Alta Badia: Europe’s most beautiful ski resort

The dramatic, pink-tinged peaks of the Italian Dolomites, a Unesco World Heritage Site, inspire strong emotions. French architect Le Corbusier called them “the most beautiful architectural work in the world”, while the Italian adventurer Reinhold Messner, the first man to conquer Everest solo, described each mountain in the range as “a work of art”. Now, as a backdrop to the 2026 Winter Olympics, they are set for even greater acclaim, with the Dolomites resort of Cortina d’Ampezzo joining Milan as the co-host. 

At the heart of these magnificent mountains is the ski resort of Alta Badia, one of the valleys that makes up the Sellaronda circuit within the vast Dolomiti Superski Arena. Yet while Cortina has long enjoyed international renown, hosting the Winter Olympics in 1956, nearby Alta Badia flies under the radar.

“Alta Badia is a true hidden gem,” says Dr Kevin Karl Castlunger, managing partner (and the third generation of his family) at Castlunger Homes. “It’s only one pass from Cortina and accesses the same slopes – the largest connected ski area in the world, with 450 lifts and 1,200 kilometres of runs. Yet until recently it was predominantly wealthy Italians from Milan or Venice who came to buy property here. Now international buyers have discovered this valley. My recent clients include a Spanish couple and a Swedish family who had skied all over Europe before discovering the Dolomites.”

What all visitors to Alta Badia discover is its dual appeal: the high-end infrastructure of South Tyrol, one of Europe’s wealthiest regions, combined with the flair of a thoroughly Italian lifestyle. This is a rare pairing, Castlunger explains: “Alta Badia has beautiful landscapes, exceptional food and the best hospitality offering, all off the beaten track. The Dolomites attract those who love an active, outdoor lifestyle, whether that’s climbing, mountain-biking or paragliding in summer, or skiing and snowboarding in winter. The opportunities are fantastic.”

Castlunger estimates that 80%-85% of homes in Alta Badia are occupied by local families who live and work there year-round – a marked contrast to Cortina, where many properties are occupied for only a few peak summer and winter weeks. Alta Badia has worked hard to maintain this year-round population, placing restrictions on the construction of holiday homes on greenfield sites. 

The result, according to Castlunger, is a gap between supply and demand. “With no more permits available for new-build chalets, the alternative is to buy an older home that has been gutted and renovated,” he says. “At the same time, demand is significant and growing. Buyers want contemporary Alpine design, expansive windows to maximise the wonderful mountain views, and spacious modern interiors built with traditional Alpine materials – wood and stone – by highly skilled local artisans.”

Property prices reflect the growing high-end international demand. Prime customised new-build apartments with three bedrooms and underground parking are on the market for €3 million, penthouses start at €4 million and four-bedroom detached chalets cost between €6 million and €8 million. While these prices represent a steep increase in recent years, Alta Badia offers value when considered alongside Cortina d’Ampezzo. The Savills Ski Report 2025-26 puts prime prices in Alta Badia at €10,800 per square metre, compared with €15,900 in its more famous neighbour, where values have risen by 7% in the past 12 months. While broad market prime averages sit at about €10,800 per square metre, best‑in‑class new‑builds command a significant premium.

“The global spotlight on Cortina is expected to continue driving interest and price growth in the wider Dolomites region, as infrastructure improvement and comparative value enhance its appeal to international buyers,” says the report’s author, Kelcie Sellers, associate director at Savills World Research. The recent arrival of exclusive five-star hotels – including the Aman in pretty San Cassiano and the Mandarin Oriental in Cortina – will only burnish the Dolomites’ elite reputation.

“About 90% of our deals are conducted off-market,” says Castlunger. “That’s true of our latest client, an Italian buyer living in Dubai, who completed on a €7.5 million chalet. This is a market that moves quickly.”

DR KEVIN KARL CASTLUNGER, MANAGING PARTNER, CASTLUNGER HOMES
kevinkarl@castlungerhomes.com