The real estate market in north Annecy is entering a mature phase. After the adjustments of 2024 and the stabilisation seen in 2025, the communes of Pringy, Poisy and Épagny-Metz-Tessy confirm their standing as safe bets within the Annecy basin. For buyers looking for space without moving far from the lake, this area remains one of the most compelling in the territory covered by BARNES Mont-Blanc.
A market that has absorbed the turbulence of 2023-2024
The Annecy basin was not spared by the nationwide slowdown caused by rising interest rates. Transaction volumes fell by over 60% between 2022 and 2024 in Annecy, and prices underwent a moderate adjustment of around 4% over the same period. But unlike other markets, the correction remained contained: structural demand, driven by proximity to Geneva and the area's quality of life, limited the decline.
At the start of 2026, the signals are positive. Mortgage rates are stabilising at around 3.2% over 20 years, transaction volumes are picking up nationally (929,000 sales over twelve months, up 11% year-on-year) and prices in Annecy show a measured rise: +0.4% for apartments and +1.2% for houses between January and February 2026.
Annecy Nord: competitive prices compared to the city centre
With an average price of around €5,900/sqm across all property types, Annecy remains one of the most expensive markets in France outside the Paris region. Neighbourhoods close to the lake (Triangle d'Or, Albigny) reach €7,300 to €7,800/sqm on average, and considerably more in the premium segment. In this context, the northern sector offers an appealing alternative.
Average market prices, drawn from valuation platforms, stand at around €5,350/sqm in Pringy, €5,490/sqm in Poisy and between €5,000 and €5,200/sqm in Épagny-Metz-Tessy. High-end properties naturally command prices above these benchmarks, depending on the level of finish, location and plot size.
In other words, these communes show a price differential of 10 to 15% compared to Annecy proper, and 30 to 40% compared to the most sought-after lakeside areas.
What makes this area attractive to buyers
The appeal of the northern outskirts is not just a matter of price. Several structural factors support demand in this area.
Accessibility, first and foremost: the A41 motorway and the nearby Pringy interchange put Geneva less than 40 minutes away. For cross-border workers, this is a decisive factor. The area also benefits from a well-developed retail and services hub, particularly around the Grand Épagny commercial centre.
The residential environment is equally important: these communes offer a more spacious setting than central Annecy, with larger plots and lower density. Pringy, in particular, attracts families seeking detached houses in close proximity to the city. Poisy and Épagny-Metz-Tessy round out the offering with a mix of recent apartment buildings and village houses. Closer to the lake, Annecy-le-Vieux offers an upscale alternative, sought after for its open views and established residential setting.
2026 outlook: stability and selectivity
Analysts broadly agree on a scenario of stability for the Annecy market in 2026, with a modest price increase of 1 to 2% over the year. The rise is expected to remain moderate: the recovery in transaction volumes is not accompanied by a price surge, and buyers remain selective. Well-located, bright properties with good energy performance ratings (DPE) continue to sell quickly, while poorly positioned properties or those requiring significant renovation face tougher negotiations.
For the northern suburban communes, this trend is rather favourable: the price gap with central Annecy, combined with the quality of the environment, creates a natural shift in demand, particularly in the family home segment.
Investing in Annecy Nord with BARNES
The BARNES Annecy agency supports buyers across the entire Annecy basin, including the suburban communes of Pringy, Poisy and Épagny-Metz-Tessy. Whether you are looking for a family home with a garden, a recent apartment close to amenities or a long-term property investment in a developing area, our consultants have in-depth knowledge of each commune and neighbourhood.
Browse our premium property listings around Lake Annecy, or contact our team directly for a personalised valuation.
Sources: price per sqm data from MeilleursAgents, PAP and Efficity (February 2026). Transaction volumes from notarial data and FNAIM Savoie Mont-Blanc. Mortgage rates from Meilleurtaux. National figures published by Notaires de France.
