Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Buying a property in Bordeaux as a foreigner is generally safe, but it requires knowing exactly where the risks hide and how the local system actually works.
We constantly update this blog post to reflect the latest regulations, market conditions, and scam patterns in Bordeaux.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bordeaux.
How risky is buying property in Bordeaux as a foreigner in 2026?
Can foreigners legally own properties in Bordeaux in 2026?
As of early 2026, France allows foreigners to purchase and own residential property in Bordeaux with no restrictions based on nationality or residency status.
Unlike some countries that impose ownership caps or require local partners, Bordeaux and the rest of France let foreign individuals buy apartments and houses directly in their own name.
Because direct ownership is fully permitted, foreigners in Bordeaux rarely need to set up special legal structures like holding companies, though some use a French SCI (Société Civile Immobilière) for estate planning or shared ownership among family members.
What buyer rights do foreigners actually have in Bordeaux in 2026?
As of early 2026, foreign buyers in Bordeaux enjoy the same legal protections as French citizens, including a mandatory 10-day cooling-off period after signing a preliminary contract.
If a seller breaches a signed contract in Bordeaux, foreign buyers can pursue legal action through French courts to enforce the agreement or recover their deposit, though this process can take around a year.
The most common mistake foreigners make is assuming they can back out of a deal without consequences after the cooling-off period ends, when in fact they may lose their deposit or face legal claims.
How strong is contract enforcement in Bordeaux right now?
Contract enforcement in Bordeaux is reliable compared to many countries, with France ranking 22nd out of 143 nations in the World Justice Project's 2025 Rule of Law Index, though civil cases take an average of 344 days to resolve in first-instance courts.
The main weakness foreigners should know about is the slow court system, which means that while you can win a dispute, the time and cost involved make prevention through proper due diligence far more practical than relying on litigation.
By the way, we detail all the documents you need and what they mean in our property pack covering Bordeaux.
Buying real estate in Bordeaux can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Bordeaux right now?
Are scams against foreigners common in Bordeaux right now?
Real estate scams in Bordeaux are less common than in countries with weak property registries, but they do happen, particularly when transactions move outside the standard notary-controlled process.
The property transactions most frequently targeted by scammers in Bordeaux are "urgent" sales in desirable neighborhoods like Chartrons, Saint-Pierre, and Caudéran, where demand allows fraudsters to pressure buyers into quick decisions.
Foreign buyers who are most commonly targeted are those purchasing remotely without visiting the property, those who do not speak French, and those unfamiliar with the notarial system.
The single biggest warning sign that a deal may be a scam in Bordeaux is any pressure to wire money outside of the notaire's escrow account or before a preliminary contract is properly signed.
What are the top three scams foreigners face in Bordeaux right now?
The top three scams that foreigners face when buying property in Bordeaux are fake deposit requests before a notaire is involved, identity fraud where someone poses as the real owner or their representative, and bank transfer hijacking where criminals send fake emails with new payment instructions.
The most common scam typically unfolds when a buyer receives an urgent email claiming the notary's bank details have changed just before the final payment is due, and the buyer wires hundreds of thousands of euros to criminals.
To protect yourself from these three scams in Bordeaux, you should only pay deposits through a notaire's escrow, verify agent credentials on the official CCI directory before signing anything, and always confirm bank details by calling a known phone number rather than trusting any email.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do I verify the seller and ownership in Bordeaux without getting fooled?
How do I confirm the seller is the real owner in Bordeaux?
The standard verification process in Bordeaux involves having your notaire conduct a chain of title check, and you can also independently request ownership information from the Service de la publicité foncière (SPF).
To verify ownership in Bordeaux, you should request a "renseignements hypothécaires" from the SPF using Form 3233-SD, which will show the registered owner, any mortgages, and encumbrances on the property.
The most common trick fake sellers use in Bordeaux is presenting forged mandates or claiming to represent an "owner abroad," which is relatively rare but serious when it happens, so you should always verify independently rather than trusting documents handed to you.
Where do I check liens or mortgages on a property in Bordeaux?
The official registry where you check liens or mortgages on a property in Bordeaux is the Service de la publicité foncière (SPF), which is managed by the French tax administration and accessible through impots.gouv.fr.
When checking for liens in Bordeaux, you should request information about all registered mortgages (hypothèques), easements (servitudes), and any other charges that may affect the property's legal situation.
The type of encumbrance most commonly missed by foreign buyers in Bordeaux is servitudes, which are rights of way or usage rights that may not be obvious but can significantly affect how you use your property.
It's one of the aspects we cover in our our pack about the real estate market in Bordeaux.
How do I spot forged documents in Bordeaux right now?
The most common type of forged document used in property scams in Bordeaux is a fake agent mandate or power of attorney, which sometimes happens when scammers claim to represent absent owners.
Specific red flags that indicate a document may be forged in Bordeaux include name spelling inconsistencies, addresses that do not match registry records, unusual urgency, and refusal to let you verify the document through official channels.
To authenticate documents in Bordeaux, you should verify the agent's professional card on the official CCI directory, check property details through the cadastre portal, and request ownership confirmation directly from the SPF rather than relying on PDFs given to you.
Get the full checklist for your due diligence in Bordeaux
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Bordeaux?
What hidden costs surprise foreigners when buying a property in Bordeaux?
The three most common hidden costs that foreigners overlook in Bordeaux are notary and transfer fees (around 7 to 8% of the purchase price, or roughly 21,000 to 24,000 euros on a 300,000 euro property), upcoming copropriété works in apartment buildings, and renovation costs tied to poor energy ratings.
The hidden cost most often deliberately concealed by sellers or agents in Bordeaux is major building works that have been voted on but not yet invoiced, which sometimes happens in older stone buildings in central neighborhoods like Saint-Pierre and Chartrons.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Bordeaux.
Are "cash under the table" requests common in Bordeaux right now?
Cash under the table requests in Bordeaux property transactions are less common than in some southern European markets, but "soft" versions still exist, such as inflating furniture values to reduce the taxable property price.
The typical reason sellers give for requesting undeclared cash payments in Bordeaux is to reduce their capital gains tax liability, often framing it as a "win-win" that lowers costs for both parties.
If you agree to an undeclared cash payment in Bordeaux, you face serious legal risks including tax fraud charges, potential nullification of the sale, and difficulty proving what you actually paid if disputes arise later.
Are side agreements used to bypass rules in Bordeaux right now?
Side agreements in Bordeaux property transactions are occasionally used, particularly around short-term rental arrangements and unpermitted renovation works in historic buildings.
The most common type of side agreement used to circumvent regulations in Bordeaux involves verbal or informal understandings about Airbnb rentals in buildings where the copropriété rules prohibit them or where the city requires registration.
If authorities discover a side agreement in Bordeaux, you could face fines for unpermitted use, be forced to undo renovations, lose legal protection in disputes, or have difficulty selling the property later.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Can I trust real estate agents in Bordeaux in 2026?
Are real estate agents regulated in Bordeaux in 2026?
As of early 2026, real estate agents in Bordeaux are strictly regulated under the Loi Hoguet, which requires them to hold a professional card, maintain liability insurance, and follow specific conduct standards.
A legitimate real estate agent in Bordeaux should have a "carte professionnelle" (professional card) issued by the local Chamber of Commerce (CCI), which proves they meet legal requirements for education, insurance, and financial guarantees.
To verify whether an agent is properly licensed in Bordeaux, you can search the official CCI directory online by filtering for Nouvelle-Aquitaine, entering the agency or individual's name, and confirming their card is current.
Please note that we have a list of contacts for you in our property pack about Bordeaux.
What agent fee percentage is normal in Bordeaux in 2026?
As of early 2026, the normal agent fee percentage in Bordeaux typically falls around 4 to 6% of the sale price, with variations depending on the property value and the agency.
The typical range of agent fees in Bordeaux covers most transactions between 4% and 6%, though higher-value properties sometimes see fees closer to 3 to 4% while smaller sales may reach 7%.
In Bordeaux, the seller usually pays the agent fee and builds it into the asking price, though the split is sometimes negotiated differently, so buyers should always clarify who pays what before signing anything.
Get the full checklist for your due diligence in Bordeaux
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Bordeaux?
What structural inspection is standard in Bordeaux right now?
The standard structural inspection process in Bordeaux relies primarily on mandatory seller diagnostics covering energy performance, electrical and gas safety, lead, asbestos, and termites, rather than a single comprehensive survey as in some other countries.
A qualified inspector in Bordeaux should check foundations, roof condition, load-bearing walls, humidity levels, and façade integrity, especially in the 19th-century stone buildings common in central neighborhoods.
The professionals qualified to perform structural inspections in Bordeaux are certified "diagnostiqueurs" for mandatory reports and independent building experts or architects for more thorough assessments that go beyond the legal minimums.
The most common structural issues that inspections reveal in Bordeaux properties are humidity and water ingress in ground-floor units, aging roofs and façades in older buildings, and termite damage in areas covered by Gironde's surveillance zone.
How do I confirm exact boundaries in Bordeaux?
The standard process for confirming exact property boundaries in Bordeaux involves checking the cadastral map online and, if precision matters, hiring a licensed surveyor to perform a formal boundary marking called a "bornage."
The official document that shows legal boundaries in Bordeaux is the cadastral plan available on cadastre.gouv.fr, though this map is indicative rather than legally definitive and may not reflect reality on the ground.
The most common boundary dispute affecting foreign buyers in Bordeaux involves shared courtyards, garden walls, and access paths in older properties where physical boundaries do not match the cadastral record.
To physically verify boundaries on the ground in Bordeaux, you should hire a "géomètre-expert," which is a licensed surveyor who can perform a bornage and create a legally binding boundary agreement with neighbors.
What defects are commonly hidden in Bordeaux right now?
The top three defects that sellers frequently conceal in Bordeaux are humidity and water ingress (common in ground-floor and cellar units), roof and façade problems in copropriété buildings (common, as repairs are expensive), and termite damage (sometimes happens, especially in older wooden structures).
To uncover hidden defects in Bordeaux, you should request a private building inspection beyond the mandatory diagnostics, use thermal imaging to detect moisture, and ask for the last three years of copropriété meeting minutes to see if major issues were discussed.
We have made this infographic to give you a quick and clear snapshot of the property market in France. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What insider lessons do foreigners share after buying in Bordeaux?
What do foreigners say they did wrong in Bordeaux right now?
The most common mistake foreigners say they made when buying property in Bordeaux is trusting the listed price without checking actual sale prices of similar properties in the same street using the DVF public database.
The top three regrets foreigners most frequently mention after buying in Bordeaux are overpaying because they did not research comparable sales, underestimating copropriété politics and upcoming works, and not fully understanding the energy renovation costs implied by a poor DPE rating.
The single piece of advice experienced foreign buyers most often give to newcomers in Bordeaux is to always verify everything independently rather than trusting documents, emails, or assurances from agents or sellers.
The mistake foreigners say cost them the most money in Bordeaux is wiring funds based on emailed bank details without calling the notaire to verify, which in some cases resulted in losing their entire payment to fraudsters.
What do locals do differently when buying in Bordeaux right now?
The key difference in how locals approach buying property in Bordeaux is that they routinely check actual transaction prices on the DVF database for the exact street before making an offer, rather than negotiating from the listing price.
The verification step locals routinely take that foreigners often skip in Bordeaux is pulling a Géorisques report for flood, industrial, and soil risks before visiting a property, which helps them avoid falling for "cheap because risky" deals near the Garonne.
The local knowledge that helps Bordeaux residents get better deals is understanding copropriété dynamics, knowing which buildings have expensive upcoming works, and having contacts who can reveal off-market properties before they are listed publicly.
Don't buy the wrong property, in the wrong area of Bordeaux
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bordeaux, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| INSEE | France's official statistics office publishing flagship housing price data. | We used it to describe the national market direction going into early 2026. We treated it as the baseline "macro" signal for Bordeaux price trends. |
| Banque de France | The central bank publishes official mortgage rate statistics. | We used it to anchor mortgage rate levels with official data. We also used it to explain shifts in buyer bargaining power in Bordeaux. |
| Notaires de France | The notarial profession records all property transactions in France. | We used it to support claims about transaction volumes and market momentum. We also used it to frame the standard buying process for foreigners. |
| DVF Dataset (DGFiP) | Official open dataset of recorded sales from the tax administration. | We used it to explain how you can verify past sale prices near any Bordeaux address. We recommend it as the "ground truth" for price checking. |
| CCI France | Official directory for verifying real estate agent professional cards. | We used it to provide a practical way to verify agent credentials in Bordeaux. We recommend it as your first check before signing anything. |
| Géorisques | France's official portal for natural and industrial risk information. | We used it to show how to check flood and soil risks for any Bordeaux address. We recommend it before visiting any property near the Garonne. |
| Service-public.fr | France's official administrative guidance site for citizens. | We used it to list mandatory diagnostics buyers should receive. We also used it to highlight Bordeaux-specific requirements like termite reports. |
| Préfecture de la Gironde | Official state authority for the Gironde department on local risks. | We used it to treat termite risk as a serious Bordeaux-specific due diligence item. We recommend never skipping the termite diagnostic in Gironde. |
| impots.gouv.fr (SPF) | Tax administration publishes official land registry procedures. | We used it to explain how to check mortgages and liens on any Bordeaux property. We recommend it for independent ownership verification. |
| EU Justice Scoreboard 2025 | EU's standardized comparison of justice system performance. | We used it to estimate how long civil cases take in France. We recommend treating litigation as a last resort given the timeline. |
| Cybermalveillance.gouv.fr | France's official public assistance platform for cybersecurity incidents. | We used it to support our advice about wire transfer fraud. We recommend always verifying bank details by phone, never by email. |
| SignalConso (DGCCRF) | Official consumer complaint channel that feeds enforcement actions. | We used it to understand recurring real estate problems in France. We recommend it as a resource if something feels off during your purchase. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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