Buying Property in France as a Foreigner: Steps and Costs
Foreigners can buy property in France without special restrictions, and the process is well regulated and predictable once you understand it. The costs and steps can still surprise buyers used to the US or UK systems. This guide walks you through each stage, the fees to budget, how financing works and what the current political and economic situation in late October 2026 means for your plans.
Key takeaways
- There are no special restrictions on foreigners buying property in France.
- The main steps are offer, compromis de vente, a 10-day cooling-off period, the mortgage condition period and the final deed signed before a notaire.
- Budget about 7% to 8% of the price for notary fees on existing homes, and about 2% to 3% for new builds.
- French lending rules cap debt-to-income at 35% and loan length at 25 years in most cases.
- This is general information, not legal, tax or investment advice. Check details with a notaire and a tax adviser.
Whether you want a pied-à-terre in Paris, a family home in the countryside or a base for a business, France welcomes foreign buyers. You do not need residency, a visa or special permission to own property. What you do need is a clear picture of how the process works, because it differs in important ways from what many buyers expect.
The timing also matters. As of late October 2026, France is going through cost-of-living protests, a contested 2027 budget and higher government borrowing costs. These do not change the legal process, but they do affect mortgage rates, sentiment and possibly future taxes. This guide covers both the evergreen steps and the current context.
A quick note: this article is general information and not legal, tax or investment advice. Rules can change, so confirm details with a notaire, your bank and official sources such as service-public.fr and impots.gouv.fr.
Who is involved in a French property purchase
Before the steps, it helps to know the main players:
- The notaire: a public official who drafts and authenticates the sale, checks the property's legal status, collects taxes and registers the transfer. Buyer and seller can share one notaire or each appoint their own, usually at no extra total cost.
- The estate agent (agent immobilier): markets the property. Fees are often included in the advertised price, but check who pays.
- The bank or mortgage broker: arranges financing if you borrow.
- Diagnostic experts: carry out mandatory surveys on energy performance and other risks, paid by the seller.
- Your own advisers: a bilingual lawyer, tax adviser or buyer's agent can help, especially if you do not speak French.
The buying process step by step
- Get your finances ready. Decide whether you will pay cash, borrow in France or borrow at home. If borrowing in France, get an agreement in principle so sellers take your offer seriously.
- Make an offer. Offers are usually made in writing through the agent. An accepted offer is a strong signal but the binding stage comes next.
- Sign the compromis de vente. This preliminary contract sets the price, conditions and completion date. The buyer usually pays a deposit, often held by the notaire.
- Use the 10-day cooling-off period. Non-professional buyers of residential property can withdraw within 10 days of receiving the signed compromis, without penalty.
- Secure the mortgage. The contract normally includes a mortgage condition: if you cannot get the loan described within the agreed period despite applying properly, you can usually withdraw and recover your deposit.
- Wait while the notaire runs checks. The notaire verifies ownership, planning rules, pre-emption rights and debts on the property. This typically takes a few months in total.
- Sign the acte authentique. The final deed is signed before the notaire. You pay the balance and fees, receive the keys and become the legal owner.
Common mistake
Treating the compromis de vente as a formality. In France this preliminary contract is binding on both sides once the cooling-off period ends, subject to its conditions. Read it carefully, ideally with a translation, and make sure any condition you need (such as financing, or permission for works) is written into it before you sign.
What it costs to buy
The purchase price is only part of the bill. Here are the main costs to budget.
Notary fees (frais de notaire)
Despite the name, most of these fees are transfer taxes collected by the notaire for the state and local authorities. They are about 7% to 8% of the price for existing homes and about 2% to 3% for new builds. Since 1 April 2025, departments may raise the transfer tax (DMTO) from 4.5% to 5% until 2028. First-time buyers can be exempted from that increase where the department votes it. Ask the notaire for an estimate early.
Agent fees
Agent fees vary and may be paid by the seller or the buyer. Check whether the advertised price includes them, and ask the notaire how the split affects the price on which transfer taxes are calculated.
Mortgage costs
If you borrow, expect arrangement fees, a guarantee or mortgage registration cost, and borrower insurance, which French banks generally require.
Currency costs
If your money is in dollars, pounds or another currency, the exchange rate on the day you transfer funds affects the real price. Small differences add up on a large sum.
| Cost | Typical range or rule | Who to ask |
|---|---|---|
| Notary fees, existing home | About 7% to 8% of price | Notaire |
| Notary fees, new build | About 2% to 3% of price | Notaire or developer |
| Agent fees | Varies; check who pays | Agent |
| Mortgage fees and insurance | Varies by bank and profile | Bank or broker |
| Currency transfer | Depends on rate and provider | Your bank or a currency specialist |
Financing as a foreign buyer
French banks lend to non-residents, but criteria are often stricter, and some banks focus on residents or on buyers with income in euros. You may also consider borrowing in your home country against other assets.
French mortgage rules apply to everyone borrowing from a French bank. The HCSF caps debt-to-income at 35%, insurance included, and loan length at 25 years (27 for some new builds), with limited exceptions. French mortgages are mostly fixed-rate, which gives payment certainty once the loan is signed.
Rates have been rising. In October 2026, average 20-year rates are about 3.5% to 3.7% depending on the broker (Pretto, Meilleurtaux). Crédit Logement/CSA observed an average of 3.40% across all durations in September 2026. Banks' funding costs are influenced by French government bond yields, which have climbed this year: the 10-year OAT averaged 4.00% in August 2026, the highest monthly average since October 2008, and has since been above 4%. Higher yields tend to push new mortgage rates up with a lag.
Pro tip
If you earn in a currency other than the euro, ask how the bank treats your income. Some banks apply a discount to foreign-currency income to account for exchange rate risk, which reduces how much you can borrow. Matching your loan currency to your income currency is a common way to reduce that risk.
Ongoing costs and taxes after you buy
Ownership brings annual costs. Plan for them before you commit.
- Taxe foncière: an annual property tax paid by whoever owns the property on 1 January. It is set locally and varies widely.
- Taxe d'habitation: now applies only to second homes, and some vacant homes may face extra taxes in some areas.
- IFI: the real estate wealth tax applies when net taxable real estate assets exceed €1.3 million.
- Co-ownership charges: apartments in shared buildings carry charges for maintenance, insurance and works.
- Insurance: home insurance is essential. Many home policies cover damage from riots and civil commotion, often with a deductible and limits, but check your policy wording.
If you plan to rent the property, extra rules apply: rent control in Paris, energy performance rules (homes rated G cannot be newly rented out as of 2025), and in Paris a limit of 90 nights a year for renting out a primary residence as a whole on short-term platforms. You will also need to consider tax in your home country, so speak to an adviser familiar with both systems.
Hypothetical example
Imagine Sarah, a UK-based consultant, who agrees to buy an older apartment in Lyon for €300,000. She budgets notary fees of around 7.5%, adds agent fees that the seller has already included in the price, and sets aside money for a small renovation flagged by the energy survey. She borrows part of the price from a French bank that accepts non-residents, signs the compromis, uses the 10-day cooling-off period to review the co-ownership minutes with a translator, and completes about three months later. The names and figures are made up.
What the 2026 situation means for foreign buyers
As of late October 2026, France faces cost-of-living protests, with a nationwide day of action on 17 October and further actions planned on 24 and 31 October and a union day of strikes on 5 November. The government's 2027 draft budget aims to cut the deficit from an expected 5.4% of GDP to 5% in 2027, but it lacks a clear majority, so the final measures may change.
For a foreign buyer, the practical effects are mostly indirect:
- Financing: mortgage rates are rising alongside government bond yields.
- Taxes: budget debates can bring changes to property-related taxes. Check the final law, not the draft.
- Logistics: strike days can affect travel for viewings and signings. Notaires can often arrange remote signing by power of attorney.
- Location: some city-center streets see regular demonstrations. Visit at different times.
The legal process itself is unchanged, and foreigners still face no special restrictions.
Foreign buyer checklist
- Decide how you will finance the purchase and get an agreement in principle
- Choose a notaire and, if needed, a bilingual adviser
- Ask for a full estimate of notary fees and other buying costs
- Read the compromis de vente with a translation before signing
- Write any financing or works condition into the contract
- Plan currency transfers in advance
- Budget taxe foncière, co-ownership charges and insurance
- Get tax advice in France and your home country
Frequently asked questions
Do I need to be a French resident to buy property?
No. Foreigners can buy property in France without special restrictions and without residency. Residency rules only matter if you want to live in France long term, which is a separate immigration question.
Do I have to be in France to sign?
Not necessarily. You can usually give a power of attorney so someone signs on your behalf, often a member of the notaire's office. Ask your notaire about the process and documents required.
Can I back out after signing the compromis?
As a non-professional buyer of residential property, you have a 10-day cooling-off period. After that, you can usually withdraw only if a condition in the contract is not met, such as failing to obtain the mortgage described despite applying properly.
Should I wait until the protests end to buy?
This article cannot advise on timing. The protests do not change the legal process. Your decision should depend on your finances, how long you plan to hold the property and the specific home, with professional advice where needed.
Related reading
The bottom line
Buying property in France as a foreigner is open, structured and well protected, with the notaire guiding the legal side from compromis to final deed. Budget carefully for notary fees, financing costs, currency moves and annual taxes, and read every contract before you sign.
As of late October 2026, the main thing to watch is the cost of borrowing, which is rising with French bond yields, along with possible tax changes from the budget debate. Check the latest information on official sites and with your notaire, bank and tax adviser before committing.
