How to buy property in France as a foreigner: 2026 step-by-step guide
Notaire fees, the compromis de vente, the 10-day cooling-off, mortgages and ongoing taxes — the full path for foreign buyers in 2026.
France places no restrictions on foreign buyers, and the process is heavily protected by the notaire system, which makes it one of the safer European markets for non-residents. The trade-offs are the well-known frais de notaire and a fairly slow timeline. There is no golden visa, but property ownership supports long-stay visa applications. Here is the 2026 process.
Can foreigners buy property in France?
Yes, with no restrictions on nationality or residency. Non-EU and non-resident buyers purchase on the same legal footing as French citizens. Buying does not by itself grant residency — France has no golden visa — but owning property in France strengthens a long-stay visa (visa de long séjour) application by demonstrating ties to the country.
The famous "frais de notaire"
These transaction costs are around 7–8% of the price for older properties (ancien) and only 2–3% for new-build (neuf). Despite the name, most of it is not the notaire's fee: the bulk is transfer tax (droits de mutation, about 5.8%), with the notaire's own regulated fee around 1% and the rest disbursements. Estate agent commission is usually already included in the advertised price (marked FAI — frais d'agence inclus).
Financing as a non-resident
French banks lend to non-residents at roughly 70–80% loan-to-value, though non-EU buyers may be offered less. Fixed rates in 2026 are around 3.3–4% over 20–25 years; France overwhelmingly uses fixed-rate mortgages. Lenders apply the HCSF rule capping total debt service at about 35% of income, and mortgage life insurance (assurance emprunteur) is effectively mandatory and adds to the cost.
The buying process step by step
You make an offre d'achat (offer). Once accepted, you sign a compromis de vente (or promesse de vente) with a deposit of around 10%, usually at the agency or notaire. The buyer then has a 10-day cooling-off period (loi SRU) to withdraw without penalty. The contract includes conditions suspensives — get-out clauses such as obtaining a mortgage. About two to three months later you sign the acte authentique de vente at the notaire, pay the balance, and receive the keys.
The role of the notaire
The notaire is a public official, neutral and mandatory. They verify title, collect the transfer taxes for the state, and register the sale. A single notaire can act for both buyer and seller, but the buyer is free to appoint their own at no extra cost — the fee is simply shared between the two notaires. For peace of mind, many foreign buyers do appoint their own.
Ongoing taxes
Owners pay taxe foncière annually. Taxe d'habitation was abolished for primary residences in 2023 but still applies to second homes — relevant for many foreign owners. High-value buyers face the IFI (impôt sur la fortune immobilière), a wealth tax on net French property assets above €1.3M at 0.5–1.5%. Rental income is taxed and also attracts French social charges. Check the property's DPE energy rating: the worst-rated homes are being progressively banned from the rental market.
Where foreigners buy
Paris remains the prime market for capital and prestige. The French Riviera (Nice, Cannes, Antibes, Cap-Ferrat) and Provence draw second-home and lifestyle buyers. Bordeaux offers a strong city market, the Alps (Chamonix, Courchevel, Méribel) serve ski investors, and the Dordogne and rural southwest are long-time favourites of British and northern-European buyers.
Common mistakes to avoid
Forgetting the frais de notaire — about 8% on an older property. Not paying attention to the conditions suspensives wording in the compromis. Ignoring copropriété (co-ownership) charges and the building's carnet d'entretien (maintenance record) when buying an apartment. Underestimating the IFI wealth tax on a high-value purchase. And overlooking the DPE energy rating, since G-rated and other poor-rated homes are losing the right to be rented out.
FAQ
Can a foreigner buy property in France?
Yes. There are no restrictions for any nationality or residency status — non-residents buy on the same terms as French citizens.
What are notaire fees in France?
About 7–8% of the price on older properties and 2–3% on new-build. Most of it is transfer tax, not the notaire's own regulated fee of roughly 1%.
Does buying property in France give residency?
No — France has no golden visa. But owning property supports a long-stay visa (visa de long séjour) application by demonstrating ties to France.
Can non-residents get a French mortgage?
Yes, typically up to 70–80% loan-to-value, with fixed rates around 3.3–4% and mandatory loan insurance. Total debt service is capped at about 35% of income.
Is there a cooling-off period when buying in France?
Yes — the buyer has a 10-day cooling-off period after signing the compromis de vente, under the loi SRU, to withdraw without penalty.
What is the IFI wealth tax?
The impôt sur la fortune immobilière is an annual tax on net French property assets above €1.3M, charged at 0.5–1.5%.
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