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
France remains one of the most accessible European countries for foreign property buyers, with virtually no restrictions on what you can purchase.
Whether you're eyeing an apartment in Paris, a villa on the Côte d'Azur, or a country house in Provence, this guide walks you through the rules, process, and costs you need to know in January 2026.
We keep this article updated as regulations change, so you always have fresh information on housing prices and ownership rules 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
- France charges foreigners from outside the EU around 17.2% in social levies on rental income, compared to just 7.5% for EU residents, which can add roughly 10 percentage points to your effective tax rate on French rental profits.
- The standard closing costs in France for existing properties run between 7.5% and 9% of the purchase price, significantly higher than the 2.5% to 4% you would pay on a new-build apartment or house.
- French banks typically cap mortgages for non-resident foreigners at around 70% loan-to-value, meaning you should budget a minimum 30% down payment when planning your purchase in France.
- Properties rated G on the French energy performance scale (DPE) can no longer be rented out as of 2025, with F-rated homes facing the same ban in 2028, directly impacting resale values for poorly insulated French properties.
- The notary in France is not optional and acts as both the government's representative and the transaction gatekeeper, handling title verification, registration, and tax collection all in one step.
- Annual property tax (taxe foncière) in France averages around 900 to 1,300 euros for apartments and 1,150 to 1,800 euros for houses, though this varies significantly by commune.
- French mortgage rates for foreigners in January 2026 typically range from 3.4% to 4.2% fixed, roughly 0.3 to 0.8 percentage points higher than what French residents pay.
- Buying property in France does not grant you any residency rights or visa advantages, unlike some other European countries that offer golden visa programs tied to real estate investment.
- The cooling-off period in France gives buyers 10 days after signing the preliminary contract to withdraw without penalty, a protection that applies to most residential purchases.
- Foreign buyers in France must pass strict anti-money-laundering checks, with notaries and banks requesting detailed proof of the origin of funds, which can delay transactions if documentation is incomplete.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
What can I legally buy and truly own as a foreigner in France?
What property types can foreigners legally buy in France right now?
In January 2026, foreigners can legally buy the same residential property types as French citizens in France, including apartments, houses, villas, townhouses, and new-build units sold off-plan (called VEFA).
The most important legal reality for foreign buyers in France is that there are essentially no nationality-based restrictions, so you face the same rules as a local buyer would.
What sets France apart is that all purchases go through a notary-led system, meaning the notary verifies ownership, handles registration, and collects taxes as part of the transaction.
Your ownership is recorded through the publicité foncière system, which is the official French land registry that provides full legal protection for your title.
Finally, please note that our pack about the property market in France is specifically tailored to foreigners.
Can I own land in my own name in France right now?
Yes, foreigners can own land in France directly in their own name without needing a French partner, local company, or any special legal structure.
This applies to virtually all types of residential land, including the plot under a house, a garden, or a parcel you purchase with an existing home.
One important distinction to understand is that the French cadastre (the official mapping system) shows parcel boundaries but does not prove ownership, so the legally decisive record is always the title registered through the publicité foncière at the notary.
By the way, we cover everything there is to know about the land buying process in France here.
As of 2026, what other key foreign-ownership rules or limits should I know in France?
As of January 2026, France has very few foreigner-specific restrictions, but several France-specific rules apply equally to everyone and can catch buyers off guard if they come from countries with different systems.
There is no foreign-ownership quota for apartments or condos in France, so unlike some Asian or Middle Eastern markets, you can buy in any building without worrying about nationality caps.
The main reporting requirement that affects foreign buyers is the anti-money-laundering verification, where both the notary and any bank will request detailed documentation proving where your funds originated.
The most significant regulatory change affecting property buyers in France right now is the DPE (energy performance) rental ban: as of 2025, G-rated homes cannot be newly rented, with F-rated properties following in 2028 and E-rated in 2034, which directly impacts investment calculations.
If you're interested, we go much more into details about the foreign ownership rights in France here.
What's the biggest ownership mistake foreigners make in France right now?
The single biggest ownership mistake foreigners make in France right now is underestimating the combination of copropriété constraints (for apartments) and DPE energy rating consequences, which together can turn a seemingly good deal into a costly headache.
If you buy an apartment without fully understanding the copropriété structure, you might find yourself facing surprise assessments for major building works, restrictive rules on renovations, or high monthly charges that were not obvious at first glance.
Other classic pitfalls specific to France include incomplete source-of-funds documentation that delays or kills the transaction, failing to budget for the 7.5% to 9% closing costs on existing properties, and not verifying zoning rules before assuming you can expand or modify a property.
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.
Which visa or residency status changes what I can do in France?
Do I need a specific visa to buy property in France right now?
You do not need any specific visa to buy property in France, as property ownership and immigration status are completely separate legal questions, meaning you can purchase on a tourist visa or even from abroad without ever entering the country.
The most common administrative hurdle for buyers without local residency is the source-of-funds documentation for anti-money-laundering checks, not visa status itself.
You do not need a French tax number (numéro fiscal) before buying, as the notary can complete the transaction without it, though you will want one soon after for ongoing property taxes and any rental income declarations.
Foreign buyers typically need to provide a valid passport, proof of address in their home country, proof of funds or mortgage approval, and in some cases a power of attorney if they cannot attend the signing in person.
Does buying property help me get residency and citizenship in France in 2026?
As of January 2026, buying residential property in France does not give you any residency rights or create a path to citizenship, as France has never had a golden visa or investor visa program tied to real estate purchases.
If you want to spend more than 90 days in France, you need to apply for a long-stay visa (VLS or VLS-TS) based on other grounds like work, family, retirement, or visitor status, completely independent of any property you own.
Owning property can help indirectly by strengthening your "proof of accommodation" file when applying for a visa, but it carries no legal weight toward residency approval itself.
We give you all the details you need about the different pathways to get residency and citizenship in France here.
Can I legally rent out property on my visa in France right now?
Your visa status does not affect your ability to rent out property in France, as the right to earn rental income comes from property ownership, not from immigration status or residency.
You do not need to live in France to rent out your property, and many foreign owners manage their French rentals entirely from abroad using local property managers or rental agencies.
The key details foreigners must know are that rental income from France is taxable in France regardless of where you live, that furnished and unfurnished rentals are taxed under different regimes, and that short-term tourist rentals (like Airbnb) face strict local regulations in cities like Paris, Lyon, and Nice.
We cover everything there is to know about buying and renting out in France here.
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.
How does the buying process actually work step-by-step in France?
What are the exact steps to buy property in France right now?
The standard sequence to buy property in France is: find a property and make an offer, sign the preliminary contract (compromis de vente or promesse de vente), wait through the cooling-off period, secure financing if needed, let the notary complete due diligence, then sign the final deed (acte authentique) and receive the keys.
You do not need to be physically present at any step, as most foreign buyers sign via power of attorney (procuration) handled through the notary, though you will need to provide original documents and verified identification.
The step that makes the deal legally binding in France is signing the preliminary contract (compromis de vente), after which both buyer and seller are committed, though the buyer has a 10-day cooling-off period to withdraw without penalty.
The typical timeline from accepted offer to final registration in France ranges from 2 to 4 months, with most of that time spent on notary due diligence and mortgage processing if you are financing the purchase.
We have a document entirely dedicated to the whole buying process our pack about properties in France.
Is it mandatory to get a lawyer or a notary to buy a property in France right now?
A notary is effectively mandatory for any standard residential purchase in France, as the final deed must be authenticated by a notary and only the notary can register your ownership with the land registry.
The key difference between a notary and a lawyer in France is that the notary is a public officer who acts neutrally for both parties and handles registration and tax collection, while a lawyer (avocat) would work exclusively in your interest to review contracts and negotiate terms.
If you choose to hire a separate lawyer, one key item to include in their engagement scope is a full review of the preliminary contract before you sign, particularly the suspensive conditions, copropriété documents (for apartments), and any unusual clauses.
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 checks should I run so I don't buy a problem property in France?
How do I verify title and ownership history in France right now?
The official authority to verify title and ownership history in France is the Service de la publicité foncière, which is part of the tax administration (DGFiP) and maintains all legally binding property records.
The key document you should request to confirm ownership is an extract from the publicité foncière showing the current registered owner and any recorded rights, which your notary will obtain as a standard part of due diligence.
A realistic look-back period for ownership history checks in France is the past 30 years, as this covers all records since the current computerized system began, though formal records exist back to 1956.
One clear red flag that should stop or pause a purchase is finding an unresolved inheritance dispute, a pending court case affecting the property, or any discrepancy between the seller's claimed ownership and the official registry records.
You will find here the list of classic mistakes people make when buying a property in France.
How do I confirm there are no liens in France right now?
The standard way to confirm there are no liens or encumbrances on a property in France is through the renseignements hypothécaires request, which is an official search of the property's lien history conducted through the tax administration.
One common type of lien buyers should specifically ask about in France is the hypothèque (mortgage lien), but you should also check for privilèges de prêteur de deniers (lender's privileges) and any unpaid copropriété charges that could become your responsibility.
The single best form of written proof that shows lien status in France is the état hypothécaire, an official certificate from the Service de la publicité foncière listing all registered mortgages, privileges, and encumbrances, which your notary will obtain using form 3233-SD.
How do I check zoning and permitted use in France right now?
The official authority to check zoning and permitted use in France is the Géoportail de l'Urbanisme (GPU), which is the national platform where all local zoning plans (PLU) and public easements are published.
The single document that confirms zoning classification in France is the PLU (Plan Local d'Urbanisme) map and its associated written rules, which you can download for free from the Géoportail de l'Urbanisme by entering the property address.
To confirm whether your intended use is permitted, you check the PLU zone designation for the parcel and read the corresponding règlement (written regulations), or for extra certainty, you request a certificat d'urbanisme from the local mairie (town hall).
One common zoning pitfall foreign buyers miss in France is buying a property in a protected heritage zone (secteur sauvegardé or ABF zone), where even minor renovations like changing windows or exterior paint require approval from the Architecte des Bâtiments de France.
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.
Can I get a mortgage as a foreigner in France, and on what terms?
Do banks lend to foreigners for homes in France in 2026?
As of January 2026, French banks do lend to foreigners and non-residents for home purchases, though they typically apply stricter criteria than they would for French residents.
The realistic loan-to-value range that foreign borrowers most commonly see in France is 60% to 70%, meaning you should expect to put down at least 30% to 40% of the purchase price, compared to the 10% to 20% down payment a French resident might achieve.
The most common eligibility requirement that determines whether a foreigner qualifies in France is the debt ratio, as French banking regulations (set by the HCSF) require that your total debt payments not exceed 35% of your gross income, and banks must verify this regardless of where your income originates.
You can also read our latest update about mortgage and interest rates in France.
Which banks are most foreigner-friendly in France in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in France are BNP Paribas (through its Non-Residents service), Banque Transatlantique (which specializes in international and expat clients), and CIC or LCL (which have branches experienced with cross-border documentation).
What makes these banks more foreigner-friendly is that they have dedicated international desks, staff who can work in English, and established processes for verifying foreign income and documentation.
The main mortgage product these banks offer to foreigners in France is the fixed-rate loan (prêt à taux fixe), which is by far the most common mortgage type in France and gives you predictable payments for the full loan term.
These banks do lend to non-residents who do not live in France, though they typically require a larger down payment and more comprehensive documentation of income and assets than they would for someone with French tax residency.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in France.
What mortgage rates are foreigners offered in France in 2026?
As of January 2026, the typical mortgage interest rate range for foreigners in France is 3.4% to 4.2% fixed, roughly 0.3 to 0.8 percentage points higher than the 3.1% to 3.4% market average for French residents.
Fixed-rate mortgages are the overwhelming standard in France, and variable-rate products are rare and not typically offered to foreign buyers, so you should plan on locking in a fixed rate for 15 to 25 years.
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 will taxes, fees, and ongoing costs look like in France?
What are the total closing costs as a percent in France in 2026?
The typical total closing cost in France in 2026 ranges from about 7.5% to 9% of the purchase price for existing (older) properties, and from about 2.5% to 4% for new-build properties.
As of January 2026, on a 300,000 euro purchase of an existing property, you would pay roughly 22,500 to 27,000 euros in closing costs (approximately $24,500 to $29,400 USD or 26,800 to 32,200 EUR at current rates).
The realistic low-to-high range that covers most transactions in France is 2.5% (for a new-build) to 9% (for an older property in a département with maximum transfer duty rates).
The specific fee categories that make up closing costs in France include transfer duties (droits de mutation or DMTO), land registry fees, notary fees (émoluments), and various administrative charges and stamps.
The single biggest contributor to closing costs in France is the transfer duties (DMTO), which account for roughly 5% to 6% of the total on existing properties and explain most of the variation between départements.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in France.
What annual property tax should I budget in France in 2026?
As of January 2026, a reasonable annual property tax budget in France is 900 to 1,300 euros for an apartment (approximately $980 to $1,420 USD) and 1,150 to 1,800 euros for a house (approximately $1,250 to $1,960 USD), though actual amounts vary significantly by location.
Annual property tax (taxe foncière) in France is assessed by applying local commune rates to a cadastral rental value (valeur locative cadastrale), which is indexed annually and explains why bills tend to rise over time even if rates stay flat.
How is rental income taxed for foreigners in France in 2026?
As of January 2026, the effective tax rate on rental income for foreigners in France typically runs between 27% and 40% of net taxable rent, depending on where you are tax resident and which deductions you claim.
The basic filing requirement for foreign owners is that you must declare French rental income annually to the French tax authorities (DGFiP), either directly or through a fiscal representative if you live outside the EU.
If France has a tax treaty with your home country, it may allow you to claim a credit for French taxes paid, avoid double taxation, or in some cases reduce withholding, though you will still owe French tax on French-source rental income regardless of any treaty.
What insurance is common and how much in France in 2026?
As of January 2026, the typical annual insurance premium range for a standard home policy in France is 300 to 450 euros for owner-occupiers (approximately $325 to $490 USD) and 180 to 250 euros for landlord (non-occupant) coverage (approximately $195 to $270 USD).
The most common type of property insurance coverage in France is the multirisque habitation (MRH), which bundles liability, fire, water damage, theft, and natural disaster coverage into a single policy.
The biggest factor that makes insurance premiums higher or lower in France is the property's location, as homes in flood zones, coastal erosion areas, or regions with frequent storms (like southern France) face significantly higher premiums than properties in low-risk areas.
Get the full checklist for your due diligence in France
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 | French notaries are public officers, and their national site is the primary reference for conveyancing. | We used it to explain what foreigners can legally buy and how ownership is secured via the notary. We also used it to describe the France-specific notary-led transaction process and AML checks. |
| Service-Public (Publicité foncière) | It's the French government's official plain-language legal guidance site. | We used it to explain how title and ownership history is verified through the land registry. We also used it to show what buyers can request themselves. |
| impots.gouv.fr (DGFiP) | It's France's official tax administration, which runs land registry information services. | We used it to explain how liens and mortgages are checked. We used it to point to the official forms and correct administration channels. |
| Géoportail de l'Urbanisme | It's the national platform for official zoning documents and public easements. | We used it to explain how to check PLU zoning and servitudes. We made the zoning check process step-by-step and location-specific. |
| Ministère de l'Économie (DPE) | It's an official government source summarizing the applicable energy rating rules. | We used it to state the rental ban timeline for poor DPE ratings. We anchored the key dates buyers should care about in 2026. |
| Banque de France | It's France's central bank publishing official credit statistics. | We used it to anchor a realistic interest-rate baseline for January 2026. We then adjusted that baseline to estimate typical non-resident pricing. |
| Observatoire Crédit Logement/CSA | It's a widely cited French mortgage market observatory with published methodology. | We used it to cross-check that central-bank rates align with market reporting. We triangulated where rates were sitting going into 2026. |
| HCSF / Ministry of Economy | It's the official policy page for the mortgage rules French banks follow. | We used it to describe what banks typically require like debt ratio and term limits. We grounded foreigner mortgage eligibility in the same constraints banks apply to everyone. |
| collectivites-locales.gouv.fr | It's an official public finance portal for local taxes and transfer duties. | We used it to explain why closing costs vary by département. We supported our closing-cost percentage estimates for existing homes. |
| DGFiP Statistics (taxe foncière) | It's an official statistical publication from the tax authority. | We used it to anchor a confident numerical estimate of annual property tax budgeting. We explained why bills rise with indexed tax bases. |
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.