Buying property in France is a process unlike most other countries. The legal steps are fixed by law, the timelines are longer than you might expect, and the costs are higher than the headline price suggests. Here’s what to know before you start.
The notaire does the legal work
In France, property transactions are handled by a notaire (a state-appointed public official, not a private lawyer). Both buyer and seller can use the same notaire, or each can appoint their own. Either way, the fees are fixed by law and split the same way — there’s no benefit to sharing one beyond convenience.
Your notaire will run the title search, check for outstanding mortgages or charges on the property, and handle the funds transfer. They’re not there to advise on whether it’s a good purchase.
The two contracts
Compromis de vente — The first binding contract, signed by both parties after your offer is accepted. At this point you pay a deposit (typically 10%). The buyer has a 10-day cooling-off period to withdraw without penalty; the seller does not. After those 10 days, withdrawal by either party triggers financial penalties.
Acte authentique de vente — The final deed, signed in the notaire’s office. This is when ownership transfers and the balance is paid. The gap between compromis and acte is usually 2 to 4 months.
What the fees actually cost
The French call them “notaire fees” but they’re mostly taxes. On an older property (more than 5 years old), expect around 7 to 8% of the purchase price on top. On new-build properties, the rate drops to around 2 to 3%.
So on a €500,000 older apartment, budget roughly €535,000 to €540,000 all-in before any agent commission.
Agent commissions
In France, the commission is often included in the listed price (called “frais d’agence inclus” or FAI). Always check whether the price you’re negotiating from is net vendeur (what the seller gets) or FAI (inclusive of the agent’s cut). The distinction changes what you’re actually negotiating.
Getting a mortgage
French banks will lend to non-residents, but criteria are stricter and paperwork heavier. You’ll typically need 3 months of payslips or 2 to 3 years of accounts, proof of other assets, and a French bank account. Mortgage approval can add 6 to 8 weeks to the timeline.
If you’re buying without a mortgage, your offer should state this clearly — it makes you more attractive to sellers.
Tax after you buy
Owning French property means two annual taxes: taxe foncière (paid by the owner) and, if you live there, taxe d’habitation (being phased out for primary residences). Non-residents renting the property out will owe income tax in France on the rental income, regardless of where they live.
Capital gains tax applies when you sell. After 22 years of ownership, gains are exempt from income tax. After 30 years, they’re exempt from social charges too.
Finding the right help
The buying process is straightforward if you have good people around you. A bilingual estate agent who knows the local market, a notaire you can communicate with, and an independent financial adviser who understands cross-border taxation are the three most useful professionals to have in place before you make an offer.