Les Sables. Where the lake turns private.
2,133 sqm in Excenevex. 354 sqm of private fine-sand beach — one of the very few in full ownership on the 167 km of Lake Geneva shoreline. Operating restaurant, 1,334 sqm buildable. Cleared for a 12-suite boutique-hotel with signature restaurant, spa and rooftop.
The only sand beach on Lake Geneva.
Excenevex sits in a cove. It is the only village on the French shore of Lake Geneva built on sand rather than pebbles — a glacial legacy found nowhere else along the 167 km of shoreline. The public beach draws 300,000 visitors each summer. The one at Les Sables, 354 sqm, stays closed and can only be reached from the property itself.
Offshore, the Dent d'Oche closes the horizon at 2,222 metres. The lake narrows here to 12 kilometres across toward Lausanne and the Unesco-listed Lavaux vineyards. To the right, Yvoire and its 14th-century ramparts. Behind, the slopes of Ripaille and the chasselas vineyards of Marin.
The estate lies 45 minutes from Geneva airport, 35 from the city centre, 20 from Évian, 15 from Thonon. Swiss rail has connected Geneva to Thonon in 50 minutes since December 2019 via the Léman Express. CGN steamers dock at Nernier, three kilometres away.
The land slopes gently to the water. No road to cross. No direct neighbour on the lake side. Just sand, reeds and the blue line.
A first volumetric intent.
Real-time 3D sketch of the boutique-hotel project on the actual site. Drag to rotate, scroll to zoom. Simple volumes, landscape integration respecting the 100m strip and site topography.
A program in three acts.
The existing 445 sqm building keeps its vocation as a lakefront gastronomic restaurant — signature chef, 60 covers indoors, 80 on the terrace. The 1,334 sqm parking plot, buildable under 0.4 site coverage and 12 m height, hosts a 12-suite boutique-hotel on three levels, facing north to the lake, crowned by a rooftop.
The private beach stays intact — classified as a remarkable space under French Coastal Law, it receives no permanent construction, only seasonal demountable amenities (sunbeds, cabanas, summer bar). The spa integrates inside the main volume, below the indoor pool and facing the garden. Target ADR: €850 per night, 75% occupancy over seven full months. Restaurant on revenue share. Beach membership limited to in-house guests and 40 local families.
Exit in 6 to 7 years to a collection operator — Beaumier, Maisons Pariente, Experimental, Evok — or to a dedicated property vehicle. The land is scarce. The program is clean. The planning application is ready to file.
The numbers at a glance.
Comparative modeling of three scenarios. Detailed assumptions in the confidential memorandum.
Total CAPEX (k€)
| Item | A | B | C |
|---|---|---|---|
| Acquisition | 3,500 | 3,500 | 3,500 |
| Acquisition fees | 245 | 245 | 245 |
| Construction (range 7.5-10.5) | 900 | 3,200 | 8,500 |
| Equipment · FF&E | 180 | 650 | 2,400 |
| Fees (arch., eng.) | 108 | 420 | 1,500 |
| Contingency | 90 | 320 | 1,000 |
| Brand + pre-opening | 100 | 320 | 1,100 |
| Working capital | 80 | 250 | 900 |
| Total (k€) | 5,203 | 8,905 | 19,145 |
P&L — year 4 steady state (k€)
| Item | A | B | C |
|---|---|---|---|
| F&B + bar | 1,080 | 2,550 | 5,100 |
| Accommodation | — | 350 | 3,100 |
| Spa / wellness | — | — | 650 |
| Events | 70 | 300 | 900 |
| Revenue | 1,150 | 3,200 | 9,750 |
| Food cost | -330 | -910 | -2,780 |
| Labor | -425 | -1,180 | -3,700 |
| Other opex | -240 | -675 | -2,050 |
| EBITDA | 155 | 435 | 1,220 |
Returns
| Metric | A | B | C |
|---|---|---|---|
| Payback (EBITDA) | ~33 yrs | ~20 yrs | ~17 yrs |
| Year-10 valuation | €6.0M | €10.5M | €24.0M |
| Latent gain | +€0.8M | +€1.6M | +€3.4M |
| 10-yr patrimonial IRR | 4.5% | 7.8% | 12.1% |
Zoning & buildability.
2026 Thonon Agglomération zoning plan (PLUi-HM) in force since February 2026.
Applicable document
PLUi-HM Thonon Agglomération, approved 16 December 2025, in force since late February 2026. Replaces the former Bas-Chablais PLUi and eight municipal plans.
Presumed zoning
UTB — Urban Tourism Lakefront. Site coverage 0.4 · Height 12 m · Flat roof admitted. Tourism and hotel accommodation uses permitted.
Coastal Law
Lake Geneva > 1,000 ha — applicable. Site within the urbanized village fabric: the 100m strip (L.121-16) is not blocking. The beach parcel 0470 is classified as a remarkable space (R.121-4) — no solid construction.
Realistic envelope
Useful footprint ~600 sqm. Operational gross floor area 1,500 to 1,700 sqm in R+2 with underground parking. After setbacks, green areas and mandatory parking allocation.
Security
Certificate of Operational Urban Planning (L.410-1) — 2-3 months processing, freezes building rights for 18 months. Suspensive condition in the preliminary sale contract.
Timeline
Signature → CUb (M0-M3) → final deed (M4) → building permit (M8) → 3-month instruction + 2-month appeal period → construction start M13.
Request the confidential memorandum.
Sales memorandum, plans, detailed business plan and visual prompts transmitted under NDA after qualification.