The estate agent hands you the keys to a stone house in the Lot, you see the vines, and everything seems possible. The notary then reminds you that nothing happens until a long and entirely reasonable process has been completed. Buying property in France is safe, regulated and slow, and it has little to do with the nationality of the buyer.
Can foreigners go ahead with buying property in France?
Yes. The official pages we consulted show no authorisation specific to foreigners for buying a residence, be you Dutch, German, British or American. You will not need a residence permit to buy. The usual rules apply to everyone: identity checks, a notary, taxes.
Two things differ in practice. Your bank may ask for more evidence if your income is not French, and the tax treatment of the property depends on your residence status in France, which affects the taxes you pay later. Ask the notary or the tax office about your own situation before you sign.
What are the steps to buy a house in France?
- Make an offer. Once accepted, you sign a promesse or a compromis de vente, the preliminary contract, often at the notary's or at the agency.
- Use the cooling-off period. For a non-professional buyer of a home, Service-Public gives 10 calendar days, starting the day after the first presentation of the registered letter that notifies you of the contract. You withdraw by registered letter with acknowledgement of receipt sent to the seller. No money can be paid during this period.
- Check the conditions precedent. The most important is the loan: if your bank refuses, you recover your deposit.
- Sign the deed. The acte authentique is signed in front of the notary, who collects the transfer duties for the State and local authorities and registers the sale.
- Insure the home from the signature.
Between the compromis and the deed, expect a few months. Surveys, mortgage offers and the diagnostics all take time.
How much does it cost to buy property in France?
The "notary fees" are mostly taxes. On an existing home, the transfer duties (droits de mutation) have three parts: a departmental share, a 1.20% municipal share and a state collection fee of 2.37% of the departmental share. The departmental rate is 3.80% by default, and each department can set it between 1.20% and 4.50%. For deeds signed between 1 April 2025 and 31 March 2028, departments may go up to 5%, and the notaries' institution explains that this increase does not apply to a buyer who has not owned a main residence in the previous two years and is buying one. The overall percentage therefore depends on the department, and the date of the deed. Ask the notary for the exact rate, and check the official tables of rates on impots.gouv.fr. Add the land registry contribution (0.10%, minimum €15) and the notary's own remuneration, which is regulated.
On a new home sold by a developer, duties fall to about 0.71%, but VAT is included in the price. The notary will give you a written estimate before you commit. Corsica sets its own departmental rate (5% from 1 February 2026), and in the overseas departments the rate was 5% in Guadeloupe, French Guiana and Réunion at that date, while Martinique and Mayotte are to be checked with a notary.
Can you get a mortgage in France as a foreigner?
French banks lend to non-French buyers, but they look closely at the stability of your income. The monthly payments cannot exceed 35% of your income, and the duration is generally limited to 25 years. After you receive the offer you have 10 calendar days to reflect before accepting, and the offer must remain valid for at least 30 days. Accepting earlier is not valid.
When you compare offers, compare the APR (TAEG) and the standard European information sheet, and remember that you may choose your own borrower insurance. Conditions for people with foreign income are not detailed on the official pages, so ask each bank directly. You will also want a French account for the repayments (see opening a bank account in France).
What taxes do you pay after buying in France?
The owner pays the taxe foncière, a yearly property tax. The taxe d'habitation on a main residence was abolished on 1 January 2023, but it remains on second homes, due according to your situation on 1 January. If you let the home, rental income is declared in France on an annex to your tax return.
If your property abroad or in France is large, other rules, such as the real-estate wealth tax, may apply. They depend on your tax residence, which is why the order "buy first, ask later" is risky. Tax questions on a purchase are worth a short consultation with an adviser or a notary.
What mistakes do buyers make?
- Underestimating the costs. Add duties, registry contribution and notary's fee to the price when you build your budget.
- Signing without the loan condition. Without it, you could lose your deposit if the bank refuses.
- Forgetting the energy diagnostic. The energy performance rating (DPE) has a real effect on what you can do with the property later. Poor ratings limit rent rises, as explained in renting in France.
- Falling for off-market "bargains". A price much below the market, an urgent transfer or a "seller abroad" is a scam signal.
If you plan to live in the home, the neighbourhood and the region matter as much as the price. Start with the best places to live in France, then work out the real cost of living in France.
What does the notary do when you are buying property in France?
The notary is a public official, not your personal adviser, and the sale cannot be completed without one. The notary checks the title of the seller, prepares the deeds, verifies the diagnostics and mortgage charges, collects the duties and taxes for the State and local authorities, and registers the transaction. Both sides can use the same notary or each can appoint one. This is why the "notary fees" are mostly taxes: the notary keeps only a regulated remuneration, and the rest goes to the State and the local authorities. If you want an explanation of the amounts before you sign, ask for a written estimate and the breakdown line by line. Also compare the price quoted with and without agency fees, which are separate.
How long does buying property in France take?
Between the accepted offer and the final deed, count a few months, with the pace depending on the mortgage, the diagnostics and the paperwork of the seller. The cooling-off period lasts ten days, but the real work is the loan: your bank studies the file, issues an offer, and then you must wait ten days before accepting it. The offer remains valid for at least thirty days. The signature of the acte authentique closes the deal, and you can take possession once the deed is signed and the funds have moved through the notary.
What should you check before you sign for a home in France?
Read the diagnostics attached to the sale, in particular the energy performance rating (DPE), because it affects what you can charge as rent later. Ask whether the building has works planned in the shared parts if it is an apartment, and read the minutes of recent meetings of the co-owners. Check the local planning rules for any building plans. If the property is rural, check access, water and drainage. These steps are standard, and a notary or a surveyor will walk you through them.
Is buying property in France a good idea for a newcomer?
Many people prefer to rent for a year before buying. You learn which town suits you, you discover the winter, and you avoid expensive transfer costs if you change your mind. If you do buy, keep your budget safe: set aside the duties, the notary's fee, the cost of works and furniture, and a reserve. Then insure the home from the day you sign.