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 is generally safe, but real estate scams do exist and can cost you tens of thousands of euros if you are not careful.
Most serious losses come from payment diversion schemes, fake notary emails, and copropriété traps that locals know how to avoid but foreigners often miss.
This guide explains the specific risks, grey areas, and insider knowledge you need to protect yourself when buying property in France in 2026.
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
How risky is buying property in France as a foreigner in 2026?
Can foreigners legally own properties in France in 2026?
As of early 2026, France allows foreigners, whether EU citizens or non-EU residents, to buy and own residential property in their own name without any special permits or restrictions.
Unlike some countries that limit foreign ownership to certain property types or require government approval, France has no such barriers, meaning you can purchase an apartment in Paris or a farmhouse in Provence with the same rights as a French citizen.
The main consideration for foreigners in France is not the legality of ownership but rather navigating the notary-led conveyancing system, understanding copropriété (condominium) rules, and ensuring proper financing since non-residents may face stricter mortgage requirements from French banks.
If you're interested, we go much more into details about the foreign ownership rights in France here.
What buyer rights do foreigners actually have in France in 2026?
As of early 2026, foreigners buying property in France enjoy the same contractual protections as French citizens, including the legally binding pre-contract (compromis de vente) framework and mandatory disclosure requirements under French law.
If a seller breaches a signed contract in France, foreign buyers can pursue legal action through French courts to enforce specific performance or claim damages, though this process can take roughly 11 months at first instance according to EU Justice Scoreboard data, so prevention is far better than litigation.
The most common right foreigners mistakenly assume they have in France is the ability to back out of a deal without penalty after the 10-day cooling-off period, but once this period passes and you have not exercised your withdrawal right, you are legally bound and losing your deposit (typically 5 to 10 percent of the price) is a real possibility.
How strong is contract enforcement in France right now?
France ranks well globally for rule of law and institutional reliability, scoring in the top tier on the World Justice Project Index, which means contracts are generally enforceable and the legal system is predictable compared to many countries where foreign buyers face much greater uncertainty.
However, the main weakness in France is not corruption or unreliability but rather speed, since civil litigation at first instance averages around 11 months, which is faster than Italy or Spain but still slow enough that you absolutely do not want your safety plan to be "I will sue them later."
By the way, we detail all the documents you need and what they mean in our property pack covering 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.
Which scams target foreign buyers in France right now?
Are scams against foreigners common in France right now?
Real estate scams targeting foreigners in France are common enough that you should plan for them, though the fraud rate is not as high as in some emerging markets, and most transactions through the proper notary system complete safely.
The transaction type most frequently targeted by scammers in France is the online cross-border purchase, particularly rental properties and holiday apartments in popular areas like Paris, the Côte d'Azur, and Bordeaux, where distance and urgency make buyers vulnerable to fake listings and payment diversion schemes.
The profile of foreign buyer most commonly targeted in France is someone searching remotely, often an American or British expat, who is eager to secure a deal quickly and may not speak French fluently, making them easier to pressure and less likely to verify details independently.
The single biggest warning sign that a deal may be a scam in France is any request to pay money outside the notary process, whether it is a "holding deposit" before viewing, unusual bank details sent by email, or pressure to wire funds urgently to "reserve" a property.
What are the top three scams foreigners face in France right now?
The top three scams foreigners face when buying property in France are payment diversion via fake notary emails, fake listings with upfront fee requests, and grey misrepresentation of copropriété (condominium) costs and hidden building works.
The most common scam, payment diversion, typically unfolds when hackers intercept email communications during your purchase, then send you a convincing message with a PDF appearing to be from the notary's office, requesting you wire your deposit or final payment to a new bank account, and by the time you realize the money went to criminals, it is usually gone forever.
The single most effective way to protect yourself from the payment diversion scam is to independently verify any bank details by calling the notary's office using a number you sourced yourself (not one in the email), never trust emailed payment instructions, and for fake listings you should refuse to pay anything before an in-person visit and proper notary involvement, while for copropriété traps you must review the building's recent assembly minutes, planned works, and financial statements before signing.
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 do I verify the seller and ownership in France without getting fooled?
How do I confirm the seller is the real owner in France?
The standard verification process in France is to engage a notary (you can appoint your own buyer's notary without doubling costs, since fees are shared) who will verify the seller's identity and title through the official land registry chain before you sign anything that commits your money.
The official document foreigners should check to verify ownership in France is the seller's titre de propriété (deed of ownership) held in the records of the Service de la publicité foncière, which your notary will access and verify as part of the standard conveyancing process.
The most common trick fake sellers use to appear legitimate in France is presenting convincing-looking identity documents and property paperwork while pushing you to pay a deposit directly to them before notary involvement, which is rare in professional transactions but happens often enough in private or remote sales that you should treat any request to bypass the notary as a major red flag.
Where do I check liens or mortgages on a property in France?
The official registry where you check liens or mortgages on a property in France is the Service de la publicité foncière (SPF), which is part of the French tax administration and maintains records of all registered encumbrances on real estate.
When checking for liens in France, you should request a full état hypothécaire (mortgage statement) that shows all registered mortgages, legal charges, and servitudes (easements) affecting the property, and this is something your notary will routinely obtain as part of the purchase process.
The type of lien or encumbrance most commonly missed by foreign buyers in France is a privilège de prêteur de deniers (a type of lender's charge) or outstanding copropriété charges that create a legal claim against the property, which is why ensuring your notary has completed all checks before you release any funds is essential.
It's one of the aspects we cover in our our pack about the real estate market in France.
How do I spot forged documents in France right now?
The most common type of forged document used in property scams in France is a fake notary letter or email containing fraudulent bank account details for payment, which sometimes happens in legitimate transactions when criminals intercept communications and impersonate the notary's office.
Specific red flags that indicate a document may be forged in France include email addresses that are slightly different from the official notary domain, bank details that change mid-transaction, PDFs with inconsistent formatting or logos, and any request to pay outside the standard notary escrow process.
The official verification method you should use to authenticate documents in France is to never trust information received by email alone, instead call the notary's office using contact details from an independent source such as the official notaires.fr directory, and confirm any bank details verbally before transferring funds.
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 "grey-area" practices should I watch for in France?
What hidden costs surprise foreigners when buying a property in France?
The three most common hidden costs that foreigners overlook when buying property in France are notary fees (frais de notaire) at around 7 to 8 percent of the purchase price for existing properties (roughly 14,000 to 16,000 euros on a 200,000 euro home, or about 15,000 to 17,000 USD), copropriété charges that can include expensive upcoming building works, and energy renovation costs if the property has a poor DPE (energy performance) rating.
The hidden cost most often deliberately concealed by sellers or agents in France is the true scope of upcoming copropriété travaux (building works), which sometimes happens when sellers downplay expensive renovations already voted by the building assembly or fail to mention rising monthly charges, leaving buyers surprised by invoices of several thousand euros shortly after purchase.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in France.
Are "cash under the table" requests common in France right now?
For mainstream residential purchases through notaries in France, "cash under the table" requests are rare and not normalized the way they might be in some other markets, because the notary-led system requires documented fund flows and strict anti-money-laundering compliance.
When undeclared payment requests do occur in France, the typical reason sellers give is to reduce the declared sale price to lower notary fees and capital gains taxes, or to structure part of the payment as "furniture" (mobilier) to avoid transfer taxes on that portion.
If you agree to an undeclared cash payment in France, you face serious legal risks including tax fraud charges, loss of legal protection if a dispute arises over the undeclared amount, and difficulty proving the true purchase price if you later need to sell or claim damages.
Are side agreements used to bypass rules in France right now?
Side agreements in France are rare in formal transactions but sometimes happen in private sales, where parties might informally agree to repairs, included furniture, or timeline changes that never make it into the official notarized documents.
The most common type of side agreement used to circumvent regulations in France is an informal letter or verbal promise about repairs the seller will complete before closing, or about items included in the sale, which often evaporates once the authentic deed is signed and the seller has received payment.
If a side agreement is discovered by French authorities or challenged in court, foreigners face the risk of having the agreement declared void and unenforceable, losing any money or value tied to the side deal, and potentially facing tax penalties if the arrangement was designed to reduce declared prices or fees.
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.
Can I trust real estate agents in France in 2026?
Are real estate agents regulated in France in 2026?
As of early 2026, real estate agents in France are regulated under the Loi Hoguet framework, which requires them to hold a professional card (Carte Professionnelle), maintain liability insurance, and follow a code of conduct overseen by the CCI (Chamber of Commerce and Industry).
A legitimate real estate agent in France should hold a Carte Professionnelle "T" (for transactions) issued by the CCI, which confirms they have met education requirements, have proper insurance, and are legally authorized to handle property sales.
Foreigners can verify whether an agent is properly licensed in France by asking to see their Carte Professionnelle number and checking with the local CCI, or by looking for membership in professional bodies like FNAIM or SNPI, though keep in mind that a 2023 DGCCRF report found 62 percent of inspected agencies had some form of compliance issue, so regulation does not mean you can skip due diligence.
Please note that we have a list of contacts for you in our property pack about France.
What agent fee percentage is normal in France in 2026?
As of early 2026, the typical real estate agent commission in France is around 4 to 6 percent of the sale price, though you may see fees as low as 3 percent on expensive properties and as high as 7 to 8 percent on lower-priced homes.
The typical range of agent fee percentages that covers most transactions in France is 4 to 7 percent, with the exact amount depending on the property value, location, and whether the agent has an exclusive mandate or is competing with other agencies.
In France, agent fees can be structured as paid by either the buyer or the seller depending on the listing agreement (mandat de vente), but economically they are always factored into the deal price, and what matters most for you is that the fee is clearly displayed and documented in writing before you commit.
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 due diligence actually prevents disasters in France?
What structural inspection is standard in France right now?
The standard structural inspection process in France is based on the mandatory diagnostics package (Dossier de Diagnostic Technique or DDT), which includes energy performance, asbestos, lead, termites, and other assessments, but does not typically include a full Anglo-style building survey unless you request one separately.
A qualified inspector in France should check the property's electrical installation, gas systems, presence of asbestos or lead, termite risk, natural hazard exposure, and energy performance (DPE), all of which are included in the mandatory DDT provided by the seller.
In France, the DDT diagnostics are performed by certified diagnostiqueurs who must hold specific qualifications for each assessment type, and you can verify their certification through the official directory maintained by the Ministry of Ecological Transition.
The most common structural issues that inspections reveal in properties in France include humidity and water ingress (especially in older stone buildings), poor energy performance requiring expensive upgrades, outdated electrical systems, and concealed asbestos in pre-1997 constructions.
How do I confirm exact boundaries in France?
The standard process for confirming exact property boundaries in France is to commission a bornage (boundary demarcation) from a licensed géomètre-expert, which creates a legally recognized document showing the precise limits of your land.
The official document that shows the legal boundaries of a property in France is the plan de bornage or procès-verbal de bornage prepared by a géomètre-expert, which is registered and can be used in court if boundary disputes arise.
The most common boundary dispute that affects foreign buyers in France involves unclear limits with neighboring properties, especially for rural land or older homes where historical boundaries were never formally surveyed, leading to conflicts over fences, driveways, or shared walls.
The professional you should hire to physically verify boundaries on the ground in France is a géomètre-expert, who is a regulated surveyor authorized to establish official boundary markers and whose findings carry legal weight in any future disputes.
What defects are commonly hidden in France right now?
The top three defects that sellers frequently conceal from buyers in France are humidity and water ingress problems (which is common in older stone houses and basements), upcoming copropriété works already voted but not yet invoiced (which sometimes happens), and DPE "cosmetic fixes" where sellers make superficial energy improvements to inflate the energy rating without addressing underlying insulation issues (which is becoming more common as regulations tighten).
The inspection technique that helps uncover hidden defects in France includes using thermal imaging cameras to detect moisture and insulation gaps, requesting the full copropriété assembly minutes from the past three years to see what works were discussed or voted, and having a specialist inspect older properties for structural issues beyond what the mandatory DDT covers.
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 insider lessons do foreigners share after buying in France?
What do foreigners say they did wrong in France right now?
The most common mistake foreigners say they made when buying property in France is treating the real estate agent as the main authority on the deal, when in reality the notary is your primary safety infrastructure and should be engaged early and independently.
The top three regrets foreigners most frequently mention after buying in France are underestimating copropriété costs and hidden building works, trusting emailed payment instructions without verifying bank details by phone, and not getting a specialist inspection beyond the mandatory DDT diagnostics for older properties.
The single piece of advice experienced foreign buyers most often give to newcomers in France is to choose or at least directly speak with a notary early in the process, ask blunt questions about title, easements, and copropriété risks, and never wire money based on email instructions alone.
The mistake foreigners say cost them the most money or caused the most stress in France is paying a deposit or final payment to a fraudulent bank account after receiving fake notary emails, with some victims losing 50,000 to 160,000 euros in a single transaction.
What do locals do differently when buying in France right now?
The key difference in how locals approach buying property compared to foreigners in France is that French buyers instinctively engage directly with the notary from the start and ask pointed questions about copropriété health, upcoming building works, and any servitudes (easements) affecting the property, while foreigners often defer to the agent and skip these conversations.
The verification step locals routinely take that foreigners often skip in France is carefully reviewing the last three years of copropriété assembly minutes (procès-verbaux) to spot pending litigation, major works votes, or rising charges, which reveals problems that are never mentioned in the listing description.
The local knowledge advantage that helps French buyers get better deals in France is understanding that the market since 2023 has been a buyer's market in most areas, meaning prices are negotiable, sellers are often motivated, and making a lower offer (typically 5 to 10 percent below asking) is expected rather than offensive, whereas many foreign buyers accept the listing price without negotiating.
Don't buy the wrong property, in the wrong area of France
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 network of French notaries handling all property transfers. | We used their guidance to explain the compromis-to-acte process and identify where scams try to wedge in. We grounded "normal" payment flows and legal protections in their documentation. |
| Notaires de France Market Report | Transaction-based price indices from actual signed sales, not listings. | We used this to describe the early 2026 market context and explain why buyers have more negotiating power than in 2021-2022. We anchored price trends in measurable notarised data. |
| DGCCRF Agent Regulations | Consumer protection authority explaining legal obligations of agents. | We used it to show what "regulated" means in practice for French real estate agents. We built a verification checklist based on their requirements. |
| UFC-Que Choisir | Major independent consumer association with documented fraud alerts. | We used their warnings to describe the fake notary email scam pattern specific to France. We justified strict payment verification habits based on their documented cases. |
| French Ministry of Economy | Official government guidance on mandatory property diagnostics. | We used it to explain the DDT bundle and buyer remedies if diagnostics are missing. We targeted France-specific risks like DPE manipulation. |
| impots.gouv.fr | Official tax administration portal for land registry information. | We used it to explain how to check liens and mortgages through the Service de la publicité foncière. We built a verification workflow for buyers. |
| World Justice Project | Widely cited international rule-of-law index with transparent methodology. | We used it to contextualize France's institutional reliability in an internationally comparable way. We cross-checked enforcement quality with this non-French source. |
| Banque de France | Central bank with authoritative data on mortgage rates and credit conditions. | We used it to describe how financing conditions affect buyer risk in early 2026. We translated macro credit data into practical advice on mortgage clauses. |
| CCI Paris Île-de-France | Chamber of Commerce handling professional card issuance for agents. | We used it to explain the Carte T credential that proves an agent is legitimate. We reduced "fake agent" risk through this verification step. |
| SignalConso | Official government reporting channel for consumer issues. | We used it to show readers what to do when they encounter illegal practices. We positioned it as a backstop tool that changes the power dynamic. |
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.