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
Yes, non-citizens can legally buy property in France without any nationality-based restrictions or residency requirements.
France offers one of the most accessible property markets in Europe for international buyers, with non-EU nationals enjoying the same rights as French citizens when purchasing real estate. As of June 2025, the French property market remains stable with moderate price corrections in some regions while rural areas continue to show growth.
If you want to go deeper, you can check our pack of documents related to the real estate market in France, based on reliable facts and data, not opinions or rumors.
Non-citizens can freely buy property in France with no nationality restrictions, residency requirements, or need for physical presence during most of the process.
Foreign buyers face higher mortgage deposit requirements (20-30%) and capital gains taxes (33.33% for non-EU vs 19% for EU residents) but enjoy the same property rights as locals.
| Aspect | Non-Citizen Requirements | Key Details |
|---|---|---|
| Legal Right to Buy | Yes, unrestricted | Same rights as French citizens |
| Residency Required | No | Can buy while living abroad |
| Property Types | All types allowed | Residential, commercial, land, châteaux |
| Mortgage Access | Yes, with conditions | 20-30% deposit, 3.2% rates (2025) |
| Purchase Costs | 8-10% of property price | Notaire fees, taxes, agency costs |
| Annual Taxes | Same as locals | Taxe Foncière ~1% property value |
| Capital Gains Tax | Higher for non-EU | 33.33% vs 19% for EU residents |
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can a non-citizen legally buy property in France, and are there any nationality-based restrictions?
Non-citizens can legally buy property in France without any nationality-based restrictions.
Both EU and non-EU nationals enjoy the same property ownership rights as French citizens. The French legal system places no limitations on foreign property ownership, making France one of the most accessible European property markets for international investors.
This unrestricted access applies to all types of buyers, whether you're American, British, Canadian, Australian, or from any other country. The French government actively welcomes foreign investment in real estate, viewing it as beneficial to the economy.
The only rare exception involves certain agricultural land purchases, which may require additional approvals regardless of nationality, but this rarely affects typical residential or commercial property buyers.
As of June 2025, France maintains this open policy toward foreign property ownership, with no political movements seeking to change these rules.
Do you need to live in France or hold a residency permit to buy property there as a foreigner?
No residency permit or visa is required to buy property in France as a foreigner.
You can purchase French real estate while living anywhere in the world, without needing French residency status. The property purchase process is completely separate from immigration requirements.
However, owning property in France does not automatically grant you the right to live there long-term. For stays longer than 90 days (for non-EU citizens), you must comply with French immigration rules and may need to apply for appropriate visas or residency permits.
Many foreign buyers use their French properties as vacation homes, rental investments, or future retirement plans while maintaining their primary residence elsewhere.
It's something we develop in our France property pack.
Can you purchase property in France while living abroad, or do you need to be physically present during the process?
You can successfully purchase French property while living abroad, with most of the process manageable remotely.
Modern technology allows for virtual property viewings, digital document signing, and remote communication with notaires, real estate agents, and banks. Many successful property transactions are completed by buyers who never visit France during the purchasing process.
For the final deed signing (acte de vente), you have two options: attend in person at the notaire's office or appoint someone with power of attorney to sign on your behalf. The power of attorney route is commonly used and legally accepted.
Remote purchases work particularly well for off-plan properties, investment properties in familiar areas, or when working with trusted local representatives who can conduct property inspections on your behalf.
However, visiting the property and area before purchase is generally recommended to ensure it meets your expectations and to better understand the local market dynamics.
What kind of properties can non-citizens buy in France, and are there limitations compared to locals?
Non-citizens can buy virtually any type of property in France with the same rights as French citizens.
Available property types include residential homes, apartments, commercial buildings, office spaces, retail premises, undeveloped land, historic châteaux, vineyards, and even listed monuments. There are no special restrictions or limitations for foreign buyers.
The only minor exceptions involve certain agricultural land purchases, which may require additional approvals from local authorities. This restriction applies equally to French citizens and foreigners, and rarely affects typical property buyers focused on residential or commercial real estate.
Foreign buyers can also purchase properties through various ownership structures, including direct personal ownership, through French companies (SCI), or via offshore companies, subject to the same regulations that apply to French buyers.
New-build properties, off-plan developments, and historic renovation projects are all equally available to foreign and domestic buyers.
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What documents and steps are required for a foreigner to complete a property purchase in France?
Foreign buyers need standard identification documents and proof of funds to complete a French property purchase.
| Document Category | Required Documents | Purpose |
|---|---|---|
| Identity | Passport, sometimes birth certificate | Legal identification for contracts |
| Financial | Bank statements, mortgage pre-approval | Proof of purchase funds |
| Tax | French tax number (Numéro fiscal) | Required for property ownership |
| Legal | Marriage certificate, divorce decree if applicable | Ownership structure clarification |
| Additional | Proof of address, power of attorney if needed | Communication and legal representation |
Is it mandatory to hire a French notaire or lawyer when buying property as a non-citizen?
Yes, hiring a notaire is mandatory for all property transactions in France, regardless of buyer nationality.
The notaire is a government-appointed legal expert who ensures the transaction complies with French law, conducts property title searches, drafts and authenticates all legal documents, and oversees the official transfer of ownership. Their involvement is required by French law, not optional.
While not legally required, hiring an independent lawyer experienced in French property law can provide additional protection, especially for complex transactions or first-time foreign buyers unfamiliar with French legal procedures.
The notaire's fees are regulated by the government and typically range from 7-8% of the property price for existing homes and 2-3% for new builds, covering both their services and various taxes.
Many notaires in major cities and tourist areas speak English and are experienced in handling foreign buyer transactions.
Can non-citizens get a mortgage from a French bank, and what are the typical rates, conditions, and tips to improve approval chances?
Non-citizens can apply for mortgages from French banks, but face stricter requirements than residents.
As of June 2025, French mortgage rates average around 3.2% for 25-year loans. Non-resident buyers typically need higher deposits of 20-30% compared to 10-20% for residents, and approval rates are lower at 50-60% versus over 80% for residents.
French banks require extensive documentation including proof of stable income, bank statements from the past three months, tax returns, employment contracts, and sometimes proof of assets in your home country. The debt-to-income ratio should not exceed 35% including the new mortgage payment.
To improve approval chances, open a French bank account early in the process, maintain a strong credit profile, work with a mortgage broker experienced in non-resident lending, and consider using a co-signer or guarantor if available.
Some French banks specialize in lending to non-residents and may offer more favorable terms than traditional banks. International banks with French operations often provide smoother application processes for their existing customers.
What are the total taxes, fees, and legal costs involved for non-citizens when buying and later reselling property in France?
Non-citizens pay the same purchase taxes and fees as French citizens, but face higher capital gains taxes when selling.
Purchase costs typically total 8-10% of the property price, including notaire fees and taxes (7-8% for existing properties, 2-3% for new builds), real estate agent fees (5-6% if applicable), and various administrative costs.
Annual ownership costs include Taxe Foncière (property tax averaging 1% of property value), and potentially Taxe d'Habitation for second homes. The wealth tax (IFI) applies if your French real estate assets exceed €1.3 million.
When reselling, non-EU residents pay 33.33% capital gains tax plus 7.5% social charges, while EU residents pay 19% plus 17.2% social charges. These taxes decrease by 6% per year after the fifth year of ownership, with full exemption after 22 years for capital gains tax and 30 years for social charges.
It's something we develop in our France property pack.
Which regions or cities in France are most attractive for foreign buyers in terms of livability, rental yields, tourism, and capital growth?
The most attractive French regions for foreign buyers combine strong rental yields, tourism appeal, and growth potential.
Provence-Alpes-Côte d'Azur (French Riviera) offers year-round tourism, high rental demand, and strong capital growth, particularly in Nice, Cannes, and Monaco proximity areas. Languedoc-Roussillon provides similar Mediterranean climate benefits at more affordable prices.
The French Alps, including Chamonix and Val d'Isère, deliver excellent seasonal rental yields from ski tourism, with properties often generating 6-8% annual returns during peak seasons.
For urban investments, cities like Nantes, Lyon, Marseille, Lille, Toulouse, and Strasbourg offer strong rental yields of 5-5.5% with good capital growth prospects driven by job creation and university populations.
Rural regions like Loire Valley, Brittany, and Normandy attract buyers seeking lifestyle properties, historic châteaux, and proximity to the UK, though rental yields are typically lower at 3-4%.
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 property prices compare across major French cities and regions right now, and what are the recent trends?
French property prices show significant regional variation, with Paris commanding the highest prices while rural areas offer the best value.
As of mid-2025, Paris apartment prices average €10,000-15,000 per square meter in central areas, with slight corrections from 2024 peaks. Lyon follows at €4,000-6,000 per square meter, while Nice and Cannes reach €6,000-8,000 per square meter for prime locations.
Secondary cities like Nantes, Toulouse, and Bordeaux range from €3,000-4,500 per square meter, offering better value for investors seeking rental yields. Marseille presents opportunities at €2,500-3,500 per square meter despite being France's second-largest city.
Rural and semi-rural areas in regions like Nouvelle-Aquitaine, Occitanie, Lot-et-Garonne, and Dordogne continue showing growth, with average prices of €1,000-2,500 per square meter for houses with land.
The overall trend shows market stabilization after the rapid growth of 2020-2022, with moderate price corrections expected in overheated markets while the property sector maintains resilience.
What are the most common mistakes or pitfalls foreigners face when buying property in France without citizenship?
The most common mistakes foreign buyers make include underestimating total costs and legal complexities.
- Underestimating additional costs beyond the purchase price, including notaire fees, taxes, renovation expenses, and ongoing maintenance costs that can add 15-20% to the total investment
- Failing to research local regulations regarding zoning restrictions, renovation permits, historical building protections, and utility connections that can significantly impact property use
- Language barriers leading to misunderstandings with notaires, contractors, local authorities, and service providers, potentially causing expensive delays or legal issues
- Rushing the purchase process without proper due diligence on property condition, legal status, outstanding debts, or potential disputes that could affect ownership
- Inadequate financial planning for currency fluctuations, tax obligations in both France and home country, and the complexities of transferring large sums internationally
What are the tax implications for foreign buyers, both at the time of purchase and annually, and how does it differ from local owners?
Foreign buyers face identical purchase and annual taxes as French citizens, but higher capital gains taxes when selling.
Purchase taxes and notaire fees are the same regardless of nationality, totaling 7-8% for existing properties and 2-3% for new builds. Annual property taxes (Taxe Foncière) apply equally to all owners, averaging 1% of property value.
The key difference appears at resale, where non-EU residents pay 33.33% capital gains tax compared to 19% for EU residents and French citizens. Social charges also differ: 7.5% for non-EU residents versus 17.2% for EU residents.
Wealth tax (IFI) applies to all owners if French real estate assets exceed €1.3 million. Rental income from French properties is taxable in France for all owners, though double taxation treaties may provide relief in your home country.
Non-residents may face additional reporting requirements in their home country and should consult tax advisors familiar with both French and domestic tax laws to optimize their tax position.
It's something we develop in our France property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
France offers exceptional accessibility for foreign property buyers, with no citizenship requirements and the same rights as locals for property ownership.
While purchase processes and annual taxes remain identical for all buyers, non-EU citizens should carefully consider the higher capital gains taxes and mortgage requirements when planning their investment strategy.
Sources
- EasyFX - Buying Property in France as a Non-Resident
- Propuno - What Foreigners Need to Know About French Property Laws
- InvestRopa - France US Citizen Property Ownership
- Paris Property Group - French Mortgages in 2025
- Property Guides - Costs of Buying Property in France
- HMLF - Real Estate Taxes for Foreign Buyers in France
- Beaux Villages - Key Trends Shaping the French Property Market in 2025
- Housenix - Best Cities for Real Estate Investment in France