Yes, foreigners can buy property in France without restriction. Whether you are a resident or a non-resident, an EU citizen or from a non-EU country, you are legally allowed to purchase real estate in France. There are no specific limitations based on nationality when it comes to a property purchase, making France one of the most accessible markets in Europe for international buyers.
This article outlines everything you need to know about buying property in France as a foreigner, including the legal requirements, the buying process, taxes, and ownership rights. Whether you're considering a holiday home, a retirement investment, or a permanent relocation, understanding how the French system works will help you make informed decisions and avoid costly mistakes.
Yes, Foreigners Can Buy Property in France
Foreigners are fully entitled to purchase property in France, regardless of their residency status or nationality. There are no restrictions preventing non-residents or non-EU citizens from owning real estate. This open-door approach has made France an attractive destination for international property buyers seeking holiday homes, investment opportunities, or permanent residences.
Whether you're an American, British, Australian, Canadian, or from another non-EU country, you can legally complete a property purchase in France. Ownership rights for foreigners are the same as those for French nationals, and property titles are held in full.
That said, while there are no legal barriers to ownership, navigating the French real estate system comes with specific legal requirements, administrative steps, and financial considerations. These include working with a notaire (a public official who oversees and finalises real estate transactions), understanding property taxes, and possibly securing financing—though mortgage options for non-residents can be limited.
In short, if you're wondering whether you can buy property in France as a foreigner—the answer is a confident yes. The next sections will walk you through the process and what to expect at each stage.
Step-by-Step Guide to Buying Property in France
Purchasing real estate in France as a foreigner can be a smooth process when you understand the steps involved. While the system may differ from your home country, France has a transparent legal framework designed to protect both buyers and sellers. Below is a detailed guide to help you navigate the property purchase journey, from selecting a location to finalising the sale.
Choosing the Right Location
The first and most exciting part of the buying process is choosing where in France to purchase your property. France offers diverse lifestyles across its regions—from cosmopolitan cities and sunny coastal towns to tranquil countryside villages.
- Paris is ideal for those seeking a bustling urban lifestyle, strong rental yields, and long-term property value appreciation.
- Provence and the Côte d’Azur are favorites for their Mediterranean charm, excellent weather, and high-end property options.
- Bordeaux and Lyon offer a balance of city life, cultural richness, and relative affordability.
- Dordogne and Normandy are perfect for those looking for rural charm and a slower pace of life, with more affordable properties and scenic surroundings.
When selecting a location, consider accessibility (proximity to airports or high-speed rail), investment potential, lifestyle needs, and whether you’re looking for a primary residence, holiday home, or rental property.
Setting a Budget and Exploring Financing Options
Property prices vary significantly by region. A one-bedroom apartment in central Paris can cost upwards of 10,000 € per square meter, while countryside homes may go for as little as 1,500 € per square meter.
When setting your budget, account for additional purchase costs such as notaire fees (around 7–8% for existing properties), agency commissions, property taxes, and maintenance.
Financing Options: Foreigners can access French mortgages, although terms and availability vary. EU citizens and residents often have more options. Non-residents, particularly Americans, may find it difficult to secure financing due to stringent financial regulations and bank requirements. Most American buyers opt for cash purchases. If you do seek a mortgage, work with a broker who specializes in expat lending.
Working with a Real Estate Agent (Agent Immobilier)
An agent immobilier plays a key role in helping you find and secure a property. These licensed professionals are familiar with the local market, negotiate on your behalf, and guide you through the administrative process.
To choose a reputable agent:
- Ensure they are registered with a professional body (Carte Professionnelle).
- Work with someone who speaks your language or has experience with international clients.
- Don’t rely solely on one agent—unlike in some countries, agents in France don’t have access to a centralised database, so multiple agents may list different properties.
Signing the Preliminary Contract (Compromis de Vente)
Once you’ve found your ideal property and made an offer that the seller accepts, the next step is signing a compromis de vente. This is a legally binding preliminary sales contract that outlines the terms of the sale, including price, conditions (such as obtaining financing), and completion date.
At this stage, the buyer usually pays a deposit of 5–10% of the purchase price. There is also a 10-day cooling-off period during which the buyer can withdraw from the sale without penalty. After this, penalties apply if the buyer pulls out without valid reason.
The Role of the Notaire in Property Transactions
Unlike in many other countries, real estate transactions in France must be completed through a notaire. This is a government-appointed legal professional responsible for ensuring that the transaction complies with French law.
The notaire will:
- Verify the legal status of the property (ownership, boundaries, liens, etc.)
- Collect and register taxes and fees
- Draft and authenticate the official deeds
- Disburse funds to the seller
Both the buyer and seller can use the same notaire, or each party can appoint their own. The fees remain the same regardless.
Finalising the Sale: Acte de Vente
The final stage is the signing of the acte de vente (deed of sale), typically done at the notaire’s office. At this meeting, the buyer pays the remaining balance, and the property is officially transferred.
After signing, the buyer receives the keys and becomes the legal owner. The notaire registers the sale with the French land registry, and you’ll receive an official copy of the title deed (titre de propriété) a few months later.
With a clear understanding of these steps, buying a home in France becomes a manageable and rewarding process. The next sections will cover legal, financial, and residency-related aspects to help ensure your investment is sound and compliant with French regulations.
Legal and Administrative Considerations
When asking “Can foreigners buy property in France?”, the short answer is yes—but it’s essential to understand the legal and administrative framework that governs the process. France is known for its strong legal structure surrounding real estate, which benefits both domestic and international buyers. However, non-EU citizens, in particular, must take extra care to ensure they comply with all legal requirements. Below are the key legal aspects to keep in mind as you prepare for your property purchase.
Documents Required for Purchase
Foreign buyers need to provide a number of documents throughout the buying process in France. While your notaire and/or real estate agent will help guide you through these steps, preparing the required paperwork in advance will make the process much smoother.
Here are the core documents you will typically need:
- Valid Passport: Proof of identity is required at every stage.
- Proof of Address: A utility bill or official document showing your current residence.
- Tax Identification Number (TIN): This is required for legal and tax-related purposes.
- Proof of Funds: Bank statements or financial records to demonstrate you have the necessary resources to complete the purchase.
- Marriage Certificate (if applicable): Especially important for buyers who plan to register the property under both spouses' names, as France has specific inheritance and marital property laws.
- French Bank Account Details (RIB): Needed for financial transactions including the deposit and final payment.
- Mortgage Pre-Approval Letter (if applicable): If you're applying for financing through a French lender, this will be required before moving forward with the compromis de vente.
In some cases, official translations (traductions assermentées) of your documents into French may be necessary, particularly for legal identification and financial records.
Legal Protections for Buyers
France provides robust legal protections for property buyers, helping to reduce risk and increase transparency during the buying process—especially for foreigners who may not be familiar with the local real estate system.
Key protections include:
- Cooling-Off Period: After signing the preliminary contract (compromis de vente), the buyer has a 10-day cooling-off period to withdraw from the purchase without penalty. This safeguard allows time to reflect or back out if any concerns arise.
- Mandatory Property Diagnostics: Sellers must provide a series of diagnostic reports (Dossier de Diagnostic Technique, or DDT), including information on asbestos, lead, termites, energy efficiency, and natural risks. These reports give buyers full visibility into the condition of the property.
- Public Notaire Oversight: The use of a notaire is legally required and provides impartial legal oversight. Unlike private lawyers in some countries, notaires act as public officials whose duty is to the state, ensuring all property transactions are lawful and properly registered.
- Title Verification: Before the acte de vente is signed, the notaire checks the title, confirms the legal boundaries, verifies no outstanding mortgages or liens exist, and ensures the seller is the rightful owner.
- Buyer’s Right to Information: French property law obliges the seller to fully disclose material facts about the property. If defects or inaccuracies are found post-sale and were not declared, buyers may be entitled to legal recourse.
Financial Considerations for Foreign Buyers
When planning a property purchase in France, understanding the full scope of financial obligations is essential—especially for international buyers who may not be familiar with the French real estate system. In addition to the property’s purchase price, there are several upfront costs, annual taxes, and maintenance expenses to consider. These can vary depending on location, property type, and your residency status. Below, we break down the most important financial aspects foreign buyers need to account for.
Upfront Taxes and Fees
Foreigners often ask: “How much are notaire fees in France?” or “What additional costs should I expect when buying a home?” The short answer is: more than you may think.
Here’s a breakdown of the typical transaction-related expenses:
- Notaire Fees: These are mandatory legal fees and taxes, not just the notaire’s compensation. For existing properties, expect to pay approximately 7% to 8% of the purchase price. For new builds (less than five years old and never lived in), the fees are significantly lower, usually around 2% to 3%.
- Stamp Duty (Droits de Mutation): Included in the notaire fees, this government tax is roughly 5.8% of the purchase price for most resale properties.
- Agency Fees (Frais d’agence): If a real estate agent is involved, their commission is typically between 4% and 8%, depending on the property and location. Sometimes these fees are included in the advertised price, so always verify this when reviewing listings.
- Currency Exchange Costs: If you're buying in euros but your funds are in a different currency, fluctuations and fees can add up quickly. Using a foreign exchange broker or multi-currency service like Wise or Revolut can help minimise these costs. For large transfers, a currency broker may offer personalised advice and better rates than high street banks.
Ongoing Property Taxes
Once you’ve completed your property purchase, you’ll be responsible for a few annual taxes, which can differ by region and property type.
- Taxe Foncière: This is a property ownership tax paid by all property owners, regardless of residency. It’s calculated based on the property’s estimated rental value and varies widely depending on the local commune. Expect to pay anywhere from 500 € to 2,500 €+ annually for a standard home.
- Taxe d’Habitation: Formerly paid by occupants (owners or tenants), this residence tax has been largely phased out for primary residences, but still applies to second homes and holiday properties. It is also based on the rental value and the location, often ranging from 200 € to 1,500 €+ per year.
Be aware that if you’re not a French resident, your property is likely to be classified as a second home, and this could result in a higher taxe d’habitation and even surtaxes in popular cities like Paris or Nice.
Maintenance and Unexpected Costs
Aside from taxes, homeowners in France should budget for maintenance and upkeep, especially when buying older or rural properties.
Here’s what to consider:
- Syndic Charges: If you’re buying an apartment, you’ll pay annual co-ownership or condominium fees (charges de copropriété). These cover maintenance of common areas, elevators, waste disposal, and sometimes heating. Fees can range from 600 € to 3,000 € per year, depending on building size and amenities.
- Utilities and Insurance: Electricity, gas, water, and internet bills will vary, but for a standard-sized property, monthly utilities might total around 150 € to 250 €. Home insurance (assurance habitation) is mandatory and typically costs 100 € to 400 € per year.
- Renovation and Repairs: Many foreigners buy charming older homes that require updates. Renovation costs in France can be significant, especially if you plan to restore a historic or countryside property. Always conduct a thorough inspection and budget accordingly—500 € to 1,000 € per square metre is a realistic range for major renovations.
- Wealth Tax (IFI): If the total value of your real estate assets in France exceeds 1.3 € million, you may be liable for Impôt sur la Fortune Immobilière (IFI)—a property wealth tax. This tax is based on your net property value and applies whether or not you’re a French resident.
Does Buying Property in France Grant Residency?
One of the most common misconceptions among non-EU buyers is that purchasing property in France automatically grants the right to live in the country. In reality, owning property in France does not entitle you to residency, even if the investment is substantial.
France does not currently offer a “Golden Visa” program like some other European countries, where investing a certain amount in real estate unlocks residency rights. Property ownership in France simply gives you the right to visit your home as a tourist, subject to standard visa rules based on your nationality.
For non-EU citizens—such as Americans, Australians, Canadians, and British nationals post-Brexit—this usually means:
- You can stay in France for up to 90 days within any 180-day period without a visa (under the Schengen agreement).
- To live in France year-round, you must apply for a long-stay visa (visa de long séjour) that suits your situation, such as:
- Visitor visa (VLTS-TS) for retirees or second-home owners.
- Talent Passport for entrepreneurs and professionals.
- Student visa, work visa, or family reunification visa, depending on your circumstances.
Common Pitfalls to Avoid When Buying Property in France
While buying real estate in France can be a rewarding investment or lifestyle choice, it’s important to understand the common mistakes foreigners make buying French property. Being aware of these pitfalls can save you significant time, money, and stress during your property purchase journey.
- Underestimating the Role of the Notaire
Some foreign buyers assume the notaire functions like a buyer’s agent or lawyer. In reality, the notaire is a public official who oversees the legality of the transaction but does not represent either party’s interests. Relying solely on the notaire without seeking your own legal or financial advisor can leave you unprotected, especially if you’re unfamiliar with French legal terminology or contract clauses.
- Failing to Understand the Total Cost of Purchase
Many expats are caught off guard by the additional transaction costs, such as notaire fees (7–8% for older properties), stamp duties, and agency commissions. Add to that potential renovation expenses, currency exchange fees, and utility setup costs, and the true price of ownership quickly rises. Always budget for at least 10–12% above the listed purchase price.
- Assuming You’ll Qualify for a Mortgage
Mortgage options for foreigners are limited, particularly for non-EU citizens. American buyers, in particular, may struggle to secure financing due to regulatory complications (such as FATCA). Before falling in love with a property, check your financing options—or consider cash purchases or cross-border brokers with expat lending expertise.
- Overlooking Rural Realities
Buying in rural France can be idyllic, but many buyers don’t account for local infrastructure limitations. Poor internet connectivity, sparse public transport, and limited English-speaking services can make everyday life more challenging than expected. Be sure to spend time in the area year-round to understand what living there truly involves.
- Skipping the Diagnostics or Rushing the Purchase
Every property sale in France must include diagnostic reports (asbestos, termites, energy performance, etc.). Review these carefully before signing any documents. Also, don’t let your excitement rush you into a deal—France offers a ten-day cooling-off period after signing the Compromis de Vente, so use it to your advantage.
Misunderstanding Inheritance Laws or Tax Liabilities
One of the most overlooked aspects of buying property in France—especially by non-EU nationals like Americans and Brits—is the country’s strict inheritance laws and potential tax implications. Failing to understand how these legal frameworks work can lead to serious complications for your heirs and financial planning.
Forced Heirship: You Can’t Always Leave Property to Whomever You Choose
Under French inheritance law, a portion of your estate must, by law, go to your direct descendants (children or grandchildren). This is known as “forced heirship” (réserve héréditaire). If you have children, they are legally entitled to a percentage of your estate, regardless of the contents of your foreign will.
For example:
- If you have one child, they must receive 50% of your estate.
- Two children? They must share two-thirds.
- Three or more? They share three-quarters.
This means that even if your will—written in the UK or US—states that your property should go to your spouse or someone else entirely, French law can override it.
However, since 2015, the EU Succession Regulation (Brussels IV) allows expats to elect the law of their country of nationality to govern their estate. This must be clearly stated in a valid will. It’s strongly recommended to consult a cross-border legal expert to ensure your wishes are legally enforceable under French and international law.
French Inheritance Tax Can Be Costly
Beyond ownership rights, there are also inheritance taxes to consider. France imposes inheritance tax based on the relationship between the deceased and the beneficiary:
- Children and spouses benefit from relatively low rates and allowances.
- Distant relatives or non-relatives can face tax rates as high as 60% on inherited assets.
For non-residents or those with heirs living abroad, it’s essential to understand these tax thresholds and plan accordingly. Establishing a strategic ownership structure (such as joint ownership or property-holding companies) can sometimes help reduce liabilities—but must be done with proper legal advice.
Final Thoughts on Buying Property in France
Buying real estate in France as a foreigner is not only possible—it can be a smooth, rewarding process with the right preparation. While the French property purchase process is highly regulated and structured, this is ultimately to your benefit. The strong legal protections, the oversight of a notaire, and the transparency of property-related diagnostics all contribute to a relatively secure buying environment.
However, it’s crucial to approach your property investment with a clear understanding of the legal requirements, costs, and local practices. From choosing the right location and understanding inheritance laws to budgeting for taxes and maintenance, informed planning is essential.
Remember:
- Foreigners can buy property in France with full ownership rights.
- Buying does not automatically grant residency, so it’s important to explore the right visa options separately.
- France offers legal safeguards for buyers, but inheritance laws and tax liabilities can catch non-residents off guard if they don’t seek professional guidance.
Additional Resources
Here are some trusted tools and official sites to help you plan your property purchase in France:
Government and Legal Resources
- France-Visas – For visa and residency information.
- Service-Public.fr – The French government’s official portal for administrative and legal information.
- Notaires de France – Learn about the role of the notaire and legal steps in buying property.
- DGFiP (French Tax Authority) – To understand property taxes and fiscal obligations.
Real Estate Listings and Tools
- SeLoger – One of the most widely used property search websites in France.
- Bien’ici – Modern interface with map-based property search features.
- LeBonCoin – Popular classifieds site with private property listings.
- Green-Acres – Great for English-speaking buyers looking for homes in rural France.
Whether you’re a first-time buyer or expanding your international real estate portfolio, these resources will help you make informed, confident decisions when buying property in France.