Buying land in France as a foreigner

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

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INVESTROPA

A team specialized in real estate investing in European countries (France, Spain, Portugal, Italy, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in France. If you'd like to learn more about us, you can check our presentation page.

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Maxence Toulouse 🇫🇷

General Manager of Iddyl Property

Maxence, the general manager of Iddyl Property, is a true expert in the French real estate market and always stays up to date with the latest trends. Iddyl Property specializes in helping non-residents find their ideal property in France, managing the entire process from search to purchase. With partnerships across 25,000 agencies, they offer unmatched access to top opportunities. Our talk with him helped us go back to the blog post, improve some details, and bring in his personal touch.

What types of land can foreigners legally buy in France, and are there any restrictions based on nationality or land classification?

Foreigners enjoy unrestricted access to most land categories in France, with identical rights to French citizens for non-agricultural purchases.

Residential and commercial land purchases face zero nationality-based restrictions, whether you're from the EU, US, UK, or any other country. Non-EU citizens have exactly the same legal rights as EU citizens when buying undeveloped land for residential or commercial purposes.

The main restrictions apply to agricultural land, which requires an "authorisation to farm" (autorisation d'exploiter) from the Departmental Commission of Agricultural Orientation (CDOA). This authorization depends on your professional farming competence, whether agriculture will be your primary income source, and the land's size relative to your farming operations.

Coastal and forest land purchases are legally permitted but face severe development restrictions. Protected coastal zones under the Conservatoire du Littoral and classified forest areas rarely receive building permits, making these purchases suitable only for conservation or very limited development projects.

As we reach mid-2025, France maintains its open policy toward foreign land ownership, distinguishing itself from countries with more restrictive foreign ownership laws.

Can foreigners buy agricultural, forest, or coastal land, or are some land types off-limits without special approval?

Agricultural land requires mandatory approval from French authorities, while forest and coastal land can be purchased but with significant usage limitations.

For agricultural land purchases, you must obtain authorization from the CDOA before completing any transaction. The approval process evaluates three key criteria: your professional farming competence (requiring either a farming diploma or proven agricultural experience), proof that agriculture will generate your primary income with non-agricultural revenue below regional limits, and the land's integration with your existing farming operations.

Forest land purchases face no ownership restrictions, but development activities require extensive environmental permits. The French Forest Code strictly regulates tree removal, construction, and land conversion, making these properties suitable primarily for forestry activities or conservation.

Coastal properties in protected zones present the most complex scenario. While purchase is legal, the Coastal Law (Loi Littoral) severely restricts new construction within 100 meters of the coastline and in designated protection areas. Building permits in these zones are exceptionally rare and typically limited to agricultural or public interest projects.

It's something we develop in our France property pack.

Are there any paths to French residency or citizenship through land ownership alone?

Land ownership in France provides no direct path to residency or citizenship, as France offers no golden visa program for property investors.

Property purchase alone, regardless of value, does not grant any residency rights or accelerate citizenship applications. France explicitly excludes real estate investment from its immigration pathways, unlike countries such as Portugal or Spain that offer residency through property investment.

Non-EU citizens must apply for appropriate visas independently of property ownership. For stays exceeding 90 days, you need a long-stay visa (VLS-TS) based on employment, family reunification, student status, or other qualifying criteria unrelated to property ownership.

The path to French citizenship requires five years of continuous legal residency, French language proficiency, and integration into French society. While owning property may demonstrate ties to France, it carries no special weight in citizenship applications compared to other integration factors.

As of June 2025, this policy remains unchanged, with French authorities maintaining strict separation between property investment and immigration benefits.

Where in France do foreigners most commonly buy land, and what are the trends or hotspots right now?

Provence-Alpes-Côte d'Azur and Occitanie lead foreign land purchases, driven by Mediterranean lifestyle appeal and relative affordability compared to Paris.

Current trends in 2025 show increasing interest in Occitanie, particularly around Montpellier and Toulouse, where foreign buyers find exceptional value for Mediterranean lifestyle properties. Provence maintains its premium status but faces pricing pressure from high demand in cities like Nice and Cannes.

The French Alps region, including Chamonix and Courchevel, attracts international buyers seeking luxury mountain properties, though strict construction regulations limit development opportunities. Bordeaux's wine regions continue drawing vineyard investment, especially from American and British buyers seeking agricultural land for wine production.

Rural areas in Burgundy and Loire Valley show emerging popularity among foreigners seeking affordable land for residential development, benefiting from improved transportation links to Paris and major cities.

What's the full step-by-step process for a foreigner to purchase land in France, from start to finish?

The French land purchase process follows a structured legal framework managed by notaires, typically taking 8-12 weeks from offer to completion.

Step 1: Submit a written offer through a real estate agent or directly to the seller, specifying purchase price, conditions, and timeline. Include proof of funds and identification documents with your offer.

Step 2: Sign the preliminary contract (Compromis de Vente) once your offer is accepted. This legally binding document includes all sale terms and triggers a mandatory 10-day cooling-off period during which buyers can withdraw without penalty.

Step 3: Pay the deposit, typically 10% of the purchase price, after the cooling-off period expires. These funds are held in escrow by the notaire until completion.

Step 4: Conduct due diligence through your notaire, who verifies land titles, checks for liens or encumbrances, reviews zoning regulations, and orders required environmental diagnostics including soil contamination and natural hazard assessments.

Step 5: Arrange financing if needed, providing your notaire with mortgage approval letters and fund transfer documentation. Cash buyers must demonstrate legitimate fund sources for amounts exceeding €15,000.

Step 6: Sign the final deed (Acte Authentique) at the notaire's office, pay the remaining purchase price plus all fees and taxes, and receive official title to the property.

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What documents and identification does a foreign buyer need to provide to purchase land in France?

Foreign buyers must provide standard identification, financial documentation, and may require additional paperwork depending on their residence status and nationality.

Essential documents include a valid passport or national ID card, proof of address in your home country, and comprehensive financial documentation showing legitimate fund sources. Bank statements covering the past three months, tax returns from the previous two years, and employment verification letters satisfy most notaire requirements.

Non-EU buyers often need additional documentation, including proof of legal entry into France and sometimes appointment of a French tax representative for certain high-value transactions. Some notaires request apostilled documents for buyers from countries outside the Hague Convention.

For mortgage applications, French banks require extensive financial documentation including three years of tax returns, detailed asset statements, and employment contracts. Self-employed buyers must provide business financial statements and accountant certifications.

Agricultural land purchases require additional credentials proving farming competence, such as agricultural diplomas, farm management experience certificates, or documentation of existing farming operations.

Can I buy land in France without physically being there, and how much can be done remotely or via proxy?

Remote land purchases are legally possible through power of attorney arrangements, though physical presence is strongly recommended for due diligence.

Power of attorney (procuration) allows a designated representative to sign documents and complete transactions on your behalf. French notaires routinely handle remote closings, with the appointed representative attending the final signing at the notaire's office.

Most preliminary steps can be completed remotely, including offer submission, document review, and mortgage applications. Digital signatures are increasingly accepted for initial contracts, though the final deed (Acte Authentique) requires either personal attendance or power of attorney representation.

However, remote purchases carry significant risks, particularly regarding property inspection and local market conditions. Land characteristics, access rights, and development potential are best assessed through personal site visits.

The power of attorney must be prepared according to French legal requirements, often requiring notarization or apostille in your home country. Choose your representative carefully, as they hold complete authority to bind you to purchase terms and financial obligations.

It's something we develop in our France property pack.

What are the typical fees, taxes, and additional costs associated with buying land as a foreigner in France?

Total acquisition costs typically range from 7-15% of the land purchase price, with taxes representing the largest component.

Annual ownership costs include property tax (taxe foncière) ranging from 1-3% of the land's assessed value, depending on location and municipal rates. Urban areas typically impose higher rates than rural locations.

Foreign buyers face no additional taxes based on nationality, but non-EU residents may encounter higher capital gains tax rates upon resale. EU citizens pay 19% capital gains tax on property sale profits, while non-EU citizens face 33.33% rates.

Currency exchange costs can add 2-4% to the total purchase price for international buyers, making timing and hedging strategies important considerations for large transactions.

Is it possible for foreigners to get a mortgage for land purchases in France, and what are the current conditions, interest rates, and tips to improve approval chances?

French mortgages for land purchases are available to foreigners but require larger deposits and extensive documentation compared to domestic buyers.

EU citizens typically access mortgages covering 70-85% of land value, while non-EU buyers usually need 25-30% deposits. Current interest rates as of June 2025 average 3.2% for 25-year terms, though rates vary based on buyer profile and loan amount.

French banks evaluate foreign applicants more strictly, requiring three years of tax returns, detailed income verification, and existing asset documentation. Debt-to-income ratios must not exceed 33%, including the new mortgage payment and all existing obligations.

To improve approval chances, work with French mortgage brokers experienced in non-resident cases, maintain French bank accounts for at least six months before applying, and provide comprehensive financial documentation including employment contracts and asset statements.

Some French banks specialize in foreign buyer mortgages, offering better terms and more flexible criteria than traditional retail banks. Private banking relationships can also facilitate approvals for high-net-worth international buyers.

Pre-approval letters strengthen your negotiating position with sellers and demonstrate serious intent, though final approval depends on successful due diligence and property valuation.

Can foreigners pay cash for land in France, and are there any legal or tax implications of doing so?

Cash purchases are fully permitted with no legal restrictions, though transactions exceeding €15,000 require mandatory source-of-funds declarations.

French anti-money laundering laws require detailed documentation for cash purchases, including bank statements proving fund origins, tax returns showing income sources, and asset disposition records if funds come from property or investment sales.

Cash buyers enjoy significant advantages in French land markets, including faster closing timelines, stronger negotiating positions with sellers, and elimination of mortgage-related delays or complications.

Tax implications include potential currency exchange consequences for international buyers and increased scrutiny from French tax authorities for large cash transactions. However, no additional taxes apply to cash purchases compared to financed acquisitions.

Notaires handle all cash transaction documentation and ensure compliance with reporting requirements. They verify fund legitimacy and file required declarations with French financial authorities.

Currency transfer strategies become crucial for international cash buyers, with timing and hedging considerations potentially saving thousands in exchange costs on large land purchases.

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What are the most common mistakes foreigners make when buying land in France, and how can they be avoided?

The most frequent errors involve underestimating development costs, misunderstanding zoning restrictions, and inadequate due diligence on land characteristics.

Renovation and development cost miscalculations plague many foreign buyers, who often underestimate French construction standards and regulatory requirements. French properties frequently have "value ceilings" where improvement costs exceed potential resale value increases, particularly in rural areas.

Zoning law confusion represents another major pitfall, especially regarding coastal and forest land development restrictions. Many buyers purchase land assuming building permission will be granted, only to discover that strict environmental or heritage protections prevent development.

Currency risk exposure affects international buyers who fail to hedge against exchange rate fluctuations during the 8-12 week purchase process. Significant currency movements can add tens of thousands to final costs.

Contract confusion between different French legal documents causes problems, particularly misunderstanding the difference between Promesse de Vente (seller commitment) and Compromis de Vente (mutual commitment). Only the Compromis de Vente legally binds both parties.

Inadequate legal representation leads to missed issues with access rights, easements, and municipal planning restrictions that could affect land use and development potential.

What do foreigners typically use the land for, and what's the long-term outlook for land value and resale in France?

Foreign land buyers primarily develop residential properties (65%), pursue agricultural or vineyard ventures (20%), and create tourism projects (15%).

Residential development dominates foreign land purchases, with buyers constructing custom homes, vacation properties, or small-scale residential developments. The trend toward sustainable and energy-efficient construction aligns with French environmental regulations and building standards.

Agricultural land purchases, particularly vineyards, attract international investors seeking lifestyle businesses combined with potential returns. Wine regions like Bordeaux, Burgundy, and Champagne see steady foreign interest, though agricultural authorization requirements limit access.

Tourism-related projects include vacation rental developments, bed-and-breakfast operations, and eco-tourism facilities, particularly in scenic regions like Provence and the Loire Valley.

Long-term land value outlook remains stable in urban and coastal areas, with modest appreciation expected. Rural land values grow slowly but provide lifestyle benefits that many foreign buyers prioritize over financial returns.

France's "No Net Land Take" policy target for 2050 may limit development expansion, potentially increasing urban land values while restricting rural development opportunities. This policy aims to halt net land consumption for development by 2050.

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.

Sources

1. PropertyStar France Real Estate Guide
2. Access to Land Policy in France
3. French Residency Through Property Purchase
4. IAD Overseas France Property Report 2025
5. Pacaso France Property Guide
6. PropertyStar Singapore France Guide
7. Harrison Brook French Mortgages
8. HomeSelect Paris Purchase Process Guide
9. Currencies Direct France Property Costs
10. Paris Property Group Mortgage Guide