Important to know if you buy a home in France

Important to know if you buy a home in France
  • 21.05.2025
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Important to Know If You Buy a Home in France: The Complete 2024 Guide

Dreaming of owning a property in France? Whether your aspirations lean towards a charming Parisian apartment, a rustic Provence farmhouse, or an elegant Côte d'Azur villa, purchasing real estate in France is a significant and rewarding undertaking. Yet, France has unique legal systems, nuanced tax codes, and property buying practices that can surprise even the most seasoned buyers. This guide provides a comprehensive reference for everything you need to know before buying a home in France, reflecting the latest insights and regulations for 2024.

Why Buy a Home in France?

France is the world’s most visited country and a perennial favorite for property investors and lifestyle seekers. Here’s why it remains top of mind in 2024:

  • Stability: France offers social, political, and economic stability compared to many other countries.
  • Diverse Landscapes: From snow-capped Alps and lavender fields to vineyards and turquoise coasts, the variety is endless.
  • Cultural Magnetism: French cuisine, art, and traditions draw global admirers.
  • Excellent Healthcare & Infrastructure: France boasts world-class amenities and public services.
  • Investment Opportunity: The rental market, especially in touristic areas, offers strong yields.

Buying a home here is more than just securing property—it's becoming part of a lifestyle admired around the globe. But what exactly can you buy?

Types of Property in France

France’s property market is as diverse as its geography. Having clarity on your options is step one in a successful purchase.

1. Maison de Ville (Townhouse)

These are classic homes you’ll find in the heart of medieval towns or bigger cities. Look for stone facades, wooden beams, and proximity to cafes and markets.

2. Appartement (Apartment)

City dwellers typically own apartments. Blocks vary from stylish Haussmann-era mansions in Paris and Lyon to modern residences or compact “studettes” (micro-apartments).

3. Maison Individuelle (Detached House)

In suburbs and rural areas, you’ll find standalone homes—sometimes with spacious land and gardens. These often come with historical features and privacy.

4. Château or Manoir (Chateau or Manor House)

Often nestled in the countryside, these elegant estates can offer acres of land, period features (think turrets and grand halls), and unique investment prospects.

5. Pied-à-Terre

A city bolt-hole or a second home in France—usually smaller flats for frequent visitors or those seeking simplicity.

6. Ferme (Farmhouse)

Rustic stone farmhouses are abundant in areas such as Normandy, Dordogne, and Provence. These are ideal for renovation or rural getaways.

7. New Builds

Many developers offer modern homes and apartments with high energy efficiency (RT 2020 or RE 2020 standards). These can come with warranties and lower running costs.

No matter the type, understanding restrictions and ownership rights for foreigners is crucial.

Eligibility: Can Foreigners Buy Property in France?

One of the first concerns for overseas buyers is whether they are permitted to own real estate in France. The answer is resounding: Yes, foreigners—including non-EU citizens—can freely buy property in France. However, there are significant points to know, particularly post-Brexit and for non-EU nationals:

  • France has no general restrictions for non-resident buyers on residential purchases.
  • Owning property does not automatically confer residency rights—immigration and visa rules apply separately.
  • Institutional or agricultural land (and some protected zones) may have purchase restrictions—seek specialist advice if interested.
  • All buyers must comply with Anti-Money Laundering (AML) regulations and due diligence checks.
  • Inheritance law may impact foreign owners—especially regarding forced heirship (see below).

Visa & Residency Rights

Purchasing a property alone does not allow you to reside in France beyond the short-stay rules (usually 90 days in a 180-day rolling window for non-EU citizens). If you plan to live in France long-term, you’ll need to investigate residency permits or visas.

Inheritance Law Considerations

French inheritance law operates under the doctrine of forced heirship, meaning certain relatives are guaranteed a portion of your estate, superseding your will. However, from 2015, EU Regulation No 650/2012 (Brussels IV) has allowed some foreign owners to elect their home country’s inheritance law to apply to their French estate (with some caveats).

It’s essential to seek estate planning advice if you have complex family situations or are not domiciled in France.

Searching for Your French Home

The French property search process can be very different from what international buyers expect. Mastering it requires an understanding of the main players, tools, and etiquette.

Property Portals

  • SeLoger (www.seloger.com): The go-to site for mainstream sales.
  • Le Bon Coin (www.leboncoin.fr): General classified ads, including many private (“particulier à particulier”) listings.
  • Logic-Immo (logic-immo.com): Extensive listings across France.
  • Green-Acres (green-acres.com): Tailored for international buyers and prestige properties.

Estate Agents

  • Agence Immobilière: Licensed agents with physical branches. They handle the majority of property transactions in France.
  • Mandataire: Freelance property consultants working under agency licenses.
  • Some specialize in serving foreign buyers and speak English and other languages. Look for FNAIM, SIA, or SNPI accreditation for professionalism.

Notaires

A Notaire is a government-appointed official who oversees property transactions. While buyers and sellers often share a Notaire, you have the right to appoint your own for impartial advice and translation if needed.

Property Viewing Tips

  • Be proactive—agents may not follow up as diligently as elsewhere.
  • View properties at different times of day and week to assess neighborhood ambiance.
  • Request diagnostics: French law mandates technical surveys (e.g., asbestos, termites, energy efficiency).
  • Ask about “co-propriétés” (shared buildings)—rules and fees can impact enjoyment and costs.
  • Expect less “staging” than in Anglo-Saxon markets—use your imagination!

Bidding and Making an Offer

Unlike in the UK, for example, the first buyer to offer the asking price has a priority right to purchase, barring a higher offer before the seller formally accepts. Haggling is common—offers 5–10% below asking are routinely accepted.

Understanding Financing: Mortgages & Deposits

Securing funding is often a major concern, especially for foreign buyers. Here’s what you need to know:

French Mortgage Basics

  • Lending is possible for residents and non-residents, though non-residents may need a larger deposit (often 25–30% minimum down payment).
  • Most loans are fixed-rate and run 15–25 years. Variable-rate and interest-only mortgages are rare.
  • Approval focuses on debt-to-income ratio—generally, total debts must not exceed 33% of gross income.
  • Key documents required: proof of income, tax returns, bank statements, ID, and property details.
  • Expect to produce original documents with certified French translations.

International Mortgage Brokers

Specialist brokers work with non-resident buyers and find suitable French or even international lenders. Well-known names include CAFPI, International Private Finance, and Riviera Keys.

Note: Mortgage approval can take several weeks. Begin the process early!

Deposits and Guarantees

Once your offer is accepted, you sign a Compromis de Vente (preliminary contract) and pay a deposit—typically 5–10% of the price into a Notaire-managed escrow. This secures your interest but still allows limited “cooling-off” (see legal process).

Cash Purchases

All funds must be transferred transparently. Be prepared for questions about the source of funds (l’origine des fonds).

Buying property in France follows a well-structured legal procedure, governed by national law and enforced by Notaires.

1. Compromis de Vente (Preliminary Sale Agreement)

  • This contract outlines the price, terms, and any conditions (“clause suspensive”)—such as obtaining a mortgage or planning permission.
  • Both parties sign; the buyer pays a deposit (typically 5–10%).
  • The buyer then enjoys a 10-day cooling-off period, within which they can withdraw for any reason and have the deposit returned.

2. Mortgage Application & Due Diligence

  • If a mortgage is required, the buyer must submit their application promptly.
  • The Notaire will conduct formal searches—for liens, permits, boundaries, etc.
  • The seller must provide a dossier of technical diagnostics (“Dossier de diagnostic technique” or DDT).

3. Acte de Vente (Final Sale Deed)

  • Once all conditions are met (e.g., mortgage offer, urban planning searches), both parties and the Notaire sign the definitive contract.
  • The remaining funds (balance of purchase price plus taxes and Notaire fees) are transferred just before this meeting.
  • Keys are handed over on signing. The Notaire registers the deed and pays the relevant taxes on your behalf.

Notaire’s Role

  • Acts as an impartial public official (not solely the seller’s lawyer).
  • Ensures all documentation is correct and taxes are paid.
  • Fees (see costs section) are strictly regulated by state tariffs.

Typical Timeline

  1. Offer accepted/sign Compromis: 0–2 weeks
  2. Cooling-off period: 10 days
  3. Mortgage approval & legal checks: 6–12 weeks
  4. Signing Acte de Vente: Within 2–4 months of offer acceptance.

This process may seem slow compared to real estate transactions elsewhere, but its thoroughness protects both parties.

Tax Implications of Buying Property in France

French real estate involves several kinds of taxes, applicable during purchase, annually, and when selling. Understanding them prevents unwelcome surprises.

1. Purchase Taxes (Frais de Notaire)

  • Mainly transfer duties—levied on most sales of existing (“non-neuf”) property.
  • Rates: Typically 7–8% of the purchase price for old property (built over 5 years ago); around 2–3% for new builds, but with 20% VAT instead.
  • 'Notaire's fees' include state duties, administrative fees, and the Notaire’s own charges.

2. Annual Taxes

  • Taxe Foncière (Land tax): Paid by the owner; calculated annually based on the size, type, and location.
  • Taxe d’Habitation (Occupancy tax): Traditionally paid by the occupier but now largely abolished for main residences. Still applies to second homes and some higher-value secondary properties.
  • Wealth Tax (IFI): The ‘Impôt sur la Fortune Immobilière’ applies if your total French real estate holdings exceed €1.3 million (as of 2024).

3. Rental Income & Capital Gains Tax

  • Rental income: Taxed on a sliding scale (after expenses) at standard income tax rates, plus social charges for non-residents.
  • Capital gains: If you sell a secondary property at a profit, gains are taxed (with exemptions if held for 22+ years). Specific reliefs may apply under tax treaties.

4. Inheritance Tax

France levies inheritance tax based on residency and relationship to the deceased. Planning ahead (e.g., using an SCI—see below) is advisable.

Other Fees and Ongoing Costs

If you're moving or investing in France, it’s crucial to budget accurately for both one-off and regular expenses:

One-Off Costs

  • Notaire’s fees and transfer taxes (see above).
  • Mortgage arrangement fees (rarely more than 1.5% of the loan amount).
  • Surveyor’s fees (if you commission a private report).
  • Legal fees (if you appoint an independent lawyer or seek translation).
  • Agent’s commission (normally included in the asking price; check who pays—it’s usually the seller but can be negotiable).

Ongoing Costs

  • Insurance (multi-risk home insurance is mandatory for apartments).
  • Co-ownership charges (in apartment blocks/co-properties)—for maintenance, cleaning, and communal repairs.
  • Property taxes (see above).
  • Utilities (water, gas, electricity, refuse fees).
  • Maintenance—gardening, pool care, repairs, especially for older properties.
  • Management fees (if letting or if you’re an absentee owner).

Get accurate quotes before you buy—hidden costs can add up, especially for rural or period homes needing renovation.

Home Maintenance, Renovation, and Insurance

Buying a property is only the beginning—ongoing maintenance, renovations, and appropriate insurance ensure your investment remains secure and enjoyable.

Maintenance Responsibilities

  • For houses, the owner is responsible for all repairs and exterior maintenance.
  • Apartment blocks with shared areas organize repairs and maintenance via the “syndic de copropriété” (managing agent).
  • By law, important works (e.g., façade repairs) may be voted in by the co-owners' assembly and are mandatory.
  • Don’t underestimate costs for old properties—periodic roof, stonework, or septic system repair is common. Always get quotes in advance!

Renovation Projects

  • Check if planning permission (permis de construire) is required for major works or modifications to protected (“bâtiments de France”) buildings.
  • Employ registered contractors for major work. French companies offer mandatory ten-year insurance (assurance décennale).
  • EU citizens may qualify for tax credits on eco-renovation (insulation, windows, etc.).

Insurance

  • Home insurance (‘Assurance Habitation’) is compulsory: it covers fire, water damage, burglary, and civil liability.
  • Second home, holiday, and short-term rental insurance is also available, with optional cover for ‘non-occupant owner’ risks.

Special Considerations for Expat Buyers

Living abroad or moving your life to France carries additional complexities. Here’s how to handle them:

1. Language Barrier

  • All binding documents will be in French. Use a bilingual Notaire or official translator if your French is not fluent.
  • Don’t sign anything you don’t understand—insist on full explanations.

2. Tax Residency

  • If you spend 183 or more days per year in France, you’re likely to be considered tax-resident, with all global income reportable to French authorities.
  • Check for double-taxation agreements to avoid being taxed twice.

3. Owning via an SCI (Société Civile Immobilière)

  • A popular legal structure, an SCI is a company formed to hold property. Multiple partners can own shares, simplifying inheritance and transfer.
  • SCIs can aid family succession planning but require formalization and ongoing administration.

4. Employing a Property Manager

  • If you’re not on-site, using a local property manager (concierge or gérant) ensures your home or holiday rental is secure and maintained.

5. Education, Healthcare, and Integration

  • Enrolling children in French schools and accessing healthcare requires proof of address and sometimes a residency permit—plan ahead.
  • Integration is key. Learning the language and joining village or neighborhood activities will make your experience far richer.

Tips for a Successful French Property Purchase

  1. Get Pre-Approved for Financing: Know your budget before falling in love with a dream home.
  2. Do Your Homework: Research local property values, upcoming infrastructure projects, and any planned developments.
  3. Engage Locals: Find trustworthy Notaires, estate agents, and tradespeople recommended by locals or expat community groups.
  4. Negotiate Smartly: Most sellers expect a lower offer than the asking price but may balk at excessive haggling.
  5. Understand Condominiums: In apartments, read the co-ownership rules carefully—pet bans, noise restrictions, or renovation rules may surprise you.
  6. Don’t Rush: Allow time for due diligence, especially on older properties. Unexpected quirks are common—pipes, cellars, roofs, or boundaries.
  7. Plan for Taxes and Running Costs: Set aside a reserve fund for the first two years to cover unforeseen expenses.
  8. Use a Currency Broker: If transferring large sums from abroad, a dedicated broker (Wise, CurrencyFair, etc.) usually beats bank rates.
  9. Estate Agent Commissions: Negotiate if possible; in some cases, you can save by buying “particulier à particulier” (direct from owner).
  10. Beware of Buying ‘En Viager’: This unusual system involves a lump sum and lifelong annuity payment to the seller. It carries both legal and financial complexities.

France’s property market is resilient, yet not immune to global trends. As of 2024, buyers should consider:

  • Price Trends: Major cities (Paris, Lyon, Bordeaux) have seen cooling, but remotely located and holiday regions (Brittany, Occitanie, Provence) remain in strong demand post-pandemic.
  • Green Renovation: New environmental targets mean that inefficient homes (G-rated for energy) will face restrictions on letting and even selling by 2028.
  • Short-Term Rental Laws: Strict limits apply in city centers (notably Paris and Nice) to protect affordable housing stock. Get specialist advice before buying to let on Airbnb.
  • Remote Work & Lifestyle Buyers: More families and professionals are relocating to rural France for space and lifestyle, driving up prices in “previously sleepy” villages.
  • Digital Notarization: Increasingly, signature and document exchanges may be managed remotely via secure digital platforms, opening French property to true internationalization.

Conclusion: Is Buying a Home in France Right for You?

Buying a home in France is both an adventure and a solid investment. The process rewards curious, patient buyers who take their time to learn the system, understand their stories, and relish becoming (even just part-time) “French.” Whether you are seeking a new lifestyle, a smart rental investment, or a perfect retirement haven, careful preparation—including grasping French legal, tax, and cultural norms—is crucial.

From stone-walled cottages to sleek urban flats, France’s property market holds something for every taste. If you do your homework, find the right local partners, and stay open to new experiences—owning a home in France can be one of the richest endeavors of your life.

Bon achat!

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