Looking for a country house for sale in Hautes-Alpes (05)? Between the Durance valley, the Champsaur, the Queyras and the Embrunais, the department offers a distinctive mountain architecture: a stone and larch house under a stone-slab or metal roof, a mountain-pasture farmhouse to renovate, a hilltop hamlet off the main roads. This page brings together the country houses for sale in Hautes-Alpes published on ma-propriete.fr by private sellers, estate agents and notaries.
To help you decide, we present the actual prices of country houses in Hautes-Alpes (notarised sales 2020-2025), the areas worth knowing from Gap to Briançon, and the criteria that determine the value of a house in the countryside. Our complete guide to buying a country house in France completes these benchmarks, from surveying an old building to financing.
How much does a country house cost in Hautes-Alpes (05)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Hautes-Alpes (05) stood at €305,225 in 2025, with an average price of €311,428 and a median price of €2,850/m² of living space (390 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €147,697 (floor price, 1st decile) and 10% for more than €491,050 (ceiling price, 9th decile). The typical country house here offers 108 m² of living space on an average plot of 2,619 m², i.e. around 0.3 ha.
This market is well below the regional median (Provence-Alpes-Côte d'Azur: €360,000) and well above the national median (€189,200). Since the second half of 2020, the median price has risen from €258,000 to €304,450, i.e. +18.0%; over one year (2024-2025) the change is +3.8%.
| 2025 indicator | Hautes-Alpes | Provence-Alpes-Côte d'Azur | France |
|---|---|---|---|
| Median price | €305,225 | €360,000 | €189,200 |
| Average price | €311,428 | €401,500 | €207,100 |
| Floor price (1st decile) | €147,697 | €215,000 | €90,000 |
| Ceiling price (9th decile) | €491,050 | €650,000 | €340,000 |
| Median price per m² of living space | €2,850/m² | €3,469/m² | €1,830/m² |
| Average living space | 108 m² | 112 m² | 108 m² |
| Average plot size | 2,619 m² | 3,324 m² | 3,181 m² |
| Number of sales in 2025 | 390 | 4,532 | 150,313 |
A departmental average hides large gaps. A smallholding to renovate, a restored longère with its outbuildings, a farmhouse on several hectares of land or a manor house with parkland do not sell at the same price, and the location matters as much as the building: coastline, tourist area, peri-urban countryside close to a job market or deep countryside. The table below shows the median price of country houses in Hautes-Alpes (05) by type of municipality (cumulative sales from mid-2020 to 2025) and its change between 2021 and 2025.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Tourist coastline | €351,550 | €3,153/m² | +26.0% | 148 |
| Residential coastline * | €338,650 | €3,220/m² | +37.8% | 75 |
| Inland tourist areas (hinterland, mountains) | €260,000 | €2,647/m² | +24.0% | 975 |
| Peri-urban countryside (city catchment area) | €279,650 | €2,666/m² | +20.3% | 742 |
| Deep countryside (outside urban influence) | €245,500 | €2,434/m² | +15.9% | 396 |
* Between 30 and 99 sales: indicative value.
Note: in Hautes-Alpes (05), the municipalities classified as "coastline" have no access to the sea. They are municipalities bordering lakes of more than 1,000 hectares (or, in Eure, the Seine estuary) covered by the 1986 Loi Littoral, which also applies to such inland lakes and estuaries.
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget for a holiday home or a permanent move to the French countryside. To go further, see our observatory of country house prices in France (national, regional and departmental analysis, downloadable annual report) and work out the full cost of your purchase, including French notary fees, with our notary fees calculator.
The traditional Hautes-Alpes country house combines thick stone walls, often schist or limestone depending on the valley, with a roof frame and balconies in larch, a local wood that withstands the mountain climate. Roofs, historically covered with lauze stone slabs in the Queyras and Embrunais, are now more often metal sheeting or slate for maintenance reasons, while keeping a steep pitch suited to snow. In the Queyras, villages such as Saint-Véran or Molines-en-Queyras still have fustets, grain lofts built of stacked larch logs set on a stone base. In the Embrunais area, around Embrun, pale limestone dominates, sometimes with a painted sundial on the façade, a long-standing local tradition.
The land around these houses is often sloped, with a small garden but open views over the peaks, and typical outbuildings (hay barn, bread oven, log store) usually attached to the house to limit heat loss. Many properties lie in a mountain hamlet, away from the ski resorts. Firewood, often stored under an adjoining lean-to, remains commonly used alongside a main heating system given the harsh winters. Attached outbuildings, designed to limit heat loss, still need their roof checked before any conversion into a gîte.
The Durance valley, around Gap, the county town and main employment centre, and Embrun on the shore of Lake Serre-Ponçon, has the most active market and the easiest year-round access. Briançon and its area, gateway to the Queyras and the Briançonnais, attract buyers drawn to mountain sports, with firmer prices near the Serre-Chevalier or Montgenèvre resorts. Gap, the county town linked by regional train to Grenoble and on to the Valence TGV station, anchors the department's most complete local area. Embrun, on the shore of Lake Serre-Ponçon, combines small-town life with water sports, which supports prices for village houses nearby.
The Champsaur and the Valgaudemar, more remote valleys to the west, along with the Queyras, offer more affordable country houses, in exchange for heavy winter snowfall and more limited access to services than around Gap. The Dévoluy area, more isolated to the north-west, and the Ubaye valley, on the border with Alpes-de-Haute-Provence, offer some of the most affordable country houses, with heavy snowfall limiting winter access to some hamlets that are not cleared as a priority.
Altitude and orientation play a central role: a house well oriented south and sheltered from the wind stands apart from a similar property in a shaded valley floor. The condition of the roof, heavily tested by snow, and insulation, decisive for the energy rating given the harsh climate, weigh heavily on value, as does distance to Gap or to a TGV station such as Valence, over an hour's drive away. Avalanche risk, mapped in local prevention plans, affects certain valley-floor hamlets and should be checked for any property under an identified corridor. Heavy snow also calls for a roof frame built to withstand the load, worth having surveyed on older metal or stone-slab roofs.
Check the drainage system, often a private setup in mountain areas, winter access (snow clearance, driveway slope), fibre-optic coverage for remote working, and the local planning zoning in mountain agricultural or natural areas, which strictly limits extensions. Radon, a naturally occurring gas more present in the granite and schist soils of some Hautes-Alpes valleys, is worth testing for in ground-floor living spaces.
On ma-propriete.fr, filter Hautes-Alpes country houses by budget, living space and land area, set up an email alert so you never miss a new listing, and if needed widen your search to all country houses for sale in Provence-Alpes-Côte d'Azur. Comparing the Durance valley around Gap with the higher Queyras or Champsaur valleys often reveals a notable price gap for a similar stone mountain house.
