Buying real estate in France?

We've created a guide to help you avoid pitfalls, save time, and make the best long-term investment possible.

Buying property in France in 2025: worth it?

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Authored by the expert who managed and guided the team behind the France Property Pack

buying property foreigner France

Everything you need to know before buying real estate is included in our France Property Pack

Thinking about buying property in France in 2025? You're looking at a market that's finally stabilizing after two years of price corrections, with mortgage rates dropping back to reasonable levels and buyer confidence returning across major cities and regions.

France's property market offers something for everyone - from €150,000 rural renovation projects to million-euro Parisian apartments - but success depends on understanding the current market dynamics, avoiding common pitfalls, and choosing the right location for your goals.

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.

How this content was created 🔎📝

At Investropa, we explore the French real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Paris, Lyon, and Nice. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

photo of expert maxence toulouse

Fact-checked and reviewed by our local expert

✓✓✓

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.

How much did properties cost in France a few years ago, what are the prices now, and what's the forecast for 2025 and beyond?

French property prices have been on quite a journey - after steady growth from 2015 to 2021 (including 6.9% growth in 2021 alone), the market hit a wall when interest rates spiked in 2022.

Between 2022 and 2024, prices fell 3.5% nationally as buyers struggled with mortgage rates that peaked at 4.5%. Paris took an even bigger hit, dropping 9.9% over two years to around €9,321-€9,420 per square meter. By early 2025, national average prices stabilized at €2,930-€3,060 per square meter.

Looking ahead from mid-2025, most analysts expect a modest 1% price increase in the second half of the year if mortgage rates continue their downward trend. The recovery is being led by falling interest rates (now 3-3.5% for 20-year loans), which has improved buyer affordability significantly.

Regional differences are striking - while Paris and major cities may see slight rebounds, rural and affordable regions are expected to remain steady with gentle growth. Secondary cities like Lyon and Bordeaux are showing the strongest fundamentals for growth, while coastal areas and the French Riviera maintain their premium status.

The key driver for 2025 and beyond is the return of buyer confidence, with transaction volumes already rebounding in early 2025 after two years of hesitation.

What are the key real estate market trends in France right now—are prices rising, falling, or stabilizing?

The French property market in June 2025 is characterized by stabilization after turbulence - prices have stopped falling and are beginning to inch upward in select markets.

Transaction volumes have rebounded significantly in late 2024 and early 2025, signaling renewed buyer confidence as mortgage rates dropped from their peak. Cities like Strasbourg and Lille are already seeing slight price increases, while Paris remains stable after its correction.

Energy efficiency has become a game-changer in the market. Properties with high energy ratings (A-C) now command significant premiums, while rentals with poor ratings (class G) are banned unless renovated. This has created a two-tier market where modern, efficient properties are in high demand.

It's something we explore in detail in our France property pack.

The market shows clear regional variations - Paris and the Riviera remain expensive but stable, secondary cities offer better value with growth potential, and rural areas provide the best deals for those seeking space and authenticity. Overall, we're seeing a healthy rebalancing rather than a boom or bust scenario.

What's the full, step-by-step process of buying property in France as a foreigner?

Buying property in France as a foreigner follows a well-structured process that typically takes 3-4 months from offer to completion.

First, define your criteria including budget, location, and property type, then search listings through platforms like SeLoger, Green-acres, or French-Property.com, or work with local agents who can provide crucial market insights. Once you find a property, submit a written offer (offre d'achat) through your agent or directly to the seller.

If accepted, you'll sign a preliminary contract - usually a Compromis de Vente which becomes binding after a 10-day cooling-off period. You'll pay a 10% deposit held by the notaire (notary), and the seller provides mandatory diagnostic reports (DDT) covering everything from energy efficiency to lead paint.

During the 2-3 month period between signing the preliminary contract and completion, secure your financing (banks typically lend 70-80% to foreigners), arrange insurance, and conduct any additional surveys you require. The process culminates at the notaire's office where you sign the final deed (Acte de Vente), pay the balance plus notary fees (7-8% for existing properties), and receive your keys.

The notaire then registers the property in your name, and you'll receive the official title deed a few weeks later. Remember that while there are no restrictions on non-EU buyers purchasing property, ownership doesn't grant residency rights in France.

Where should you start looking for property listings—are real estate agencies better, or should you go online?

Search Method Best For Key Advantages
Online Platforms Initial research, price comparisons Comprehensive listings, search filters, virtual tours
French-Property.com English-speaking buyers Fully translated listings, guides for foreigners
SeLoger Comprehensive French market Largest database, includes new developments
Le Bon Coin Direct owner sales No agency fees, unique properties
Local Real Estate Agents Serious buyers ready to visit Local knowledge, negotiation help, legal guidance
Property Finders Time-poor or overseas buyers Tailored searches, off-market access, full service
Green-acres Rural and character properties Specializes in countryside homes, multilingual

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investing in real estate in  France

What kind of property can you get for your budget—say €150K, €300K, €600K, or €1M?

Your budget determines not just what you can buy, but where you can buy it - French property prices vary dramatically between Paris and the provinces.

With €150,000, you're looking at a studio or small one-bedroom apartment (15-20m²) in Paris, but this same budget stretches to a 3-4 bedroom house in rural areas, or even a small château in regions like Limousin or Auvergne. Some areas like Bourges or Tourcoing offer substantial family homes at this price point.

A €300,000 budget opens up more options - a one-bedroom apartment (30m²) in Paris, a three-bedroom family home in secondary cities like Lyon or Bordeaux, or a beautifully renovated farmhouse with land in rural regions. On the Riviera, you might find a small apartment or fixer-upper.

With €600,000, you can secure a two-bedroom apartment (60m²) in Paris, a luxury apartment or small villa on the Riviera, or a substantial country manor with extensive grounds in rural France. In cities like Lyon or Bordeaux, this budget buys prime city-center properties.

A million-euro budget affords real luxury - a three-bedroom apartment (90-100m²) in prime Parisian neighborhoods, a villa with sea views on the Riviera, or a fully restored château with substantial acreage in the countryside. It's worth noting that properties over €1.3 million in value trigger France's wealth tax (IFI).

What are the most common and costly mistakes people make when buying property in France?

The biggest financial mistake buyers make is underestimating total costs - beyond the purchase price, add 7-8% for notary fees, 3-5% for agency fees, plus renovation costs that often exceed initial estimates by 30-50%.

Skipping proper surveys ranks as the second most costly error. While sellers must provide diagnostic reports (DDT), these are basic - always commission your own structural survey, especially for properties over 50 years old. Foundation issues, roof problems, or hidden damp can cost tens of thousands to fix.

Not understanding French property contracts leads to expensive legal problems. The Compromis de Vente is binding with serious financial penalties for withdrawal, and French inheritance law can override your home country's wishes unless you take specific legal steps.

It's a topic we cover extensively in our France property pack.

Other critical mistakes include ignoring energy efficiency ratings (properties rated F or G face rental restrictions and require expensive upgrades), failing to account for currency risk on large transfers, assuming cadastre boundaries are accurate without a proper survey, and not consulting a bilingual notaire or lawyer before signing anything.

What's the cost of living like in France once you own a property, from taxes to daily expenses?

  1. Property taxes vary significantly by location - expect to pay taxe foncière of 1-3% of the property's rental value annually, with rates highest in urban areas
  2. Second-home owners pay additional taxe d'habitation, which has been abolished for primary residences but remains for vacation properties
  3. Monthly utilities for a typical apartment run €150-200, including electricity, water, heating, and internet
  4. Grocery costs average €250-400 per person monthly, with prices lower at markets and hypermarkets than in city-center stores
  5. Healthcare is excellent and affordable - expats should budget around €50 monthly for supplemental insurance to top up the universal coverage
  6. A single person needs €950-1,100 monthly (excluding rent) for comfortable living, while a family of four requires €3,300-3,400
  7. Maintenance and upkeep costs typically run 1-2% of property value annually, higher for older properties
  8. Home insurance averages €200-500 annually depending on property size and location
  9. If your real estate assets exceed €1.3 million, you'll pay wealth tax (IFI) starting at 0.5%

Which areas in France are best to buy in 2025—affordable ones, hidden gems, or upscale hotspots—and what are the pros and cons of each?

France's property market in 2025 offers distinct opportunities across three main categories, each suiting different budgets and investment goals.

Upscale hotspots like Paris, the French Riviera (Nice, Cannes, Saint-Tropez), and Provence command premium prices but offer strong rental yields, excellent resale value, and an unmatched lifestyle. The downsides include high entry costs (€500,000+ for decent properties), intense competition, and potential wealth tax liability for valuable properties.

Hidden gems represent the sweet spot for many buyers - regions like Occitanie (particularly around Carcassonne), Brittany, Nouvelle-Aquitaine, and parts of Normandy offer authentic French living at reasonable prices. You'll find character properties from €150,000-€300,000, with strong growth potential as more buyers discover these areas. The trade-offs include less liquidity, slower resale times, and fewer international amenities.

Affordable picks include cities like Bourges, Tourcoing, Le Havre, Béziers, and Dijon, where €150,000-€200,000 buys substantial properties. These areas offer excellent value and growing rental demand from local workers and students. However, they attract fewer expats, have less international buzz, and may require more effort to build a social network.

For 2025, secondary cities like Lyon, Bordeaux, and Toulouse represent the best balance - they offer strong rental markets (4-6% yields), good infrastructure, growing economies, and prices still below Paris levels. These cities are particularly attractive for buy-to-let investors targeting young professionals.

infographics rental yields citiesFrance

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.

What's life really like as an expat living in France—any surprises, challenges, or perks?

Living in France as an expat delivers incredible perks alongside some genuine challenges that catch many newcomers off guard.

The perks are substantial - universal healthcare that's among the world's best, a genuine work-life balance with 5+ weeks vacation standard, world-class food and wine at reasonable prices, efficient public transport, and a culture that values leisure and family time. The diversity is remarkable too, from Mediterranean beaches to Alpine skiing, all within a few hours.

The bureaucracy, however, can be overwhelming. Setting up utilities, getting your carte de séjour, or dealing with taxes involves multiple visits to various offices, piles of paperwork, and patience. Everything takes longer than expected, and not speaking French makes it exponentially harder.

Language is the make-or-break factor - while you can survive in Paris or Nice with English, truly integrating requires French. Local services, from doctors to plumbers, rarely speak English, and French bureaucrats have little patience for non-French speakers.

This is something we address in our France property pack.

Other surprises include French inheritance laws that can override your will (requiring careful estate planning), the August shutdown when entire cities empty, the importance of proper greetings in every interaction, and regional differences so vast it's like living in different countries. The social integration can be slow - French friendships develop gradually - but once established, they're deep and lasting.

If you want to rent the property out long term, which areas should you target, what kind of tenants are you likely to get, and how much rental income or yield can you expect?

Long-term rental success in France depends heavily on location, with cities offering the most consistent demand and returns.

Paris remains the premium market with constant demand from professionals and international workers, though yields are modest at 2-4% due to high property prices. You'll attract executives, embassy staff, and established professionals willing to pay €1,500-€3,000 monthly for quality apartments.

Secondary cities like Lyon, Bordeaux, Toulouse, and university towns deliver better yields of 4-6%. These markets attract young professionals, university staff, and students (for smaller units). A €300,000 property in Lyon might rent for €1,200-€1,500 monthly, providing solid returns.

For maximum yields, target cities with strong employment and universities - Montpellier, Rennes, Nantes, and Grenoble consistently show high rental demand. Student housing near universities offers excellent returns, though requires more active management.

French rental law heavily favors tenants with strong protections and standard three-year leases (one year for furnished). Eviction is extremely difficult, making tenant selection crucial. Most landlords require proof of income 3x the rent, French guarantors, or rental insurance.

Factor in management costs (8-10% of rent if using an agency), annual taxes, and maintenance. Net yields after all expenses typically run 2-3% in Paris, 3-4% in major cities, and 4-5% in secondary markets - modest but stable returns in a secure market.

What if you want to rent it short term instead—what areas work best, how much can you earn, who are the guests, and what regulations do you need to watch out for?

Location Type Typical Guests Potential Annual Yield
Paris (tourist areas) International tourists, business travelers 6-8% (heavily regulated)
French Riviera Luxury vacationers, summer tourists 8-10% (highly seasonal)
Alpine resorts Ski tourists, summer hikers 7-9% (dual season)
Wine regions Wine tourists, couples 6-8% (year-round)
Historic cities Cultural tourists, weekend breaks 5-7% (steady demand)
Coastal towns Beach vacationers, families 8-10% (summer only)
Rural gîtes Families, nature lovers 5-6% (lower occupancy)

So, all things considered—buying property in France in 2025: is it actually worth it for living in, renting out, or reselling later?

Buying property in France in 2025 presents a compelling opportunity, but success depends entirely on your goals and careful planning.

For lifestyle buyers and retirees, France remains highly attractive. Property prices have stabilized after their correction, mortgage rates are reasonable at 3-3.5%, and you're buying into one of the world's best qualities of life. The healthcare system, cultural richness, and diverse landscapes from Alps to Mediterranean make it ideal for those seeking a better life balance.

As a rental investment, France offers stable rather than spectacular returns. Long-term rentals yield 2-6% depending on location, with strong tenant protections ensuring steady income but limiting flexibility. Short-term rentals can double these yields but face increasing regulations, especially in Paris and tourist hotspots. Energy-efficient properties command premium rents and values.

For capital appreciation, expect modest but steady growth. France's property market rarely booms or busts - it's a safe haven offering 2-4% annual appreciation in good locations. Secondary cities and emerging regions offer better growth potential than Paris, while rural properties remain stable stores of value.

The key to success is matching property to purpose: city apartments for rentals, rural homes for lifestyle, and energy-efficient properties for any purpose. With proper research, realistic budgets (remember the 10-15% additional costs), and patience with French bureaucracy, buying property in France in 2025 offers solid value whether for living, renting, or long-term investment.

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. IGEDD - French Property Price Index
  2. Global Property Guide - France Price History
  3. Tranio - France Property Prices
  4. E-Sales International - French Property Market Outlook 2025
  5. CEIC Data - France House Prices Growth
  6. Batinfo - French Notaries Real Estate Market Report
  7. 56Paris - French Real Estate Market in Early 2025
  8. BlueSky France Finance - Property Market Outlook 2025
  9. Carlton International - French Riviera Market Trends 2025
  10. Tanit Immobilier - Property Market Turning Point 2025