Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the French Alps' property market is included in our pack
Thinking about buying a ski chalet in Chamonix, an apartment in Annecy, or a mountain retreat in Megeve as a foreigner in 2026?
France welcomes foreign buyers with the same rights as French nationals, but the process involves legal formalities, notaire oversight, taxes, and due diligence that can trip up buyers unfamiliar with the system.
We keep this blog post constantly updated with the latest regulations and market data so you always have fresh 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 the French Alps.
Insights
- Foreign buyers face no nationality restrictions in the French Alps in 2026, unlike neighboring Austria and Switzerland where second-home purchases by non-residents are heavily regulated or banned.
- Closing costs in the French Alps run 7% to 9% for resale properties but only 2% to 4% for new builds, with the difference driven mainly by transfer taxes rather than notary fees themselves.
- Agricultural or rural land attached to French Alps chalets can trigger SAFER pre-emption rights, where a government-backed agency may step in and match your offer price, adding weeks or months to closing timelines.
- Non-resident foreigners typically need a 30% deposit or more for French Alps mortgages, compared to 10% to 15% for French residents, though rates around 3.3% to 4.1% remain competitive versus other countries.
- The 10-day cooling-off period for residential buyers in France starts only when the buyer receives the signed preliminary contract by registered mail, a timing detail that trips up many foreign purchasers.
- 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 in the French Alps.
- Short-term rental rules in popular French Alps communes like Chamonix now limit owners to renting just one property on platforms like Airbnb, with full national registration required by May 2026.
- Alpine property prices rose by an average of 3% in 2024, led by Courchevel 1850 with a 9% growth rate, while forecasts point to continued 3% to 7% growth in 2026.
Fact-checked and reviewed by our local expert
Laurence Rapp 🇬🇧
Sales representative at Skiing Property
Can a foreigner legally own land in the French Alps right now?
Can foreigners own land in the French Alps in 2026?
As of early 2026, France allows foreigners to buy and own residential property in the French Alps with the same rights as French nationals, making it one of the most open property markets in Europe.
There is no blanket ban on foreigners owning land in the French Alps, though agricultural land purchases require special authorization from the Departmental Commission of Agricultural Orientation (CDOA) if you plan to farm it.
If you cannot purchase agricultural land outright because you lack farming credentials, you can still buy residential property with attached rural land, though you should be aware that the SAFER agency may exercise pre-emption rights on the agricultural portion.
France treats all foreign nationalities equally when it comes to residential property purchases, so whether you are from the EU, the US, the UK, or Asia, you have the same legal rights to buy in the French Alps without any nationality-based restrictions.
Can I own a house but not the land in the French Alps in 2026?
As of early 2026, French property law generally bundles the house and the land together, meaning when you buy a chalet or house in the French Alps, you typically acquire full ownership of both the structure and the plot it sits on.
In some cases, such as new-build leaseback schemes popular in ski resorts, you may own the apartment but lease it back to a management company, though you still technically own your share of the underlying land through the copropriete (condominium) structure.
If you purchase through a leaseback arrangement, your ownership continues indefinitely, but your ability to use the property is limited during the lease term, and you receive a guaranteed rental income instead of full occupancy rights.
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.
Do rules differ by region or city for land ownership in the French Alps right now?
The core ownership rules are national across France, so whether you buy in Chamonix, Megeve, Annecy, or Courchevel, you face the same legal framework for acquiring property as a foreigner.
However, local communes in the French Alps have significant power over planning permissions, short-term rental regulations, and building restrictions, which can vary dramatically from one ski resort to another.
These regional differences exist because French law delegates substantial authority to local mayors and departmental councils, meaning a chalet in Chamonix might face stricter Airbnb limits than a similar property in a neighboring commune.
We cover a lot of different regions and cities in our pack about the property market in the French Alps.
Can I buy land in the French Alps through marriage to a local in 2026?
As of early 2026, marriage to a French citizen does not affect your right to buy property in the French Alps because foreigners already have the same purchasing rights as French nationals regardless of marital status.
If you buy property jointly with your French spouse, you should ensure the notaire clearly documents the ownership split in the deed, and you may want to consider a marriage contract (contrat de mariage) that specifies how assets are divided.
In the event of divorce, French law applies strict rules about marital property division, so if you purchased under the default community property regime, the property may be split 50/50 unless your marriage contract specifies otherwise.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in the French Alps.
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 eligibility and status do I need to buy land in the French Alps?
Do I need residency to buy land in the French Alps in 2026?
As of early 2026, you do not need French residency or any special visa to buy property in the French Alps, and you can legally purchase real estate even while visiting on a standard tourist visa or visa-free entry.
No specific visa or permit is required to complete a property transaction in France, though you will need to provide identification documents like a passport to the notaire handling your purchase.
It is entirely possible to buy property in the French Alps remotely without being physically present by granting a power of attorney (procuration) to a trusted representative, often your lawyer or notaire, who can sign the final deed on your behalf.
Do I need a local tax number to buy lands in the French Alps?
You do not strictly need a French tax number (numero fiscal) before purchasing property in the French Alps, but you will automatically be assigned one when your first property taxes are issued after the purchase.
If you want to request a tax number in advance, you can contact the local Centre des Finances Publiques for the commune where your property is located, and the process typically takes a few weeks once you submit your passport and proof of address.
While not legally mandatory, opening a French bank account before your purchase makes the transaction smoother because it simplifies paying the notaire, settling property taxes, and managing utility bills.
Is there a minimum investment to buy land in the French Alps as of 2026?
As of early 2026, there is no minimum investment amount required for foreigners to purchase property in the French Alps, so you can buy anything from a studio apartment in Les Menuires to a luxury chalet in Courchevel.
France does not offer a "golden visa" program tied to property investment, so regardless of how much you spend on French Alps real estate, the purchase alone does not grant you any residency rights or visa advantages.
Are there restricted zones foreigners can't buy in the French Alps?
There are no blanket restricted zones where foreigners cannot purchase property in the French Alps, though certain types of land come with development limitations that affect everyone regardless of nationality.
Protected natural areas, including zones under the Conservatoire du Littoral and classified forest areas, rarely receive building permits, making these purchases suitable only for conservation or very limited development projects.
Before purchasing any rural or mountain property in the French Alps, you should ask your notaire to check the local Plan Local d'Urbanisme (PLU) to verify what construction or renovation is permitted on the specific plot.
Can foreigners buy agricultural, coastal or border land in the French Alps right now?
Foreigners can legally purchase agricultural, rural, and border-adjacent land in the French Alps, though agricultural land comes with additional authorization requirements and potential SAFER pre-emption rights.
If you want to buy agricultural land and actually farm it, you need approval from the Departmental Commission of Agricultural Orientation (CDOA), which evaluates your professional farming competence, whether agriculture will be your primary income, and the land's size relative to your operations.
The French Alps share a border with Italy and Switzerland, but there are no special border-related restrictions on foreign property purchases in France like you might find in some other countries.
Rural and mountain chalets with attached land are the most likely to trigger SAFER's pre-emption right, where this government-backed agricultural agency can step in and match your purchase price to redirect the land to a farmer, potentially adding weeks to your closing timeline.
Get fresh and reliable information about the market in the French Alps
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in the French Alps?
Is a long-term lease equivalent to ownership in the French Alps right now?
A long-term lease in France, such as a bail emphyteotique (18 to 99 years), gives you substantial rights but is not equivalent to freehold ownership because you do not own the underlying land and your rights eventually expire.
The maximum lease length available in France is 99 years for an emphyteutic lease, and these leases can typically be renewed, sold, transferred, or passed to heirs, making them close to ownership in practical terms.
You can legally sell, transfer, or bequeath your lease rights in the French Alps, though the specific terms depend on your lease contract, and you should have a notaire review any long-term lease before signing.
Can I buy land in the French Alps via a local company?
Foreigners can purchase property in the French Alps through a French company (such as a Societe Civile Immobiliere or SCI), and there are no restrictions on foreign ownership percentages in French property-holding companies.
Buying through an SCI can offer estate planning advantages and simplified inheritance for non-EU buyers, but it adds complexity through annual accounting requirements, corporate filings, and potentially different tax treatment.
What "grey-area" ownership setups get foreigners in trouble in the French Alps?
Grey-area ownership arrangements are relatively uncommon in the French Alps because France allows foreigners full ownership rights, but some buyers still get caught by informal arrangements or misunderstood contract terms.
The most common problematic setups include buying in a French friend's name with a side agreement (which gives you no legal protection if the relationship sours), paying deposits directly to sellers rather than through the notaire's escrow account, and misunderstanding leaseback terms that limit your personal use.
If authorities or courts discover an illegal or fraudulent ownership structure, you risk losing your entire investment with no legal recourse, plus potential prosecution for tax evasion or fraud if the arrangement was designed to circumvent French tax obligations.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in the French Alps.
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 does the land purchase process work in the French Alps, step-by-step?
What are the exact steps to buy land in the French Alps right now?
The typical step-by-step process involves finding a property, making an offer, signing a preliminary contract (compromis de vente) with a 10-day cooling-off period, conducting due diligence while the notaire prepares the file, securing financing if needed, and finally signing the final deed (acte authentique) at the notaire's office.
The entire process from accepted offer to final registration typically takes 2 to 4 months in the French Alps, depending on financing complexity, notaire workload, and whether any pre-emption rights like SAFER need to be cleared.
The key documents you sign include the compromis de vente (preliminary contract) that locks in the price and terms, and the acte authentique (final deed) that transfers ownership, both of which must be handled through a government-appointed notaire who ensures legal compliance.
What scams are common when it comes to buying land in the French Alps right now?
What scams target foreign land buyers in the French Alps right now?
France's property market is predominantly safe compared to emerging markets, but the French Alps' popularity with international buyers makes it a target for certain scams, particularly those exploiting unfamiliarity with local procedures.
The most common scams targeting foreign buyers in the French Alps include fake property listings with stolen photos, requests for deposits to unregulated accounts, phishing emails impersonating notaires asking for fund transfers, and estate agents misrepresenting property characteristics or fees.
The top warning signs include pressure to act fast without proper verification, requests to pay outside the notaire's official escrow account, sellers or agents refusing to provide proper documentation, and deals that seem too good to be true given market prices in the area.
If you fall victim to a scam, French law provides some recourse through civil courts, and you can report fraud to the police, but recovering money sent to fraudsters is extremely difficult, making prevention through proper due diligence essential.
We cover all these things in length in our pack about the property market in the French Alps.
How do I verify the seller is legit in the French Alps right now?
The best way to verify a seller's legitimacy in the French Alps is to work through a licensed notaire, who is legally required to verify the seller's identity, ownership rights, and authority to sell before processing any transaction.
To confirm the title is clean and free of disputes, the notaire will obtain a detailed land registry extract and check for any recorded mortgages, easements, or legal claims against the property.
You can check for existing liens, mortgages, or debts by asking the notaire to provide a full hypothecaire (mortgage registry) search, which will reveal any financial encumbrances on the property.
The notaire is the most essential professional for verifying seller legitimacy in France because they act as a neutral government-appointed officer responsible for ensuring both parties meet legal requirements, though you may also want an independent lawyer if the transaction is complex.
How do I confirm land boundaries in the French Alps right now?
The standard procedure for confirming land boundaries before purchase in the French Alps involves reviewing the cadastral plan (plan cadastral) available from the local tax office, which shows the official boundaries of each parcel.
You should review the cadastral plan, the property title (titre de propriete), and any existing survey documents (bornage), though you should note that the cadastral plan in France is primarily a tax document and may not perfectly reflect physical boundaries.
Hiring a licensed surveyor (geometre-expert) is highly recommended for rural properties or any land where boundaries are unclear, and the surveyor can produce a legally binding boundary survey (bornage contradictoire) if neighbors agree.
Common boundary problems foreign buyers encounter in the French Alps include discrepancies between the cadastral plan and actual fences or walls, inherited properties with unclear divisions among multiple heirs, and mountain plots where traditional markers have shifted or deteriorated.
Buying real estate in the French Alps 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.
What will it cost me, all-in, to buy and hold land in the French Alps?
What purchase taxes and fees apply in the French Alps as of 2026?
As of early 2026, the total purchase taxes and fees in the French Alps run approximately 7% to 9% of the purchase price for resale (existing) properties, or about 2% to 4% for new-build apartments purchased directly from developers.
On a typical resale purchase, expect all-in closing costs of 22,500 to 27,000 euros on a 300,000 euro property (roughly $24,500 to $29,400 USD at current rates), with the exact amount depending on the specific department and property characteristics.
The main individual taxes and fees include the transfer tax (droits de mutation) at approximately 5% to 5.8% for resale properties, notaire emoluments on a sliding scale (roughly 1% to 1.5%), and various administrative and registration fees (around 0.1% plus fixed charges).
These taxes and fees are the same for foreign buyers as for French nationals, with no additional surcharges or special requirements based on nationality.
What hidden fees surprise foreigners in the French Alps most often?
Hidden or unexpected fees that surprise foreign buyers in the French Alps typically add 1% to 3% beyond the standard closing costs, potentially reaching 3,000 to 9,000 euros (roughly $3,250 to $9,800 USD) on a 300,000 euro property.
The top specific fees foreigners frequently overlook include agency fees (3% to 8% if charged to buyer), translation costs for legal documents (500 to 1,500 euros), currency exchange fees and unfavorable rates (potentially 1% to 3% of the purchase price), and copropriete (condominium) charges due at signing.
These hidden fees typically appear at three stages: agency fees are disclosed early but sometimes forgotten in budgeting, currency and transfer costs hit when you move the funds, and copropriete charges or utility connection fees appear just before or after closing.
The best protection against unexpected fees is to request a detailed written estimate from your notaire early in the process, confirm agency fee responsibility in writing, use a currency specialist rather than a bank for large transfers, and ask for a copy of recent copropriete charges before signing the compromis de vente.
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 the French Alps, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Service-Public.fr | France's official government portal for administrative procedures and citizen rights. | We used it to verify foreign ownership rights and property purchase procedures. We also used it to confirm visa and residency requirements for property buyers. |
| Notaires de France | The official organization representing all French notaries who handle property transactions. | We used it to explain acquisition costs, transaction timelines, and notaire fee structures. We also used it to describe the step-by-step purchasing process. |
| Legifrance | France's official legal database containing all laws and regulations. | We used it to verify property law, lease structures, and company ownership rules. We also used it to confirm agricultural land authorization requirements. |
| SAFER | France's official rural land agency with pre-emption rights on agricultural property. | We used it to explain pre-emption procedures affecting rural and mountain properties. We also used it to describe how to navigate SAFER clearance during purchase. |
| impots.gouv.fr | France's official tax authority website for taxpayers and property owners. | We used it to explain tax number requirements and property tax obligations. We also used it to describe how foreigners are assigned tax identification numbers. |
| cadastre.gouv.fr | France's official cadastral database for land boundaries and property identification. | We used it to describe how buyers verify land boundaries before purchase. We also used it to explain the difference between cadastral and physical boundaries. |
| Ministry of Economy (France) | French government ministry responsible for economic regulation and consumer protection. | We used it to identify common property scams and consumer protection measures. We also used it to describe DPE energy rating requirements affecting property sales. |
| Banque de France | France's central bank providing official interest rate and lending data. | We used it to anchor mortgage rate estimates for foreign buyers. We also used it to verify lending conditions and deposit requirements for non-residents. |
Get the full checklist for your due diligence in the French Alps
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts
- Is now a good time to invest in property in the French Alps?