Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of the French Riviera's property market is included in our pack
Buying property as a foreigner on the French Riviera is surprisingly straightforward from a legal standpoint, but the practical details around rentals, taxes, and financing often catch buyers off guard.
This guide walks you through what you can actually buy and own in 2026, which visa rules matter, how the buying process works step by step, and what costs to expect.
We constantly update this blog post to reflect the latest regulations and market conditions on the French Riviera.
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 Riviera.
Insights
- Foreigners face no ownership restrictions on the French Riviera, so a buyer from Tokyo or Toronto can purchase the same apartment in Nice or villa in Mougins as any French citizen would.
- The biggest mistake foreign buyers make on the French Riviera is assuming they can freely Airbnb their property, only to discover that cities like Nice and Cannes require registration and sometimes a costly "change of use" permit.
- Buying property in France does not grant any residency rights, and there is no golden visa program in 2026 that converts a real estate purchase into a residence permit.
- French banks do lend to non-residents, but expect to put down at least 30% to 40% of the total budget when you include the deposit plus closing costs on the French Riviera.
- Mortgage rates for foreign buyers on the French Riviera in January 2026 typically run between 3.4% and 3.9%, about half a percentage point higher than what top French resident borrowers receive.
- Closing costs on a resale property on the French Riviera usually total 10% to 14% of the purchase price when you add notaire fees, transfer taxes, and agency commissions together.
- Non-resident owners face a minimum income tax rate of 20% on French Riviera rental income, which surprises many buyers who expect lower tax brackets.
- Annual property taxes for a French Riviera apartment typically range from 1,500 to 3,500 euros, while villas can run 3,000 to 8,000 euros or more depending on the commune.
- A notaire is effectively mandatory for any French Riviera property purchase because ownership only transfers through the "acte authentique," an official deed that only a notaire can execute.
- Short-term rental rules vary sharply between French Riviera cities, so a property in Antibes may have different registration and permit requirements than a similar unit in Cannes or Nice.
Fact-checked and reviewed by our local expert
Asher George McInerney 🇺🇸
Founder | Property Consultant, at Carlton International
What can I legally buy and truly own as a foreigner in the French Riviera?
What property types can foreigners legally buy in the French Riviera right now?
In January 2026, a foreign individual can legally buy any residential property type on the French Riviera that a French citizen can, including apartments in co-ownership buildings, detached villas, townhouses, and new-build units sold off-plan.
The most important legal condition is not about whether you can buy, but about how you own and what rules attach to the property, particularly around co-ownership bylaws and short-term rental regulations that vary by city.
When you buy an apartment in a "copropriété" on the French Riviera, you own your private unit plus a share of the common areas, and you must follow the building's internal rules, which can restrict things like rentals or renovations.
For villas and houses, you own both the building and the land outright, but your ability to extend, add a pool, or build a guesthouse depends on local planning rules that you can check through the official Géoportail de l'Urbanisme portal.
Finally, please note that our pack about the property market in the French Riviera is specifically tailored to foreigners.
Can I own land in my own name in the French Riviera right now?
Yes, foreigners can own land in their own name on the French Riviera, including villa plots, gardens, and residential parcels, with no special restrictions based on nationality.
However, this applies to standard residential land, and if the land is classified as agricultural or rural (more common in backcountry areas like the hills behind Grasse or Vence), a body called SAFER may have pre-emption rights that can delay or disrupt your transaction.
The bigger practical issue is that owning the land does not automatically mean you can build or extend whatever you want, because local zoning plans control what you can actually do with the property, from adding a pool to building a guesthouse.
As of 2026, what other key foreign-ownership rules or limits should I know in the French Riviera?
As of early 2026, the most significant rules affecting foreign buyers on the French Riviera are not ownership restrictions but rather short-term rental regulations that cities like Nice and Cannes actively enforce.
There is no foreign-ownership quota for apartments or condos on the French Riviera, so unlike some countries, you do not face limits on how many units in a building can be owned by non-French buyers.
The main reporting requirement is that if you plan to rent your property short-term, you must register it with the local mairie (town hall) and obtain a registration number, and in some tight housing markets like Nice, you may also need a formal "change of use" authorization.
One notable regulatory evolution for 2026 is the continued tightening of short-term rental rules at both the national and local level, with the 2025 national guide giving communes more tools to restrict tourist rentals and some buildings now explicitly banning them in their copropriété rules.
What's the biggest ownership mistake foreigners make in the French Riviera right now?
The single biggest ownership mistake foreigners make on the French Riviera is buying a property with plans to do short-term rentals (Airbnb-style) without first checking whether the city requires registration, a change-of-use permit, or whether the building's copropriété rules even allow it.
If you make this mistake in a place like Nice or Cannes, you may find that you cannot legally operate the rental, face fines for non-compliance, or have to go through a costly and uncertain process to obtain the necessary authorizations after the fact.
Other classic pitfalls on the French Riviera include underestimating closing costs (which can total 10% to 14% on resale properties), not factoring in the 20% minimum tax rate on rental income for non-residents, and failing to verify terrace rights or storage allocations in older apartment buildings where documentation can be murky.
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 visa or residency status changes what I can do in the French Riviera?
Do I need a specific visa to buy property in the French Riviera right now?
You do not need a special visa to purchase property on the French Riviera in January 2026, and yes, you can legally sign a purchase contract while visiting on a standard tourist visa or visa-free Schengen entry.
The most common administrative hurdle for buyers without local residency is not the purchase itself but the practical need to open a French bank account and obtain a French tax identifier, both of which are typically required before or shortly after completion.
You do not strictly need a French tax ID to sign an offer, but you will need one once you own the property because local taxes (taxe foncière, and taxe d'habitation if it's a second home) will be issued to you and any rental income must be declared.
A typical document set for a foreign buyer completing a French Riviera purchase includes a valid passport, proof of address, proof of funds or mortgage approval, and (if applicable) a power of attorney if you cannot attend the notaire signing in person.
Does buying property help me get residency and citizenship in the French Riviera in 2026?
As of early 2026, France does not offer a golden visa or investor visa program where purchasing property automatically grants you residency or a path to citizenship.
Property ownership can strengthen your application for certain long-stay visas (for example, showing you have stable housing), but it is not a legal shortcut, and you still need to qualify through one of the standard visa categories such as visitor, work, family, or retirement.
For permanent residency, the typical pathway involves living in France legally for several years on a long-stay visa, then applying for a residence permit, and citizenship generally requires at least five years of continuous residence plus integration requirements like French language proficiency.
We give you all the details you need about the different pathways to get residency and citizenship in the French Riviera here.
Can I legally rent out property on my visa in the French Riviera right now?
Your visa status on the French Riviera does not determine whether you can rent out your property, because the right to collect rental income flows from ownership, not from your immigration status.
You do not need to live in France to rent out your French Riviera property, and many foreign owners manage rentals remotely, although you will need to declare the income to French tax authorities as a non-resident.
The key details foreigners must know are that short-term rentals require municipal registration (and sometimes a change-of-use permit in cities like Nice or Cannes), that copropriété rules may restrict or ban tourist rentals, and that non-resident rental income is taxed at a minimum rate of 20% in France.
We cover everything there is to know about buying and renting out in the French Riviera here.
Get fresh and reliable information about the market in the French Riviera
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in the French Riviera?
What are the exact steps to buy property in the French Riviera right now?
The standard sequence to buy property on the French Riviera is: offer accepted, sign the "compromis de vente" (preliminary contract), complete a cooling-off period, notaire conducts due diligence (title, liens, planning, pre-emption checks), finalize financing, then sign the "acte authentique" at the notaire's office where ownership officially transfers.
You do not have to be physically present at every step on the French Riviera, and many foreign buyers use a power of attorney to allow a representative to sign the acte authentique on their behalf, although this must be set up correctly and in advance.
The step that makes the deal legally binding for both parties is the signing of the compromis de vente, after which the buyer typically pays a deposit of around 5% to 10% and the seller cannot sell to anyone else.
From accepted offer to final registration on the French Riviera, the typical timeline is two to three months, although it can stretch longer if there are financing delays, complex title issues, or pre-emption procedures.
We have a document entirely dedicated to the whole buying process our pack about properties in the French Riviera.
Is it mandatory to get a lawyer or a notary to buy a property in the French Riviera right now?
A notaire is effectively mandatory for any property purchase on the French Riviera because ownership only transfers through the "acte authentique," an official deed that only a notaire (a public officer appointed by the state) can execute.
The key difference is that a notaire in France is a neutral public officer who authenticates the transaction and ensures legal compliance for both parties, while a lawyer is an advocate who can negotiate on your behalf, review contracts, and provide advice that favors your interests.
One key item to include in a lawyer's scope for a French Riviera purchase is a review of the copropriété rules and minutes if you are buying an apartment, because these documents reveal whether there are restrictions on rentals, pending disputes, or upcoming major works that could affect your plans.
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 checks should I run so I don't buy a problem property in the French Riviera?
How do I verify title and ownership history in the French Riviera right now?
The official registry to verify title and ownership history on the French Riviera is the Service de la Publicité Foncière, which is the land publication system maintained by the French tax administration.
The key document to request is a copy of the current owner's "acte de propriété" (title deed) plus a "état hypothécaire" (mortgage/lien statement) that shows registered rights and encumbrances on the property.
A realistic look-back period for ownership history checks on the French Riviera is 30 years, which is the standard period notaires examine to ensure there are no unresolved claims or breaks in the chain of title.
A clear red flag that should stop or pause a purchase is any registered litigation, unresolved inheritance dispute, or mortgage that the seller cannot prove will be cleared at closing.
You will find here the list of classic mistakes people make when buying a property in the French Riviera.
How do I confirm there are no liens in the French Riviera right now?
The standard way to confirm there are no liens or encumbrances on a French Riviera property is to request a "renseignements hypothécaires" (mortgage information) search from the Service de la Publicité Foncière, which your notaire will do as part of the normal due diligence.
One common type of lien to specifically ask about on the French Riviera is a "privilège de prêteur de deniers" (lender's privilege) or a conventional mortgage from the seller's existing financing, plus any registered "servitudes" (easements) that could affect your use of the property.
The best form of written proof is the official "état hypothécaire" certificate issued by the Service de la Publicité Foncière, which lists all registered mortgages, privileges, and encumbrances as of the date of the search.
How do I check zoning and permitted use in the French Riviera right now?
The official source to check zoning and permitted use on the French Riviera is the Géoportail de l'Urbanisme, which is the national planning portal where you can consult the local zoning plan (Plan Local d'Urbanisme, or PLU) and public easements for any commune.
The document that confirms zoning classification is the PLU map and its regulations, which you can access through the Géoportail or request from the local mairie, and you can also check parcel references on the official Cadastre website.
A common zoning pitfall foreign buyers miss on the French Riviera is assuming they can add a pool, extend a terrace, or build a guesthouse without checking, only to discover that fire-risk zones, view-corridor protections, or heritage overlays in areas like Èze, Villefranche-sur-Mer, or the hills behind Cannes severely limit what you can actually do.
Buying real estate in the French Riviera 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.
Can I get a mortgage as a foreigner in the French Riviera, and on what terms?
Do banks lend to foreigners for homes in the French Riviera in 2026?
As of early 2026, French banks do lend to foreigners for homes on the French Riviera, although underwriting is stricter for non-residents than for French residents.
The realistic loan-to-value (LTV) range that foreign borrowers typically see on the French Riviera is 60% to 80%, meaning you should plan to put down at least 20% to 40% of the purchase price as a deposit, and when you add closing costs, you often need 30% to 40% of the total budget in cash.
The most common eligibility requirement is demonstrating stable, verifiable income (ideally in euros or a major currency) and a clean credit history, because French banks cannot easily verify foreign credit records and therefore require more documentation and stronger financial profiles.
You can also read our latest update about mortgage and interest rates in France.
Which banks are most foreigner-friendly in the French Riviera in 2026?
As of early 2026, the banks most experienced with foreign mortgage applications on the French Riviera include BNP Paribas, Crédit Agricole (with a strong regional presence in Provence-Côte d'Azur), and Crédit Mutuel.
What makes these banks more foreigner-friendly is that they have established internal processes for handling international income documentation, multi-currency situations, and non-resident files, which means your application does not get stuck in an unfamiliar workflow.
These banks do lend to non-residents on the French Riviera, although terms vary by profile, and you will generally face stricter LTV limits, higher documentation requirements, and sometimes a slightly higher interest rate compared to resident borrowers.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in the French Riviera.
What mortgage rates are foreigners offered in the French Riviera in 2026?
As of early 2026, foreign buyers on the French Riviera are typically offered mortgage rates in the range of 3.4% to 3.9% (nominal, excluding insurance), which is roughly 0.3 to 0.5 percentage points higher than the best rates available to top-tier French resident borrowers.
Most French mortgages are fixed-rate, so the difference between fixed and variable is less relevant than in some other markets, although when variable-rate products are offered, they typically start slightly lower but carry the risk of future rate increases.
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 will taxes, fees, and ongoing costs look like in the French Riviera?
What are the total closing costs as a percent in the French Riviera in 2026?
The typical total closing cost on a resale property on the French Riviera in 2026 is around 10% to 14% of the purchase price when you include notaire fees, transfer taxes, and agency commission.
The realistic range breaks down as follows: notaire fees plus transfer taxes (called "droits de mutation") run about 7.5% to 8.5% for resale properties, and agency fees (if not already included in the price) add another 3% to 6%.
The specific fee categories that make up closing costs on the French Riviera are the transfer taxes (the biggest chunk), notaire's regulated fees and disbursements, land registration fees, and the real estate agent's commission.
The single biggest contributor is the transfer tax component (droits de mutation), which alone accounts for most of the 7.5% to 8.5% that goes to the notaire's office on a resale transaction.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in the French Riviera.
What annual property tax should I budget in the French Riviera in 2026?
As of early 2026, you should budget roughly 1,500 to 3,500 euros per year for an apartment on the French Riviera (taxe foncière plus taxe d'habitation if it's a second home), while villas typically run 3,000 to 8,000 euros or more depending on size, location, and the commune's rates.
Annual property tax on the French Riviera is assessed based on a "valeur locative cadastrale" (notional rental value set by the tax authorities) multiplied by local rates set by the commune and department, so the same-sized property can have very different tax bills in Nice versus Menton versus Mougins.
How is rental income taxed for foreigners in the French Riviera in 2026?
As of early 2026, non-resident owners earning rental income from a French Riviera property face a minimum income tax rate of 20% on net rental income (or 30% above a certain threshold), unless they can demonstrate and elect a lower effective rate based on their worldwide income.
The basic filing requirement is that you must file a French income tax return each year declaring your French-source rental income, even though you are not a French tax resident, and the 20% minimum rate applies unless you qualify for relief under a tax treaty or the "taux moyen" option.
What insurance is common and how much in the French Riviera in 2026?
As of early 2026, typical annual home insurance premiums on the French Riviera range from about 300 to 700 euros for an apartment and 800 to 2,000 euros or more for a villa, depending on size, value, and risk factors.
The most common type of property insurance coverage on the French Riviera is "assurance multirisque habitation" (MRH), which bundles fire, water damage, theft, liability, and natural disaster coverage into a single policy.
The biggest factor that makes insurance premiums higher or lower for the same property type on the French Riviera is the property's rebuild value and exposure to specific risks like flood zones, fire-prone hillside locations, or coastal storm exposure, as well as whether it is a primary residence or a secondary home that sits vacant for long periods.
Get the full checklist for your due diligence in the French Riviera
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Riviera, 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 |
|---|---|---|
| French Senate | It's an official parliamentary source summarizing the legal position in plain terms. | We used it to confirm that foreigners can generally buy real estate in France. We also relied on it to establish that immigration status does not condition purchase validity. |
| Service-Public | It's the French government's official practical guide for residents and owners. | We used it to explain baseline legal obligations for short-term rentals. We cross-checked it against city rules and the national ministry guide. |
| City of Cannes | It's the municipality's official rule page for short-term rental compliance. | We used it to show what rental registration looks like in practice on the French Riviera. We cited it as a concrete example of requirements and penalties. |
| Nice Côte d'Azur | It's an official local guide tailored to Nice, a core Riviera market with strict enforcement. | We used it to illustrate how change-of-use and registration apply in a tight market. We highlighted how rules can differ by city within the Riviera. |
| French Ministry of Ecology | It's the national government's 2025 technical reference for short-term rental regulation. | We used it to explain what cities and buildings can restrict. We triangulated it with Service-Public and city-level pages for Riviera specifics. |
| France-Visas | It's the official French government portal for visa rules. | We used it to separate buying property from the right to stay. We framed which visas matter if you want to live in France beyond 90 days. |
| Banque de France | It's the central bank, so this is as official as mortgage-rate data gets. | We used it as the baseline for prevailing French mortgage rates. We then added a non-resident premium to estimate what foreigners typically receive. |
| Observatoire Crédit Logement/CSA | It's the most-cited French market observatory for residential mortgage conditions. | We used it to confirm the rate range the market is actually transacting at. We cross-checked it with Banque de France so we don't rely on one dataset. |
| Notaires de France (fee estimator) | Notaires are the public officers who finalize sales, and this is their official real-estate portal. | We used it to anchor closing-cost ranges for taxes and notaire fees. We explained why resale versus new-build costs differ significantly. |
| Notaires de France (acte authentique) | It's the profession's official explanation of the legal act that transfers ownership. | We used it to explain what true ownership means legally in France. We clarified the notaire's role versus a lawyer or agent. |
| Impots.gouv.fr (non-resident income) | It's the French tax authority's official rule page for non-residents. | We used it to explain how French-source rental income is taxed for foreigners. We anchored the minimum 20% rate concept that surprises many buyers. |
| Ministry of Economy (taxe foncière) | It's the Finance Ministry's plain-language explainer for local property taxes. | We used it to explain what you pay each year as an owner. We then translated that into realistic French Riviera budgeting ranges. |
| Géoportail de l'Urbanisme | It's the French state platform for zoning documents and public easements. | We used it to explain how to check zoning and constraints before you buy. We translated planning into practical French Riviera questions about pools, terraces, and extensions. |
| France Assureurs | It's the national insurance federation aggregating official market figures. | We used it to ground the fact that insurance is a real, rising cost. We then gave French Riviera-appropriate budgeting ranges for exposure and rebuild costs. |
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.
Related blog posts
- Is now a good time to invest in property in the French Riviera?