Step by step guide to buying property in France

1. Setting a budget

Buying a home in France starts with setting a budget that works for you. As well as the purchase price, remember to allow for:

• Notaire fees: these are mostly taxes and usually come to 7% to 8% of the price for an older property, or around 2% to 3% for a new build.
• Estate agent fees: in France, these are often included in the advertised price, shown as FAI (frais d’agence inclus). Check the listing, as sometimes the buyer pays them on top.
• Survey and renovation costs, if the property needs work.
• Ongoing costs, such as property tax, insurance and utilities.

If you need a mortgage, speak to a lender or broker early to find out how much you can borrow. Non-resident buyers usually need a deposit of 20% to 30%. If your money is in pounds or another currency, exchange rates will affect your budget at every stage, from the deposit to the final payment. A specialist currency transfer company can help you get better rates than a high-street bank and fix a rate in advance.

2. Deciding the location

Next, think about where you want to buy. Each region of France has its own charms, from sun and sea and thriving cities to historic rural towns and fabulous skiing.

Consider what matters most to you, such as access to shops, healthcare and transport, the climate, and the activities you enjoy. The cost of property and living varies hugely by area. Cities such as Paris and Nice offer plenty of excitement but come at a price, while quieter, more rural areas such as the Creuse or parts of Normandy are far more affordable. If you’ll be travelling back and forth, check how easy it is to reach an airport or a train station. The key is to choose a location that matches your lifestyle, priorities and budget.

Check out Kyero’s guide to which region of France is right for you.

3. Finding a property

Kyero is the easy way to find your dream home. Search thousands of properties for sale in France and contact agents directly, all from the comfort of your own home.

When you find a property you like, visit it in person if you can, ideally more than once and at different times of day. It’s also a good idea to spend some time in the area, out of season as well as in summer, to get a real feel for local life.

4. Getting help with the language and paperwork

All the legal documents in a French property purchase are in French. Even if your French is good, legal and technical terms can be hard to follow, so consider using a professional translator, or an English-speaking notaire or lawyer who specialises in helping international buyers.

You can also ask the notaire to provide a translation or an interpreter at the signings. If you don’t speak French well, the notaire may require an interpreter to be present to make sure you understand what you’re signing.

5. Doing your research

Before you make an offer, find out as much as you can about the property and the area.

• Property diagnostics: the seller must provide a pack of technical surveys (diagnostics) before the sale. These cover the property’s energy performance (DPE) and, depending on its age and location, lead, asbestos, termites, the electricity and gas installations, the septic tank and local natural risks, such as flooding. Ask to see them early, as they can reveal costly problems.
• Energy rating: the DPE rates homes from A to G. Poorly rated homes can cost a lot to heat, and when a detached house rated E, F or G is sold, the seller must also provide an energy audit with recommended improvements and costs.
• Structural survey: the diagnostics aren’t a full survey. For an older property, it’s worth paying for an independent building survey.
• Local planning: check the local development plan (Plan Local d’Urbanisme, or PLU), which sets out what can be built in the area. You can view planning documents on the French government’s Geoportail website.
• Running costs: ask the seller or agent for the latest property tax bill and, for an apartment, the service charges.

6. Making an offer

When you’re ready, make an offer to the seller through the agent, ideally in writing. Include the price you’re offering, any conditions, such as getting a mortgage, and how long the offer is valid, usually one to two weeks.

In France, it’s normal to negotiate, especially in areas where prices have been flat or the property has been on the market for a while. Once the seller accepts, the sale isn’t binding until you both sign the pre-contract (see step 8).

7. Choosing a notaire

Every property sale in France must go through a notaire, a legally qualified public official who makes sure the sale is valid and secure. The notaire carries out the legal checks, draws up the contracts, collects the taxes and registers the change of ownership.

A single notaire can act for both the buyer and the seller, as they’re a neutral party. You also have the right to appoint your own notaire at no extra cost, as the two notaires share the same fee. This can be reassuring for international buyers, particularly if you choose an English-speaking notaire.

The notaire also checks whether anyone has a right to buy the property before you, known as a pre-emption right. The local council or, for rural land, the rural land agency (SAFER) can sometimes use this right. It rarely happens, but the checks can add a few weeks to the process.

8. Signing the pre-contract

Congratulations, your offer has been accepted! The next step is to sign a pre-contract (avant-contrat), which sets out all the terms of the sale in writing. It’s usually drawn up by the notaire or the estate agent, and there are two types:

• Compromis de vente: the most common type. It’s a binding agreement in which both you and the seller commit to the sale.
• Promesse unilatérale de vente: the seller commits to sell to you for a set period, usually two to three months, while you have the option to buy. You pay a reservation fee (indemnité d’immobilisation), usually around 10% of the price, which you lose if you decide not to buy for a reason not covered by the contract.

The pre-contract includes:

• a full description of the property
• the property diagnostics
• the agreed price, and who pays the agent’s fees
• how the purchase will be financed
• any conditions (conditions suspensives), such as getting a mortgage or planning permission
• the date for signing the final deed

When you sign a compromis de vente, you normally pay a deposit of 5% to 10% of the price. This is held securely by the notaire and counts towards the purchase price.

Your 10-day cooling-off period

As the buyer, you have a 10-day cooling-off period (délai de rétractation). It starts the day after you receive the signed pre-contract, by registered post or by hand. During this time, you can pull out for any reason and get your deposit back in full. The seller doesn’t have this right.

After that, you can only withdraw without losing your deposit if one of the conditions in the contract isn’t met, for example if your mortgage application is turned down. If you need a mortgage, the contract must include a mortgage condition giving you at least one month to secure your loan, and 45 to 60 days is common.

9. Signing the final deed of sale

This is the exciting final step where you become the proud owner of your French property! Usually two to three months after the pre-contract, you, the seller and the notaire sign the final deed of sale (acte authentique de vente).

A few days before, you must transfer the rest of the purchase price and the notaire’s fees to the notaire’s client account. At the signing, the notaire reads through the deed and makes sure both parties understand it. If you can’t be there in person, you can give someone power of attorney (procuration) to sign on your behalf, and many notaires now offer remote electronic signing.

Once the deed is signed, you’re the legal owner. The notaire gives you a certificate of ownership (attestation de propriété) on the day and registers the sale with the land registry. The official copy of your title deed follows a few months later.

10. Moving into your new French home

The moment you’ve been waiting for! The keys are handed over, and the door to your new French home swings open.

There are a few things to sort out straight away:

• Home insurance: arrange cover from the day you complete.
• Utilities: transfer the electricity, water, gas and internet into your name, and take meter readings on the day.
• Tax: the property tax (taxe foncière) for the year is usually shared between you and the seller at completion. You must also register as the owner on the French tax authority’s online property service (Gérer mes biens immobiliers) and say whether the home is your main residence, a second home or rented out.

FAQ about buying a property in France

How long does it take to buy a house in France?
Allow around three to four months from having your offer accepted to signing the final deed. It can take longer if you need a mortgage, or if there are complications such as planning issues or a pre-emption check.

Can foreigners buy property in France?
Yes. There are no restrictions on foreigners, including UK and US citizens, buying property in France.

Do I need a French bank account?
It isn’t a legal requirement for the purchase, but it makes life much easier for paying bills, taxes and insurance, and a French lender will usually require one.

Does buying a house in France mean I can live there?
No. Owning property in France doesn’t give you the right to live there. If you’re not an EU citizen, you can spend up to 90 days in any 180-day period in France and the rest of the Schengen area. To stay longer, you’ll need a long-stay visa and then a residence permit. Unlike some European countries, France doesn’t offer a golden visa for property buyers.