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, foreigners can legally buy and own property in France, including land, with the same ownership rights as French citizens.
France has no nationality-based restrictions on residential property purchases, making it one of the most open real estate markets in Europe for international buyers.
We constantly update this blog post to reflect the latest legal requirements, tax rates, and practical steps for buying property in France.
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 France.
Insights
- Transfer taxes in France (often called "notary fees") vary by département, meaning buyers in some regions pay slightly more than others, with total closing costs averaging around 7.5% for existing properties in 2026.
- The 10-day cooling-off period after signing a preliminary contract in France is a legal right that applies to all non-professional buyers, including foreigners purchasing residential property.
- Owning property in France does not grant residency rights, so foreign buyers must apply separately through France-Visas if they want to live in the country long-term.
- Agricultural land in France is subject to SAFER pre-emption rights, meaning the government agency can step in and buy rural land at the agreed price before a foreign buyer completes the purchase.
- The Alsace-Moselle region uses a different land registration system called the "livre foncier," which is managed by the Justice Ministry rather than the standard French system.
- Coastal land purchases in France face strict building restrictions under the "Loi Littoral," including a well-known 100-meter setback rule that limits construction near the shoreline.
- French notaires handle all property transactions and are neutral public officials, so foreign buyers can and should appoint their own notaire to protect their interests at no extra cost.
- Long-term leases in France (bail emphytéotique) can last up to 99 years and offer strong, transferable rights, making them a practical alternative when freehold purchase is not possible.
- The French cadastre map is useful for locating parcels but does not prove legal boundaries, so buyers should always request a formal boundary survey (bornage) from a licensed surveyor.
- Foreign buyers must pass anti-money-laundering checks and provide proof of funds to the notaire, regardless of nationality or purchase price.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can a foreigner legally own land in France right now?
Can foreigners own land in France in 2026?
As of early 2026, France allows foreigners to buy and own residential land outright with full freehold ownership, the same legal right enjoyed by French citizens.
France has no general ban on foreign land ownership for residential property, so there are no prohibitions stopping you from purchasing a house, apartment, or plot of land.
This means the "closest alternative" question does not apply here because direct freehold ownership is already available to foreigners buying residential property in France.
There are no nationality-based restrictions in France that treat certain foreign nationalities differently, though all buyers must pass standard anti-money-laundering checks during the purchase process.
Can I own a house but not the land in France in 2026?
As of early 2026, France typically bundles building and land ownership together as freehold (pleine propriété), but there are legal structures where you can own or control a building without owning the land permanently.
If you use a long-term lease like a bail emphytéotique or bail à construction, you receive a real property right that is registered and transferable, but it is a lease right rather than a freehold title.
When such a lease expires, the land and any buildings on it revert to the original landowner unless the contract provides for renewal or compensation for improvements.
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.
Do rules differ by region or city for land ownership in France right now?
The core rules allowing foreigners to buy property in France are national, so a buyer in Paris follows the same ownership laws as someone purchasing in Provence or Brittany.
However, transfer tax rates (part of the "notary fees") vary by département, and the Alsace-Moselle region has a unique land registration system called the livre foncier that operates differently from the rest of France.
These regional differences exist because local authorities can set portions of the transfer tax rate, and Alsace-Moselle retained its German-era land registration framework after historical border changes.
We cover a lot of different regions and cities in our pack about the property market in France.
Can I buy land in France through marriage to a local in 2026?
As of early 2026, marriage to a French citizen is not required to buy property in France because foreigners already have full ownership rights without it.
If you do purchase property with a French spouse, you should clearly define your ownership shares and marital property regime in writing, ideally with the help of a notaire who can draft a marriage contract or co-ownership agreement.
In case of divorce, French courts will divide property according to your marital property regime, so a foreign spouse's interest depends entirely on how the ownership was structured at purchase.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in France.
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 eligibility and status do I need to buy land in France?
Do I need residency to buy land in France in 2026?
As of early 2026, France does not require residency to purchase property, so you can buy as a tourist, non-resident, or someone who has never set foot in the country.
You do not need a visa or permit to complete a property transaction in France, though you will need valid identification documents like a passport for the notaire's records.
It is entirely legal for a foreigner to buy property in France remotely using a notarial power of attorney, which the notaire can arrange even at a distance.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in France here.
Do I need a local tax number to buy lands in France?
You do not strictly need a French tax number (numéro fiscal) to sign the purchase deed, but you will need one shortly after to handle property taxes and official filings as a non-resident owner in France.
Obtaining a French tax number is straightforward and can often be done through the notaire or directly via the French tax administration portal, typically taking a few weeks.
Opening a French bank account is not legally required to buy property in France, but it makes paying ongoing taxes, utility bills, and condominium fees much easier in practice.
Is there a minimum investment to buy land in France as of 2026?
As of early 2026, France has no minimum investment amount for foreigners to purchase residential property, so you can legally buy land or a home at any price point.
Unlike some countries that link property purchase to residency programs, France does not offer a "golden visa" through real estate investment, meaning there is no threshold tied to immigration benefits.
Are there restricted zones foreigners can't buy in France?
France does not have "foreigner-only" restricted zones for residential property, so there are no areas where your nationality alone prevents you from purchasing.
However, certain zones have strict building and development restrictions that apply to everyone, including coastal areas under the Loi Littoral, mountain zones under the Loi Montagne, and heritage-protected sites.
To verify whether a specific plot falls within a restricted planning zone in France, you should request the local urban planning documents (PLU) from the mairie (town hall) or ask your notaire to check during due diligence.
Can foreigners buy agricultural, coastal or border land in France right now?
Foreigners can legally purchase agricultural, coastal, and border land in France, but each category comes with specific regulations that apply equally to all buyers regardless of nationality.
Agricultural land in France is subject to SAFER pre-emption rights, meaning this government agency can step in and buy rural land at the agreed price to preserve farming use, which can delay or block your purchase.
Coastal land purchases are allowed, but building and development are heavily restricted under the Loi Littoral, including the well-known rule limiting construction within 100 meters of the shoreline in many areas.
Border land near France's frontiers has no special foreigner ban, though you should always check for easements, military zones, or infrastructure restrictions that might affect any specific plot.
Get fresh and reliable information about the market in France
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in France?
Is a long-term lease equivalent to ownership in France right now?
A long-term lease in France, such as a bail emphytéotique, gives you strong and transferable property rights for decades, but it is not equivalent to freehold ownership because the lease eventually ends.
The maximum lease length for a bail emphytéotique in France is typically 99 years, and renewal is only possible if the original contract allows it or if both parties agree to a new lease.
Yes, you can usually sell, transfer, or bequeath your lease rights in France because these long-term leases are designed to be transferable, though specific contract terms may impose conditions.
Can I buy land in France via a local company?
Yes, foreigners can purchase land in France through a locally registered company, with the SCI (Société Civile Immobilière) being the most common structure for holding real estate.
A foreigner can own 100% of an SCI in France, so there is no requirement for local shareholders or a minimum French ownership percentage in the company structure.
What "grey-area" ownership setups get foreigners in trouble in France?
Grey-area ownership arrangements are relatively rare in France because the legal framework is straightforward, but problems occur when buyers try to bypass standard protections or cut corners.
The most common risky setups include paying deposits directly to sellers instead of through the notaire, using nominee arrangements where someone else holds title on your behalf, and trying to sidestep SAFER pre-emption on rural land.
If French authorities or courts discover an illegal ownership structure, you could face contract nullification, loss of your investment, or legal disputes that are expensive and difficult to resolve from abroad.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in France.
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 does the land purchase process work in France, step-by-step?
What are the exact steps to buy land in France right now?
The standard process to buy property in France involves making an offer, signing a preliminary contract (compromis de vente), waiting through a 10-day cooling-off period, completing notaire due diligence, arranging financing if needed, and then signing the final deed (acte authentique) at the notaire's office.
A typical residential property purchase in France takes 8 to 12 weeks from signing the preliminary contract to receiving the keys, though rural land with SAFER involvement or complex planning issues can take longer.
The key documents you will sign include the preliminary contract (compromis or promesse de vente), any mortgage documents if you are financing the purchase, and the final notarized deed (acte authentique) that transfers ownership.
What scams are common when it comes to buying land in France right now?
What scams target foreign land buyers in France right now?
France is relatively safe for property buyers because the notaire system provides strong protections, but scams targeting foreigners do occur before the notaire stage, especially in high-demand areas like Paris, Nice, Bordeaux, and Lyon.
The most common scams include fake property listings that pressure you to pay a "holding deposit" quickly, deposit diversion schemes where money goes to a private account instead of the notaire, and sellers misrepresenting unbuildable land as ready for construction.
Warning signs of a fraudulent deal include pressure to pay money outside official channels, sellers who refuse to involve a notaire early, and listings with prices far below market value for desirable locations.
Foreign victims of property scams in France can file complaints with the police and pursue civil action, but recovering money from overseas scammers is difficult, which is why prevention through proper notaire involvement is essential.
We cover all these things in length in our pack about the property market in France.
How do I verify the seller is legit in France right now?
The most reliable way to verify a seller in France is to engage your own notaire early in the process, as notaires are neutral public officials who will check the seller's legal right to sell and the property's status.
Your notaire will search official records to confirm the title is clean, checking for prior ownership disputes, easements, and any legal claims against the property.
Liens, mortgages, and debts attached to land in France are revealed through the notaire's due diligence searches of the official publicity systems, which record all registered charges against properties.
The notaire is the most essential professional for verifying seller legitimacy in France because they authenticate all property transactions and are legally responsible for ensuring the sale is valid.
How do I confirm land boundaries in France right now?
The standard procedure for confirming land boundaries in France involves two steps: first checking the parcel on the official cadastre map for orientation, then commissioning a formal boundary survey (bornage) from a licensed géomètre-expert for legal certainty.
You should review the cadastral map at cadastre.gouv.fr and any existing boundary documents (procès-verbal de bornage), but remember that the cadastre shows tax parcels, not guaranteed legal boundaries.
Hiring a licensed surveyor (géomètre-expert) is strongly recommended for boundary verification in France, especially for rural land or plots where markers are unclear or disputed.
Common boundary problems foreign buyers encounter in France include assuming fences mark true boundaries, discovering discrepancies between the cadastre and actual land area, and inheriting disputes with neighbors over unclear property lines.
Buying real estate in France 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.
What will it cost me, all-in, to buy and hold land in France?
What purchase taxes and fees apply in France as of 2026?
As of early 2026, the total purchase taxes and fees for buying existing residential property in France average around 7.5% of the purchase price, with most of this going to government taxes rather than the notaire's actual fee.
Typical closing costs in France range from about 7% to 8% for existing properties, while new builds or VAT-treated transactions often have lower notary fees of around 2% to 3% because taxes are structured differently.
The main components of closing costs in France include transfer taxes (droits de mutation) that vary by département, land registration fees, and the notaire's regulated fee, which together make up the commonly quoted "frais de notaire."
These taxes and fees apply equally to foreign and French buyers in France, so there is no additional foreigner surcharge on property purchases.
What hidden fees surprise foreigners in France most often?
Hidden or unexpected fees for foreign buyers in France typically add between 1,000 and 5,000 euros to a transaction, depending on property type and location, beyond the standard notary fees.
The fees that most often surprise foreigners include boundary surveys (bornage) costing 1,000 to 2,500 euros, soil studies and utility connection fees for undeveloped land, condominium special assessments, and the annual property taxes (taxe foncière and sometimes taxe d'habitation on second homes).
These hidden fees typically appear at different stages: surveys and planning studies before or during due diligence, utility connections after purchase, and ongoing taxes annually once you own the property.
To protect yourself from unexpected fees in France, request a full cost estimate from your notaire early in the process, ask about any planned condominium works if buying an apartment, and budget for annual ownership costs from day one.
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.
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 France, 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 |
|---|---|---|
| Notaires de France | Official portal of French notaries who authenticate all property transfers. | We used it to confirm foreigners can buy property and to explain the notaire's role. We relied on it for practical guidance on non-resident purchases. |
| Légifrance (Civil Code) | Official publication platform for all French law. | We used it to anchor ownership concepts in actual legal text. We verified property rights and planning restrictions through code articles. |
| French Tax Administration (impots.gouv.fr) | Official government portal for tax obligations in France. | We used it to explain tax requirements for non-resident property owners. We verified ongoing ownership costs and tax number procedures. |
| Collectivités Locales (DGFiP) | Government site publishing official transfer tax schedules. | We used it to confirm département-level variation in transfer taxes. We avoided relying on private calculators for tax figures. |
| SAFER | Statutory body for rural and agricultural land transactions. | We used it to explain pre-emption rights on agricultural land. We described why rural land purchases face extra steps. |
| France-Visas | Official French government visa portal. | We used it to separate property ownership from residency rights. We clarified that buying does not automatically grant the right to live in France. |
| Justice Ministry (EPELFI) | Official description of Alsace-Moselle land registration system. | We used it to explain the regional exception in how title works. We provided accurate guidance for buyers in that region. |
| Cadastre (DGFiP) | Official French cadastral map portal run by the tax administration. | We used it to explain how to locate parcels and check references. We warned that cadastre does not prove legal boundaries. |
| Géofoncier | Recognized portal tied to the surveying profession in France. | We used it to explain where boundary documents are stored. We described the process for confirming land boundaries. |
| Banque de France | Central bank publishing binding usury rate caps. | We used it to frame mortgage constraints for 2026. We provided the authoritative reference for credit pricing limits. |
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