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 offers one of the most welcoming property markets in Europe for foreign buyers, with no nationality restrictions and no visa requirements for purchasing real estate.
Whether you're from the EU, UK, USA, or anywhere else, you can buy property in France just like French citizens, making it an attractive destination for international real estate investment. The French property market provides strong legal protections through mandatory notaire involvement, ensuring secure transactions for all buyers.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.
Foreign buyers face no legal restrictions when purchasing French property, with equal rights regardless of nationality and no visa or residency requirements needed. The entire purchase process typically takes 3-4 months, involves mandatory notaire oversight, and costs approximately 10-15% above the property price in taxes and fees.
| Aspect | Details | Key Figures |
|---|---|---|
| Legal Restrictions | No restrictions based on nationality | 100% open to all foreigners |
| Visa Requirements | No visa needed for purchase | 0 visa requirements |
| Total Transaction Costs | Taxes, notaire fees, other charges | 10-15% of purchase price |
| Mortgage Availability | French banks lend to foreigners | 20%+ down payment typically required |
| Current Interest Rates | Stabilized after recent peaks | Around 3.5% as of June 2025 |
| Average Property Price | National average per square meter | €2,930/m² |
| Paris Property Price | Capital city average per square meter | €9,520/m² |
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
Can foreigners buy property in France without restrictions based on nationality?
Yes, foreigners can buy property in France with absolutely no restrictions based on nationality - you have the exact same property ownership rights as French citizens.
France maintains one of the most open property markets in Europe, welcoming buyers from all countries equally. Whether you're from the EU, UK, USA, China, or any other nation, French law treats all foreign buyers identically without discrimination.
Both EU and non-EU citizens enjoy complete freedom to purchase any type of residential property anywhere in France. There are no geographic limitations, no special permits required, and no quotas limiting foreign ownership in any region.
The French government actively encourages foreign investment in real estate, viewing it as beneficial to the national economy. This welcoming stance has remained consistent for decades and shows no signs of changing as of June 2025.
The only difference between EU and non-EU buyers relates to post-purchase considerations like residency applications, not the buying process itself.
Do I need a visa or residency permit to buy property in France?
No visa or residency permit is required to purchase property in France - you can buy French real estate while living anywhere in the world.
This fundamental rule surprises many foreign buyers who assume property purchases require some form of French residency. French law explicitly permits property purchases by non-residents without any visa requirements whatsoever.
You can complete the entire property transaction while maintaining your existing residency in your home country. Many international investors own multiple French properties without ever establishing French residency.
However, owning French property can strengthen visa applications if you later decide to seek French residency. Property ownership demonstrates financial stability and genuine ties to France, particularly beneficial for Long-Stay Visitor Visa applications.
For stays exceeding 90 days within any 180-day period, appropriate visas become necessary, but these are separate from property ownership rights.
Must I be physically present in France during the property purchase?
Physical presence in France is not mandatory throughout the buying process, though visiting for property viewing and final signing is traditionally expected.
Modern legal frameworks accommodate international buyers through power of attorney arrangements when physical presence proves impractical. You can appoint a trusted representative to act on your behalf for document signing.
| Purchase Stage | Physical Presence Required? | Remote Alternative |
|---|---|---|
| Initial Property Search | Not Required | Online viewings, video tours |
| Making an Offer | Not Required | Written offer via email/agent |
| Signing Compromis de Vente | Traditionally Yes | Power of attorney possible |
| Property Surveys | Not Required | Surveyor sends reports |
| Final Signing (Acte de Vente) | Traditionally Yes | Power of attorney possible |
| Post-Purchase Formalities | Not Required | Notaire handles registration |
Remote completion procedures have become increasingly sophisticated, allowing buyers to complete transactions from their home countries. Many notaires now offer video conferencing options for document review.
While legally possible to buy without visiting, firsthand property inspection remains strongly advisable for significant investments to avoid unpleasant surprises.
What are the step-by-step procedures for purchasing French property?
The French property purchase process follows a structured timeline typically spanning 3-4 months from offer acceptance to completion.
First, you make a written offer to the seller through the estate agent or directly. Once accepted, this offer secures the property at the agreed price without financial commitment.
Next comes the Compromis de Vente signing, the preliminary sales agreement that legally binds the seller while giving you a mandatory 10-day cooling-off period. During this time, you can withdraw without penalty.
After the cooling-off period, you deposit 5-10% of the purchase price with the notaire, who holds these funds in escrow. The notaire then conducts property searches and prepares final contracts.
The final stage involves signing the Acte de Vente (deed of sale) at the notaire's office, transferring full ownership. You pay the remaining balance, and the notaire registers the sale with the land registry.
It's something we cover extensively in our France property pack.
Is hiring a notaire mandatory, and what exactly do they do?
Yes, notaire involvement is absolutely mandatory for all French property transactions - this is non-negotiable under French law.
The notaire serves as a public official appointed by the French government to oversee property transfers and ensure legal compliance. Unlike estate agents who represent sellers, notaires remain neutral, protecting both parties' interests.
Notaires handle all legal aspects including property title verification, conducting official searches, calculating and collecting taxes, preparing contracts, and registering the sale. They ensure no outstanding mortgages or legal issues affect the property.
Their fees are standardized nationally and calculated on a sliding scale based on property value, typically around 1-1.5% of the purchase price. These fees are non-negotiable regardless of which notaire you choose.
While you cannot avoid using a notaire, you can additionally hire your own lawyer for independent advice, particularly useful for complex transactions or when language barriers exist.
What taxes and fees should I expect when buying and selling property?
Total transaction costs when purchasing French property typically range from 10-15% above the purchase price, making proper budget planning essential.
For existing properties, registration taxes and stamp duties total approximately 5.80% of the purchase price in most departments, with some areas charging a reduced rate of 5.09%.
| Cost Type | Existing Property | New Property |
|---|---|---|
| Registration Tax/VAT | 5.80% (5.09% in some areas) | 20% VAT (often included in price) |
| Stamp Duty | Included in registration tax | 0.7% |
| Notaire Fees | 1-1.5% | 1-1.5% |
| Estate Agent Fees | 3-8% (usually paid by seller) | N/A (direct from developer) |
| Mortgage Fees | 1-2% if applicable | 1-2% if applicable |
| Survey Costs | €500-2,000 | Usually not required |
| Total Additional Costs | 10-15% | 3-5% (if VAT in price) |
When selling, non-residents face capital gains tax at 19% plus social levies of 17.2% for non-EU residents or 7.5% for EU residents.
France offers generous exemptions based on ownership duration, with complete capital gains exemption after 22 years and full social levy exemption after 30 years.
Don't lose money on your property in France
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Can foreigners get French mortgages, and what are the current rates?
Yes, French banks actively lend to foreign buyers, with many institutions specializing in international mortgage arrangements.
As of June 2025, mortgage rates in France have stabilized around 3.5%, down from peaks above 4% in 2022-2023. These rates remain competitive compared to many international markets.
Non-resident buyers typically need larger down payments of 20% or more, compared to French residents who might qualify for 10-15% deposits. Your income must generally not exceed 35% debt-to-income ratio including the new mortgage.
Banks require comprehensive documentation including recent payslips, tax returns, bank statements, and proof of savings. All documents need French translation, though many banks now offer English-speaking mortgage advisors.
Professional mortgage brokers specializing in international clients can significantly streamline applications, identifying appropriate lenders and managing documentation requirements for foreign buyers.
What mistakes do foreigners commonly make when buying French property?
The most critical error involves signing contracts without independent legal advice, particularly problematic when language barriers prevent full understanding of French legal documents.
Many foreign buyers underestimate total costs, budgeting only for the purchase price without accounting for the additional 10-15% in taxes, fees, and charges. This oversight can derail purchases at late stages.
- Making direct payments to sellers outside notaire oversight - all funds must flow through notaire accounts
- Skipping property surveys believing they're not standard in France - professional inspections remain essential
- Ignoring French inheritance laws that restrict testamentary freedom - specific clauses must be inserted during purchase
- Assuming home country mortgage terms apply - French banks have different criteria and requirements
- Failing to obtain a French tax number early - this delays the purchase process significantly
These mistakes are entirely preventable through proper preparation and professional guidance from bilingual specialists familiar with French property law.
We analyze these common pitfalls in detail in our France property pack.
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.
Where do foreigners typically buy property in France, and why?
Foreign buyers gravitate toward specific French regions offering distinct lifestyle benefits and investment potential.
Paris remains the premier choice for international investors seeking robust rental markets and cultural amenities. Despite average prices of €9,520 per square meter, the capital offers diverse neighborhoods from historic Le Marais to emerging eastern districts.
The French Riviera attracts luxury buyers to cities like Nice, Cannes, and Saint-Tropez, combining Mediterranean lifestyle with strong rental demand. Provence appeals through charming villages, lavender fields, and more accessible prices than coastal areas.
Bordeaux draws investors with high rental yields averaging 4-5% and government tax incentives for renovation projects. The city's wine culture and urban regeneration create appreciation potential.
The French Alps, particularly Chamonix and Megève, offer seasonal rental income from ski tourism. Year-round appeal grows as these resorts develop summer activities, protecting investment values.
Which regions offer the best opportunities for investment in 2025?
As we reach mid-2025, several French regions present exceptional opportunities for different investment strategies.
Lyon stands out for balanced investment combining reasonable prices around €4,500 per square meter with strong rental demand from students and young professionals. The city's diverse economy and transport links support steady appreciation.
Marseille offers significant rental returns with yields reaching 5-6% in certain districts. The city's ongoing regeneration projects and Mediterranean location attract increasing investor interest.
Emerging markets like Sète and Pézenas provide affordability with properties under €3,000 per square meter while offering coastal access and cultural appeal. These areas show strong appreciation potential as buyers seek alternatives to expensive hotspots.
Lille benefits from proximity to Belgium and the UK via Eurostar, attracting cross-border investors. Student populations ensure consistent rental demand with yields around 4.5%.
The Loire Valley offers countryside properties at attractive prices, appealing to lifestyle buyers seeking wine country living and potentially lucrative vacation rental opportunities.
What are current property prices in major French cities?
French property prices show significant regional variation, with the national average at €2,930 per square meter as of June 2025.
Paris leads with average prices of €9,520 per square meter, though this varies dramatically by arrondissement - from €15,000+ in the 6th and 7th to under €8,000 in outer districts.
Major cities show more accessible pricing: Lyon averages €4,500 per square meter, Marseille €3,200, Toulouse €3,600, and Nice €5,800. These cities offer better value while maintaining strong rental markets.
Regional variations create opportunities: Brittany averages €2,200 per square meter, Occitanie €2,100, and Normandy €2,400. Rural areas within these regions offer properties under €1,500 per square meter.
The market experienced correction through 2024 with prices declining 3-4% nationally, creating favorable entry points for foreign buyers as stabilization begins in 2025.
What ongoing taxes must foreign property owners pay annually?
Foreign property owners face several annual tax obligations that continue throughout the ownership period.
Taxe Foncière (property tax) applies to all owners regardless of occupancy, calculated on notional rental values. Rates vary significantly by location, from €500-1,000 annually for modest properties to €3,000+ for luxury homes.
Taxe d'Habitation (residence tax) applies to second homes despite being phased out for primary residences. This typically equals 50-80% of the property tax amount, paid by whoever occupies the property on January 1st.
Rental income requires declaration to French tax authorities, with non-residents facing specific reporting obligations. Tax treaties may prevent double taxation, but professional advice ensures compliance.
Wealth tax (IFI) applies to French property portfolios exceeding €1.3 million in value, charged at progressive rates from 0.5% to 1.5%. Primary residences receive a 30% allowance, reducing taxable values.
Details about ongoing fiscal responsibilities are covered 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.
France's property market offers exceptional opportunities for foreign buyers through its completely open legal framework and professional transaction management.
The absence of nationality-based restrictions, combined with comprehensive legal protections through mandatory notaire involvement, creates a secure environment for international property investment. As of June 2025, market conditions present favorable timing with stabilized prices around €2,930 per square meter nationally and mortgage rates at competitive levels around 3.5%.
Sources
- France Tax Law - Buying Property as a Foreigner
- Property Guides - France Residency Requirements
- Home Hunts - Legal Documents for Property Purchase
- French Property - Purchase Taxes and Fees
- Global Property Guide - France Price History
- French Tax Authority - Property Sale Taxation
- Expatica - Guide to French Mortgages
- FrenchEntrée - Property Buying Pitfalls
- The Luxury Playbook - Best Investment Locations
- BlueSky Finance - Property Tax Guide