For guests who come for Southern Alps sunshine in both summer and winter, a B&B for sale in Hautes-Alpes offers two distinct seasons. In summer, hikers in the Écrins national park and the Queyras regional park, cyclists on the Izoard, Lautaret and Galibier passes, families at Lac de Serre-Ponçon and rafters on the Durance fill the rooms. In winter, Serre-Chevalier, Montgenèvre, Vars, Risoul and Orcières bring skiers and ski tourers. Vauban's fortifications in Briançon, a UNESCO World Heritage site, and Embrun cathedral add a cultural side.
Guest houses here are often former mountain farmhouses in stone and larch, converted barns, chalets or village houses. This page is for buyers of a running chambres d'hôtes business, for people converting a farmhouse, and for owners preparing to sell. Set up an email alert (in French) to hear about new properties in the 05.
As of 25 September 2026, there are no B&Bs and guest houses for sale in Hautes-Alpes listed on ma-propriete.fr. Across the Provence-Alpes-Côte d'Azur region, 12 listings show a median asking price of €1,410,000, ranging from €745,000 to €2,540,000.
In 2025 the median sale price of a country house in Hautes-Alpes was €305,225 (average €311,428), or €2,850/m² of living space, for 108 m² on an average plot of 2,619 m², based on 390 sales in rural municipalities. One sale in ten was below €147,697 and one in ten above €491,050. Since the second half of 2020 the median price has moved from €258,000 to €304,450 (+18.0%); over the last year the change is +3.8%. For comparison: €360,000 in Provence-Alpes-Côte d'Azur and €189,200 in France.
| Indicator (2025) | Hautes-Alpes | Provence-Alpes-Côte d'Azur | France |
|---|---|---|---|
| Median price | €305,225 | €360,000 | €189,200 |
| Average price | €311,428 | €401,500 | €207,100 |
| Lower bound (1st decile) | €147,697 | €215,000 | €90,000 |
| Upper bound (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 | 2,619 m² | 3,324 m² | 3,181 m² |
| Number of sales (2025) | 390 | 4,532 | 150,313 |
The type of municipality matters: across sales from mid-2020 to 2025, the median ranges from €245,500 (deep countryside) to €351,550 (tourist coastline). For a tourism business, coastal and tourist-inland municipalities are the relevant benchmark.
| 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 |
| Tourist inland (hinterland, mountains) | €260,000 | €2,647/m² | +24.0% | 975 |
| Peri-urban countryside (within a town's catchment) | €279,650 | €2,666/m² | +20.3% | 742 |
| Deep countryside (outside urban influence) | €245,500 | €2,434/m² | +15.9% | 396 |
For prestige homes (houses over 300 m² of living space on 0.05 to 10 ha), the regional (Provence-Alpes-Côte d'Azur) benchmark is a median of €2,475,500 over 2021-2025, with an average of €2,811,700, a P10–P90 range of €994,400 to €5,324,000 and 6,623 €/m² of living space, over 1,050 sales. The 2025 national median is €822,000.
| Area | Sales | Median price | Average price | Range (P10–P90) | €/m² of living space |
|---|---|---|---|---|---|
| Provence-Alpes-Côte d'Azur (2025) | 151 | €2,520,000 | €2,997,000 | €1,002,000 – €5,800,000 | 6,914 |
| Provence-Alpes-Côte d'Azur (2021-2025) | 1,050 | €2,475,500 | €2,811,700 | €994,400 – €5,324,000 | 6,623 |
| France (2025) | 981 | €822,000 | €1,321,400 | €428,000 – €3,100,000 | 2,308 |
Sources: listings published on ma-propriete.fr on 25 September 2026 (asking prices, not sale prices); ma-propriete.fr observatories of country house prices in Hautes-Alpes and prestige property prices in Hautes-Alpes (in French), DVF data (notarised sales, French tax authority). * fewer than 100 sales: indicative value.
At a 2025 median of €305,225, the Hautes-Alpes country house is below the regional level but up 18.0% since 2020. A guest house needs more rooms and space, so it sits above the top-decile threshold of €491,050; prestige sales are too rare to publish a median. The benchmark depends on the area: €260,000 in tourist-inland villages, resorts included, up 24.0% from 2021 to 2025, and €351,550 around Lac de Serre-Ponçon, classed as tourist lakeshore, up 26.0%. Mountain property is getting dearer fast.
The Briançon area and the Guisane valley, with Serre-Chevalier and Montgenèvre, enjoy two real seasons but have the highest prices. The Embrun area and the shores of Serre-Ponçon live mainly on summer family and water-sports trade. The Queyras and the Guillestre area attract hikers who value unspoilt villages. The Champsaur and Valgaudemar north of Gap, and the Dévoluy, give access to the Écrins on a smaller budget, while the Buëch and the Baronnies in the south-west already feel Provençal. The A51 motorway ends just short of Gap, Gap and Briançon stations have a night train from Paris, and foreign guests fly into Marseille, Grenoble or Turin.
Stone-and-larch farmhouses and large barns need costing for insulation, heating and roofing before they can host guests in winter. Check winter access, snow clearing and parking. Avalanches, flash floods and landslides affect many valleys, so consult the risk plans at the mairie (town hall). The loi Montagne (mountain planning law) restricts extensions. Private septic systems are inspected by the SPANC service. A chambres d'hôtes business is capped at 5 rooms and 15 guests at a time, breakfast included, and declared at the mairie; serving wine requires at least a restaurant licence and a specific permit. See our article on B&B insurance (in French).
Start from €305,225 for a country house and €260,000 in tourist-inland villages. A four- or five-bedroom farmhouse or chalet costs well above that, especially near Briançon. Budget for insulation and purchase costs with our notary fees calculator (in French); the notaire is the official who handles French property sales.
Summer and winter complement each other, but spring and autumn are quiet and heating costs are high. Evening meals often improve results; see our piece on B&B profitability (in French) and test your figures with our B&B profitability simulator (in French).
A running guest house comes with clients, reviews and verifiable accounts. A conversion lets you choose the location but needs planning permission and long mountain building works. Either way, have a notaire and an accountant review the project.
Compare with guest houses for sale in Provence-Alpes-Côte d'Azur, including neighbouring Alpes-de-Haute-Provence, Vaucluse and Alpes-Maritimes, or all B&Bs for sale in France. Owners can list a property here.
