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
If you are a foreigner thinking about buying a home in France, you are probably wondering what you can actually afford at different price points.
In this guide, we break down what you can realistically buy in France at $100k, $200k, $300k, and $500k, covering real neighborhoods, property types, closing costs, and much more.
We constantly update this blog post with the latest housing price data from official French sources so you always have accurate information.
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
What can I realistically buy with $100k in France right now?
Are there any decent properties for $100k in France, or is it all scams?
With $100,000 (roughly €85,000 at the early 2026 exchange rate), you can actually find legitimate properties in France, but they cluster in smaller regional cities like Saint-Etienne, Limoges, Le Mans, Beziers, Perpignan, and Mulhouse where price levels are significantly lower than the national average.
The best value neighborhoods for a $100k budget in France include parts of Marseille (especially the 3rd, 14th, and 15th arrondissements), the Lille metro area (Roubaix, Tourcoing), and certain Paris suburbs like Saint-Denis, Aubervilliers, and La Courneuve, though inventory at this price point tends to be very limited and often involves older buildings that may need work.
Buying in popular or upscale areas of France for $100k is not realistic for a normal apartment, and in Paris itself this budget would only stretch to a parking space or a tiny chambre de service (a former servant's room often under 10 square meters) rather than a proper dwelling.
What property types can I afford for $100k in France (studio, land, old house)?
For $100,000 (around €85,000) in France, you can realistically afford a small studio or a one-bedroom apartment in cheaper regional cities, a rural house needing renovation in departments like Creuse, Nievre, or Haute-Saone, or potentially a plot of land though building permits and utility connections can quickly eat into your budget.
At this price point in France, you should expect properties that need some work, whether that is cosmetic updates (paint, floors, kitchen refresh) costing €5,000 to €15,000, or more serious renovations (heating, windows, insulation) that can run €20,000 to €60,000, with energy performance becoming increasingly important for both resale value and running costs.
For long-term value at the $100k level in France, small apartments in cities with universities, rail links, and stable job markets (like Saint-Etienne, Mulhouse, or parts of the Lille metro) tend to offer better liquidity and rental potential than isolated rural houses that can be harder to resell.
What's a realistic budget to get a comfortable property in France as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in France outside Paris and the Cote d'Azur is around €170,000 to €200,000 ($200,000 to $235,000), which gets you a decent one or two-bedroom apartment in a safe building with no urgent structural issues.
Most buyers aiming for a comfortable standard in France typically need between €200,000 and €350,000 ($235,000 to $410,000) depending on the region, with the median home price in France sitting around €240,000 ($283,000) as of early 2026.
In France, "comfortable" generally means a property of at least 45 to 65 square meters in a building with healthy co-ownership finances, decent energy ratings (avoiding the worst DPE categories), functioning heating and insulation, and a safe neighborhood with reasonable access to transport and services.
The budget you need can vary dramatically depending on location in France, from roughly €170,000 for a comfortable apartment in Saint-Etienne or Limoges to €500,000 or more for the same level of comfort in central Paris or prime coastal areas.
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What can I get with a $200k budget in France as of 2026?
What "normal" homes become available at $200k in France as of 2026?
As of early 2026, a $200,000 budget (roughly €170,000) opens up access to normal, livable homes in France, including good one-bedroom or small two-bedroom apartments in many regional city centers like Toulouse, Nantes, Montpellier, Rennes, and parts of Lyon, as well as small houses or townhouses in peri-urban zones of cheaper departments.
For this budget in France, you can typically expect between 45 and 65 square meters in mid-tier cities like Lyon or Bordeaux neighborhoods, while in cheaper cities like Saint-Etienne, Limoges, or Le Mans the same money can get you 60 to 90 square meters.
By the way, we have much more granular data about housing prices in our property pack about France.
What places are the smartest $200k buys in France as of 2026?
As of early 2026, the smartest $200k (€170,000) buys in France tend to be in cities with strong rail connections, universities, and job growth, including Reims, Tours, Orleans, Rennes, Toulouse, Nantes, and certain neighborhoods of Lille and Strasbourg where you can still find normal apartments at this price point.
These areas represent smarter buys than other $200k options in France because they combine reasonable entry prices with structural demand from students, young professionals, and families, plus good TGV connections to Paris that support both rental demand and resale liquidity.
The main growth factor driving value in these smart-buy areas of France is the continued concentration of jobs and services in regional hubs combined with limited new construction, which keeps housing supply tight and supports prices over time.
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 can I buy with $300k in France in 2026?
What quality upgrade do I get at $300k in France in 2026?
As of early 2026, moving from a $200k to a $300k budget (roughly €255,000) in France typically unlocks a significant quality upgrade including better locations within cities, healthier co-ownership buildings with less deferred maintenance, and properties with better energy ratings that cost less to heat and are easier to resell.
At $300k in France, buying a property in a newer building becomes realistic in many regional cities and outer districts, though not in central Paris where older stock dominates and new construction commands a premium.
Specific features that typically become available at this budget in France include properly renovated kitchens and bathrooms, double-glazed windows, modern heating systems, and sometimes small balconies or outdoor space, which is rare and valuable in French urban markets.
Can $300k buy a 2-bedroom in France in 2026 in good areas?
As of early 2026, $300,000 (around €255,000) can definitely buy a proper two-bedroom apartment (T3 in French terminology) in good areas of many regional cities like Lyon, Bordeaux, Toulouse, Nantes, and Rennes, though in Paris you would still be limited to a studio or small one-bedroom in outer arrondissements.
Good areas in France where you can find two-bedroom options at this budget include Lyon's 7th, 8th, and 9th arrondissements plus Villeurbanne, normal family neighborhoods in Bordeaux and Toulouse, and near-Paris suburbs like Montreuil, Pantin, Ivry-sur-Seine, and Saint-Ouen.
A typical two-bedroom for $300k in France offers around 55 to 75 square meters in good regional city neighborhoods, which is enough space for a couple or small family to live comfortably.
Which places become "accessible" at $300k in France as of 2026?
At the $300,000 price point (€255,000) in France, you gain access to neighborhoods that were out of reach at lower budgets, including parts of central Lyon (edges of the 6th arrondissement, good parts of the 2nd and 3rd), more central Bordeaux locations near the historic center, and in the Paris region some of the nicer near suburbs like Montreuil, Pantin, and Saint-Ouen.
These newly accessible areas in France are more desirable than lower-budget options because they offer better public transport, more established neighborhood character, safer streets, better schools, and more walkable access to shops and restaurants, which all matter for quality of daily life.
In these newly accessible areas of France, $300k typically gets you a well-maintained two-bedroom apartment in a building with healthy finances, or a small house in suburban communities with gardens and parking.
By the way, we've written a blog article detailing what are the current best areas to invest in property in France.
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What does a $500k budget unlock in France in 2026?
What's the typical size and location for $500k in France in 2026?
As of early 2026, a $500,000 budget (roughly €425,000) in France gets you around 40 to 50 square meters in Paris (given prices near €9,500 per square meter plus closing costs), but in regional cities like Lyon, Bordeaux, or Toulouse the same money buys 80 to 120 square meters, often in desirable central neighborhoods.
At $500k in France, buying a family home with outdoor space becomes realistic in the Paris suburbs (think communes like Vincennes, Saint-Mande, Boulogne edges, or further out with larger gardens) and is easily achievable in most regional cities outside the most expensive coastal and Alpine hotspots.
For this budget in France, you can typically expect a proper three-bedroom apartment (T4) with two bathrooms in regional cities, or a two-bedroom with high-end finishes in better Paris-adjacent locations.
Finally, please note that we cover all the housing price data in France here.
Which "premium" neighborhoods open up at $500k in France in 2026?
At $500,000 (€425,000) in France, premium neighborhoods that open up include nicer parts of Paris's outer-central arrondissements like the 11th (Bastille), 12th (Bercy), 14th (Montparnasse), and 15th (Grenelle), as well as top locations in Lyon's 6th arrondissement, central Bordeaux's heritage districts, and prime addresses in Nantes or Toulouse.
These neighborhoods are considered premium in France because they combine architectural beauty (often Haussmann-style buildings in Paris or historic stone in Bordeaux), excellent public transport, high-quality local shops and restaurants, safe and family-friendly streets, and proximity to parks or waterfront areas.
For $500k in these premium French neighborhoods, buyers can realistically expect a small but well-finished one-bedroom in Paris's better areas or a spacious two-bedroom apartment in the top locations of regional capitals, often with character features like period moldings, high ceilings, or small balconies.
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 counts as "luxury" in France in 2026?
At what amount does "luxury" start in France right now?
In France, the luxury real estate threshold typically starts around €850,000 to €1,000,000 ($1 million to $1.18 million) in Paris and prime coastal areas like the Cote d'Azur, though in regional cities luxury can start somewhat lower at around €500,000 to €700,000 ($590,000 to $825,000).
The entry point to luxury in France is defined less by marble and flashy finishes than by a combination of exceptional location, architectural character (classic Haussmann or heritage buildings), good natural light, views, outdoor space like a terrace or garden, and turnkey renovated condition with high-quality materials.
Compared to other European capitals like London or major US cities like New York, the luxury threshold in France (especially Paris) is actually lower, making French prime real estate relatively accessible for international buyers seeking prestigious addresses.
Mid-tier luxury properties in France typically range from €1,000,000 to €3,000,000 ($1.18 million to $3.54 million), while top-tier luxury in prime Paris or the Cote d'Azur can easily exceed €5,000,000 to €10,000,000 ($5.9 million to $11.8 million) for exceptional properties.
Which areas are truly high-end in France right now?
The truly high-end areas in France right now include Paris's 6th arrondissement (Saint-Germain-des-Pres), 7th (Invalides and Eiffel Tower area), 8th (Triangle d'Or), and 16th (Passy, La Muette), plus adjacent Neuilly-sur-Seine, as well as Cote d'Azur hotspots like Saint-Jean-Cap-Ferrat, Cap d'Antibes, the Cannes Croisette, and the Saint-Tropez peninsula.
These areas are considered truly high-end in France because they combine historic prestige and international recognition, exceptional building quality (classic architecture, prime views, private gardens), proximity to cultural landmarks and Michelin-starred dining, and very limited supply of properties that rarely come to market.
The typical buyer profile for these high-end areas in France includes wealthy French families with generational ties to these addresses, international business executives and entrepreneurs, Gulf and American ultra-high-net-worth individuals seeking pieds-a-terre, and increasingly Asian buyers drawn to French heritage and lifestyle.
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How much does it really cost to buy, beyond the price, in France in 2026?
What are the total closing costs in France in 2026 as a percentage?
As of early 2026, total closing costs in France for existing (resale) properties typically run between 7% and 9% of the purchase price, while new-build properties have much lower costs of around 2% to 4%.
The realistic low-to-high percentage range that covers most standard transactions in France is 7% to 10% for existing homes, with the variation depending on the property price (costs are slightly lower as a percentage for more expensive properties) and specific local transfer tax rates.
The specific fee categories that make up this total in France include transfer taxes (droits de mutation, which are the bulk of the cost at around 5.8%), notary remuneration (regulated fees based on a sliding scale), land registry fees, and various administrative disbursements.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in France.
How much are notary, registration, and legal fees in France in 2026?
As of early 2026, for a typical €200,000 property purchase in France, you should expect to pay around €14,000 to €18,000 ($16,500 to $21,200) in combined notary, registration, and legal fees, while for a €400,000 property this rises to approximately €28,000 to €36,000 ($33,000 to $42,500).
These fees typically represent between 7% and 9% of the property price in France for existing homes, dropping to 2% to 4% for new-build purchases where the registration taxes are much lower.
The most expensive component in France is not the notary's actual fee (which is regulated and relatively modest) but the registration and transfer taxes collected by the state through the notary, which account for roughly 80% of the total "notary fees" bill.
What annual property taxes should I expect in France in 2026?
As of early 2026, the annual property tax (taxe fonciere) for a typical apartment in France ranges from €600 to €2,000 ($700 to $2,350) per year, while houses often pay €1,200 to €4,000 ($1,400 to $4,700) depending heavily on the commune and property size.
Property taxes in France are not based on a simple percentage of market value but on an older cadastral rental value system, which means the effective rate varies enormously by location and cannot be easily predicted without checking the specific commune.
Taxes can vary dramatically based on location within France, with some communes having doubled their rates in recent years while others remain more moderate, making it essential to verify the actual taxe fonciere amount for any specific property before buying.
Exemptions and reductions exist in France for certain situations, including temporary exemptions for new construction (often two years), reductions for low-income elderly homeowners, and specific regimes for energy-efficient renovations, though these vary by commune and personal circumstances.
You can find the list of all property taxes, costs and fees when buying in France here.
Is mortgage a viable option for foreigners in France right now?
Yes, mortgages are viable for foreigners buying property in France in 2026, though French banks apply stricter criteria to non-residents including larger down payment requirements (typically 30% to 40% versus 10% to 20% for residents) and more extensive documentation of income and assets.
Foreign buyers in France can typically access loan-to-value ratios of 60% to 70% with fixed interest rates around 3.4% to 4.2% in early 2026, which is roughly 0.3 to 0.8 percentage points higher than what French residents pay for similar loans.
To qualify for a mortgage as a foreigner in France, you typically need to demonstrate stable verifiable income, provide French translations of tax returns and employment contracts, show proof of funds for the deposit and closing costs, and satisfy the mandatory 35% debt-to-income ratio cap imposed by France's HCSF banking regulations.
You can also read our latest update about mortgage and interest rates in France.
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 should I predict for resale and growth in France in 2026?
What property types resell fastest in France in 2026?
As of early 2026, the property types that resell fastest in France are well-located one and two-bedroom apartments near public transport, universities, and job centers, ideally in turnkey condition with good energy ratings (DPE A to D) that avoid the renovation concerns increasingly weighing on French buyers.
The typical time to sell a property in France currently runs around 2 to 4 months from listing to accepted offer for well-priced properties in active markets, with additional time (usually 2 to 3 months) needed to complete the notarial process and finalize the sale.
Properties sell faster in France when they meet the growing buyer demand for energy efficiency, because poor DPE ratings now trigger meaningful price discounts and longer selling times as buyers factor in mandatory renovation costs and stricter rental regulations affecting low-rated properties.
The slowest properties to resell in France tend to be large rural houses far from employment centers, apartments in buildings with troubled co-ownership finances or upcoming major works, and properties with the worst energy ratings (F and G) that face rental restrictions and buyer wariness.
If you're interested, we cover all the best exit strategies in our real estate pack about France.
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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 | National notary network reporting actual completed transactions, not just asking prices. | We used it to anchor current market trends in France's resale market. We cross-checked its direction with INSEE indices. |
| INSEE (National Statistics Office) | France's official statistics agency publishing the national house price index. | We used it to verify nationwide price movements heading into 2026. We relied on its new versus existing property split for context. |
| Notaires du Grand Paris | Reference source for Paris and Ile-de-France prices based on notarized sales. | We used it to identify real neighborhood examples in Paris and suburbs. We verified specific price claims at the arrondissement level. |
| DVF Dataset (Tax Authority) | Official state database of recorded property transactions with actual sale prices. | We used it as the hard data cross-check for city and area price claims. We relied on it to keep examples grounded in reality. |
| French Ministry of Economy | Official government guidance on acquisition costs and notary fees. | We used it to estimate total closing costs for each budget level. We separated notary fees from taxes for clarity. |
| Banque de France | France's central bank reporting actual new mortgage loan rates. | We used it to anchor mortgage rate expectations heading into 2026. We kept financing advice grounded in real data. |
| European Central Bank | Official EUR/USD reference exchange rate from the ECB. | We used it to convert USD budgets to EUR for realistic purchasing power estimates. We applied a consistent rate throughout. |
| Knight Frank | Major global real estate research house with transparent prime market coverage. | We used it only for the luxury and prime segment framing in Paris. We did not use it for normal neighborhood pricing. |
| HCSF (Ministry of Economy) | Official portal for France's macro-prudential mortgage underwriting rules. | We used it to explain key lending constraints banks must respect. We assessed mortgage viability for foreigners based on these rules. |
| SDES (Ecological Transition Ministry) | Official ministry statistics tracking transactions and market conditions. | We used it to validate transaction volume claims and market liquidity context. We tied resale speed discussion to official indicators. |
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.