodland, view and access servitudes. Qualified craftsmen are scarce and estimates slow to obtain.
Value rests on the view and the slope. Consult the local planning rules to check whether the downhill parcels can be built on, and commission a geotechnical survey on steep ground before committing yourself.
Waterside and village properties trade quickly and without advertising. Structure your financing well upstream, including for income earned in Swiss francs, so that you can position yourself firmly from the very first visit.
Our offers
Exclusive search mandate
2.5% of the net purchase price Minimum €10,000 incl. VAT · every budget
The full service: framing, hunting the whole market including off-list, qualified viewings, negotiation, guidance through to the notaire.
Full fee detail
Simple search mandate
1.5% of the net purchase price Reserved for projects of €2m and above
The same full service, entirely dedicated to off-market properties: only confidential opportunities are presented to you.
Full fee detailPublished fees, no surprises: rare on this market, and deliberate.
Client 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 !
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..
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.
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided.
Frequently asked questions
Because the local market has its own rules. The Geneva factor: a solvent cross-border demand absorbing the quality supply. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales around The centre and the quays and Neuvecelle and Maxilly, 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, millésime avril 2026, ventes 2025), the median price in Évian-les-Bains stands at €4,700/m² for an apartment and €4,800/m² for a house. The highest-priced sector in our survey: Neuvecelle, Maxilly, Publier, €4,700/m² median. 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 €4,800/m² per sqm, on a median surface of 66 sqm (DVF / DGFiP via data.gouv.fr, millésime avril 2026, ventes 2025). A median home of the bracket changes hands around €317,000; condition, floor and address then make the rest of the price.
Notaire fees first: around 7 to 8% of the price on an existing home, 2 to 3% on a new build, paid on the day of signing. Then the finder’s fee, due on success only, and depending on the property the taxe foncière, service charges and a works budget. Home Select prices the whole picture before the offer: the asking price hides nothing. Our notary fees calculator gives the order of magnitude in one line.
Yes: Évian, Thonon-les-Bains and the lakeshore villages from Yvoire to Saint-Gingolph. Many cross-border projects arbitrate between several communes; we hunt in parallel.
It is even its engine: less than an hour from Geneva, the French shore offers a setting and values the Swiss shore no longer has. We regularly guide cross-border and international buyers.
In 2025, 247 sales were recorded in Évian-les-Bains: enough to choose from, never enough for the finest addresses. After +26% since 2021, the past year pauses (-2%): 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 Évian-les-Bains, the monitoring covers The centre and the quays and Neuvecelle and Maxilly from day one, and the calendar, framed at the brief, is held.
Yes, it is Home Select’s daily routine: 30% of its clients are expatriates or international buyers. Video brief, remote shortlisting and commented pre-visits, viewings grouped into a single trip to Évian-les-Bains, and the team works in French and in English.
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 Évian-les-Bains, the monitoring covers The centre and the quays and Neuvecelle and Maxilly first: that is often where the unfindable property is.
A Belle Époque apartment between the quays and the Cachat spring locks up and reopens without upkeep: ideal for short stays, steps from the pier and the market. For family summers, the heights of Neuvecelle offer villas, parks and plunging views. The villages, from Yvoire to Meillerie, answer a rarer project, patiently hunted.
Évian’s centre and quays line up belle époque apartments facing the lake; Neuvecelle and Maxilly, the residential heights with plunging views; Amphion and Publier extend the shore; Thonon offers a wider market and year-round life. Waterside properties on the French Léman are counted in single units and sell privately, from Yvoire to Meillerie.
A dedicated audit: complex roofs, tree-filled parks under rules, view and access easements that carve up the real enjoyment of the property. The Geneva factor counts too: quality supply is absorbed by solvent cross-border demand, and villas that come out find a buyer fast. Preparing the file, financing and calendar included, makes the difference.
For Geneva cross-border workers, executives of international organisations, Swiss or binational families settled year-round on the heights, joined by Lyon and Paris buyers drawn by the lake’s light and the direct train to Paris.
Seasonal letting follows the spa season and the summer, and year-round letting rides the Geneva cross-border workers, many settling on the French side. The belle époque villas of the heights suit prestige long lets. The charter, estate or co-ownership, decides short lets: we read it before the offer.
The direct Paris-Évian train puts the shore within a day’s reach, and Geneva stays fifty minutes away: the French Léman is efficiently viewed from either gate. Waterside properties selling privately, the list is built by watching before the trip. Video filters, the ground confirms, the offer follows.
These villas carry a hundred years of complex roofs, parks and easements: renovation goes room by room, under woodland-classification rules for some. The original heating and insulation have lived: the upgrade is costed before the offer. Our audit gives them the time it takes: it is what protects the price.
To hunt in Évian-les-Bains, check four points: a search mandate on the buyer’s side only, published fees due on success, a written method, proof that lasts. Home Select answers all four: founded in 2011, 1,200+ buyers guided, 4.8/5 on Google (130+ reviews), fees displayed, 100% on success.
Home Select 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.
Takes 1 minute, free and no commitment.
Or call us directly on 01 78 76 78 10
Narrow the search
Rhône-Alpes
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Haute-Savoie Annecy €5,100/m² Old Annecy and L’Impérial · Annecy-le-Vieux and Albigny Découvrir 
Savoie Courchevel €11,800/m² Courchevel 1850 and the Jardin Alpin · Les Chenus and Nogentil Découvrir Property finder in Lyon Property finder in Annecy Property finder in Courchevel
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Home Select is opening Évian-les-Bains. A fifteen-year-old brand, 1,200 buyers guided, mandates brought in by the brand, the method and the tools: what is missing is your knowledge of the ground.
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