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
Buying property in France as a foreigner comes with costs that go well beyond the purchase price, and understanding them upfront can save you thousands of euros.
We constantly update this blog post to reflect the latest taxes, fees, and regulations affecting foreign property buyers in France.
This guide breaks down every cost you should expect, from transfer taxes to notary fees to ongoing ownership expenses.
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.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Overall, how much extra should I budget on top of the purchase price in France in 2026?
How much are total buyer closing costs in France in 2026?
As of early 2026, total buyer closing costs in France typically range from 7% to 9% of the purchase price for resale properties (around €35,000 to €45,000, or $38,000 to $49,000, or £30,000 to £38,000 on a €500,000 home), while new-build properties come with much lower costs of just 2% to 4%.
The minimum extra budget you can realistically achieve in France is around 6.5% for a resale property if you buy in a lower-tax department with a straightforward file, or as low as 2% for a new-build where VAT is already included in the price.
The maximum extra budget you should plan for in France is around 10% of the purchase price for resale properties if you are in a high-tax department and need extras like translation services, mortgage guarantee costs, and additional legal checks.
Whether your closing costs fall at the low or high end in France depends mainly on whether you buy new or resale, which department you purchase in (as transfer tax rates vary by location), whether you need a mortgage, and whether you require translation or interpreter services as a foreign buyer.
What's the usual total % of fees and taxes over the purchase price in France?
The usual total percentage of fees and taxes over the purchase price in France is around 7% to 9% for resale properties and 2% to 4% for new-build properties in 2026.
The realistic low-to-high percentage range that covers most standard property transactions in France spans from about 6.5% at the lean end to roughly 10% at the high end for resale homes, depending on the department and any extras you need.
The bulk of that total, typically around 5% to 6.3%, goes to government transfer taxes (DMTO), while the remaining 1.5% to 3% covers the notary's regulated fees, disbursements, and land registry costs.
By the way, you will find much more detailed data in our property pack covering the real estate market in France.
What costs are always mandatory when buying in France in 2026?
As of early 2026, the mandatory costs when buying property in France include transfer taxes (DMTO) on resale properties, notary fees to execute and register the sale legally, and if you use a mortgage, lender-related fees such as arrangement charges and guarantee registration.
Optional but highly recommended costs for foreign buyers in France include sworn translation or interpreter services if you are not fluent in French, independent technical inspections beyond the mandatory seller diagnostics, and tax advice if you plan to rent out the property or are concerned about capital gains rules.
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What taxes do I pay when buying a property in France in 2026?
What is the property transfer tax rate in France in 2026?
As of early 2026, the property transfer tax rate in France (called DMTO) varies by department, with most departments charging around 5.80% and some high-rate departments reaching up to about 6.32% of the purchase price for resale properties.
There are no extra transfer taxes specifically for foreigners buying property in France, as the DMTO rate is determined by the property type and department, and foreign buyers pay the exact same rates as French citizens.
Buyers pay VAT on new-build properties in France rather than the full DMTO, but for individual buyers this VAT is typically already included in the advertised price, which is why new-build closing costs are much lower at around 2% to 4%.
France does not have a separate stamp duty like in the UK, as the equivalent buyer tax is the DMTO (registration and transfer duties), which the notary collects at completion and includes in your total closing costs.
Are there tax exemptions or reduced rates for first-time buyers in France?
France does not have a nationwide first-time buyer stamp duty exemption like some other countries, so you should assume you will pay the standard DMTO rate for your department unless your notary confirms a specific reduced-rate case applies to your transaction.
If you buy property through a company such as an SCI in France, the transfer tax logic is broadly similar, but the downstream taxation on rental income, capital gains, and potential VAT recovery changes significantly, so professional advice is essential.
There is a major tax difference between buying new-build and resale properties in France, with resale properties subject to the full DMTO of around 5% to 6.3% while new-build properties benefit from reduced registration duties resulting in closing costs of only 2% to 4%.
Since there is no standard first-time buyer exemption at the national level in France, there are no specific documents or conditions to meet for such a benefit, though your notary can advise if any local or transaction-specific reductions might apply in your case.
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.
Which professional fees will I pay as a buyer in France in 2026?
How much does a notary or conveyancing lawyer cost in France in 2026?
As of early 2026, notary costs in France are included within the total "frais de notaire" which runs 7% to 9% for resale properties (for example, €35,000 to €45,000, or $38,000 to $49,000, on a €500,000 purchase), but most of this amount is actually taxes collected by the notary rather than their personal fee.
Notary fees in France are charged as a regulated tariff based on the property price rather than a freely negotiated flat rate, meaning you cannot shop around significantly on the notary's official remuneration portion.
Translation or interpreter services for foreign buyers in France typically cost between €300 and €1,500 ($325 to $1,600, or £250 to £1,250) depending on document volume, language pair, and whether you need sworn translations or an interpreter present at signing.
A tax advisor is recommended for non-resident buyers in France who plan to rent out the property or want to optimize future capital gains, and this typically costs between €500 and €2,000 ($540 to $2,150, or £420 to £1,670) for a one-off planning consultation.
We have a whole part dedicated to these topics in our our real estate pack about France.
What's the typical real estate agent fee in France in 2026?
As of early 2026, real estate agent fees in France typically range from 3% to 10% of the sale price (for example, €15,000 to €50,000, or $16,000 to $54,000, on a €500,000 property), with the percentage often higher on lower-priced properties due to minimum fee structures.
In France, either the buyer or the seller can pay the agent fee depending on how the mandate is structured, but many listings are shown as "FAI" (frais d'agence inclus), meaning the fee is already included in the advertised price.
The realistic low-to-high range for agent fees in France spans from around 3% for higher-value properties in competitive markets to 10% or more for smaller transactions where minimum fees apply.
How much do legal checks cost (title, liens, permits) in France?
In France, most core legal security work including title verification is embedded in the notary's role and fees, but extra bespoke checks for complex urban planning issues or unusual title situations can cost an additional €300 to €1,500 ($325 to $1,600, or £250 to £1,250).
Property valuation fees in France, typically required by banks if you are financing the purchase, generally cost between €200 and €600 ($215 to $650, or £170 to £500), with higher amounts for unusual or high-value properties.
The notary-led registration process is the most critical legal check in France and should never be skipped, as it is the only way to ensure your property purchase becomes legally secure and opposable to third parties.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in France.
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What hidden or surprise costs should I watch for in France right now?
What are the most common unexpected fees buyers discover in France?
The most common unexpected fees buyers discover in France include costly renovation works implied by mandatory energy diagnostics (DPE), co-ownership special assessments for major building repairs in apartments, and second-home local taxes that still apply even though main-residence taxe d'habitation has been removed.
In France, the notary process is designed to uncover any unpaid property taxes or charges, but buyers should still ensure the file clearly addresses any outstanding tax situations and co-ownership balances before completing the purchase.
Fake listing scams do exist in France, and the best protection is to treat any fee not documented in official notary or agency paperwork as a red flag, insisting on written fee schedules and mandates as required by consumer protection rules.
Fees that are usually not disclosed upfront in France include mortgage guarantee and bank administration costs, translation and interpreter expenses, and co-ownership special assessments that may only become clear when you review the copropriété documents carefully.
In our property pack covering the property buying process in France, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in France?
There is no separate "tenant tax" when buying a tenanted property in France, but you may face extra legal advisory costs of €300 to €1,500 ($325 to $1,600, or £250 to £1,250) if the tenant situation is complex or disputed.
When you buy a tenanted property in France, you inherit the existing lease and all its conditions, meaning you must respect the tenant's rights including notice periods and rent controls that may apply.
Terminating an existing lease immediately after purchase is generally not possible in France, as tenant protection laws require you to honor the lease term and follow strict procedures if you want to recover the property for personal use.
A sitting tenant in France can reduce the property's market value by 10% to 30% depending on the lease terms and tenant profile, but this also gives buyers negotiating leverage and can represent an investment opportunity for those seeking rental income.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out 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.
Which fees are negotiable, and who really pays what in France?
Which closing costs are negotiable in France right now?
The negotiable closing costs in France include real estate agent fees (especially when the buyer is formally paying), bank loan arrangement fees, broker fees, and some optional advisory services.
The costs fixed by law or regulation that cannot be negotiated in France include the DMTO transfer taxes (these are government taxes) and the regulated portion of the notary's tariff, which is set by official decree.
Buyers in France can typically negotiate agent fees down by 0.5% to 2% of the sale price in a slower market, and bank arrangement fees can sometimes be reduced to zero depending on your negotiating position and the lender's appetite for your business.
Can I ask the seller to cover some closing costs in France?
In France, sellers rarely agree to directly cover buyer closing costs since transfer taxes are legally paid by the buyer through the notary, but you can negotiate an equivalent price reduction that effectively achieves the same financial result.
The specific costs sellers are most commonly willing to help with in France include absorbing some or all of the agency fees or agreeing to a lower sale price that compensates for your expected closing costs.
Sellers in France are more likely to accept covering costs or reducing the price in a buyer's market with high inventory, when properties have been listed for a long time, or when energy diagnostics reveal poor ratings that reduce buyer interest.
Is price bargaining common in France in 2026?
As of early 2026, price bargaining is common and expected in France, with negotiations of around 5% below asking price being typical even in Paris, and discounts of up to 10% achievable in less liquid markets or for properties with energy efficiency issues.
Buyers in France typically negotiate 3% to 6% below asking price for apartments in desirable urban areas, while houses in less competitive locations or properties with poor energy ratings can see discounts of 5% to 10% (for example, €25,000 to €50,000, or $27,000 to $54,000, off a €500,000 asking price).
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What monthly, quarterly or annual costs will I pay as an owner in France?
What's the realistic monthly owner budget in France right now?
A realistic monthly owner budget in France ranges from around €200 to €600 ($215 to $650, or £170 to £500) for apartments in co-ownership buildings, covering charges, insurance, and maintenance, while houses typically run €150 to €500 ($160 to $540) monthly when you average out annual maintenance costs.
The main recurring expense categories making up this monthly budget in France include building insurance, co-ownership charges (for apartments), utilities, routine maintenance, and a reserve for unexpected repairs.
The realistic low-to-high range for monthly owner costs in France spans from about €150 ($160) for a modest house with minimal upkeep to €600 or more ($650+) for a large apartment in a building with extensive amenities and active renovation programs.
Co-ownership charges tend to vary the most in France because they depend heavily on building age, amenities (elevator, caretaker, gardens), upcoming major works, and the overall financial health of the co-ownership.
You can see how this budget affect your gross and rental yields in France here.
What is the annual property tax amount in France in 2026?
As of early 2026, the annual property tax (taxe foncière) in France varies massively by commune and property, with amounts ranging from a few hundred euros for modest properties to several thousand euros for larger homes in high-tax municipalities.
The realistic low-to-high range for annual property taxes in France spans from around €500 ($540, or £420) for a small apartment in a low-tax commune to €3,000 or more ($3,250+, or £2,500+) for a substantial property in a high-tax area, with recent years seeing increases due to inflation-linked base revaluation.
Property tax in France (taxe foncière) is calculated based on the cadastral rental value of the property, which is an administrative estimate of what the property could rent for, multiplied by rates set by local authorities.
Foreign owners using a French property as a second home should also budget for taxe d'habitation on second residences, which still applies and can include local surcharges in some communes even though main-home taxe d'habitation has been abolished for most residents.
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.
If I rent it out, what extra taxes and fees apply in France in 2026?
What tax rate applies to rental income in France in 2026?
As of early 2026, rental income in France is taxed under different regimes depending on whether your rental is furnished or unfurnished, with unfurnished rent taxed as "revenus fonciers" and furnished rent taxed under "BIC" (business income) rules, each offering different deduction options.
Landlords in France can deduct expenses from rental income under the "real" regime, including mortgage interest, repairs, insurance, management fees, and depreciation for furnished rentals, though a simplified flat-rate deduction is also available for smaller landlords.
The realistic effective tax rate for typical landlords in France varies widely based on your marginal income tax bracket and chosen regime, but many non-resident landlords effectively pay between 20% and 40% on net rental income after deductions.
Non-resident property owners in France face social charges on rental income, typically 17.2%, though EU, EEA, Swiss, and UK residents affiliated with a mandatory social system in their home country may instead pay a reduced 7.5% solidarity levy.
Do I pay tax on short-term rentals in France in 2026?
As of early 2026, short-term rental income in France is taxable and falls under the furnished rental (location meublée) BIC regime, meaning you must declare and pay tax on earnings from platforms like Airbnb.
Short-term rental income in France is taxed similarly to long-term furnished rental income under BIC rules, though landlords doing short-term rentals may face additional local regulations, registration requirements, and potential limits on the number of nights they can rent per year in certain cities.
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If I sell later, what taxes and fees will I pay in France in 2026?
What's the total cost of selling as a % of price in France in 2026?
As of early 2026, the total cost of selling a property in France typically ranges from 3% to 8% of the sale price if you use an agent, though this can vary based on property value and whether capital gains tax applies to your situation.
The realistic low-to-high percentage range for total selling costs in France spans from around 3% for higher-value properties with no capital gains exposure to 10% or more for smaller properties where agent minimum fees bite harder and capital gains tax applies.
The specific cost categories making up selling expenses in France include real estate agent commission (3% to 10%), mandatory seller diagnostics (€200 to €500), potential early mortgage repayment fees, and capital gains tax if applicable.
The single largest cost when selling in France is usually the real estate agent commission, which can easily reach 5% to 8% of the sale price for mid-range properties and represents the majority of total selling expenses for most sellers.
What capital gains tax applies when selling in France in 2026?
As of early 2026, non-residents selling property in France pay a base capital gains tax of 19% plus social charges of either 17.2% or 7.5% (for EU/EEA/Swiss/UK residents with home-country social affiliation), potentially totaling over 36% on the gain before any allowances.
The main exemptions to capital gains tax in France include full exemption after holding the property for 22 years (for the income tax portion) and 30 years (for social charges), meaning long-term owners can eventually sell completely tax-free.
Non-residents do not pay a separate "foreigner surcharge" on capital gains in France, but they are subject to the standard non-resident capital gains framework of 19% plus social charges, which can feel higher than resident rates depending on circumstances.
Capital gains in France are calculated as the sale price minus the purchase price, with adjustments allowed for acquisition costs (including notary fees), documented improvement works, and the holding period allowances that progressively reduce the taxable gain over time.
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 |
|---|---|---|
| DGFiP DMTO Rate Tables (January 2026) | Official French tax authority publishing transfer duty rates by department. | We used it to anchor the exact property transfer tax rates for 2026. We relied on it to define the minimum and maximum transfer tax scenarios across France. |
| Ministry of Economy (Frais de Notaire Guide) | Government consumer guidance designed for non-professionals buying property. | We used it to explain what "frais de notaire" actually includes. We relied on it to clarify that most of the notary bill is taxes, not fees. |
| ANIL Notary Fee Calculator | Public-interest housing agency providing neutral cost estimation tools. | We used it to validate the order of magnitude for total acquisition costs. We cross-checked our percentage ranges against their calculations. |
| Légifrance (Notary Tariff Rules) | Official French legal platform publishing binding notary fee regulations. | We used it to confirm that notary fees are regulated by law, not negotiable. We relied on it to explain the limits of "shopping around" for notary costs. |
| impots.gouv.fr (Non-Resident Capital Gains) | Official French tax rules for non-resident property sellers. | We used it to state the baseline 19% capital gains tax rate for non-residents. We relied on it to explain the social charges layer that applies when selling. |
| impots.gouv.fr (Holding Period Allowances) | Official source for the duration-based capital gains exemption framework. | We used it to explain the 22-year and 30-year full exemption timelines. We showed why holding period dramatically changes the cost of selling later. |
| Service-public.fr (Second Home Tax) | Official French administration website for citizen services. | We used it to confirm that second homes still pay taxe d'habitation. We explained the ongoing owner cost implications for foreign buyers. |
| impots.gouv.fr (Non-Resident Social Contributions) | Official guidance on the 7.5% vs 17.2% social levy distinction. | We used it to explain social charges for non-residents on rental income and capital gains. We clarified the EU/EEA/Swiss/UK reduced rate eligibility. |
| PAP (Particulier à Particulier) | Major French property platform with market fee data. | We used it to establish the realistic range for real estate agent fees. We confirmed who typically pays agent commissions in France. |
| MoneyVox (Bank Fee Comparisons) | Respected French personal finance site aggregating bank pricing. | We used it to estimate realistic mortgage arrangement fee ranges. We relied on it only for financing-related costs, keeping taxes sourced from government. |
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