Buying Property in France as a Foreigner: A Step-by-Step Guide
France is one of the most popular countries in the world for foreign property buyers — and for good reason. The legal framework is robust, ownership rights are well protected, and the notarial system means transactions are handled by independent public officers whose job is to protect both parties.
That said, the process is different from what you may be used to in the UK, Ireland, the US, or elsewhere. Understanding how it works before you start searching will save you stress, money, and potentially costly misunderstandings.
This guide covers everything you need to know, from first steps to final signature.
Can foreigners buy property in France?
Yes — without restriction. Unlike some countries, France imposes no limits on foreign ownership of real estate. EU citizens, UK nationals post-Brexit, Americans, Australians, non-EU nationals of all kinds — all can purchase French property freely, in their own name or through a legal entity.
There is no minimum residency requirement. You do not need to live in France to buy there.
Step 1: Define your project
Before you look at a single listing, spend time getting clear on what you actually need:
Primary residence, secondary home, or investment? This affects everything: location logic, financing approach, tax treatment, and long-term management.
Budget — purchase price plus costs. Notaire fees on existing properties run to 7–8% of the purchase price. For a €300,000 property, budget €20,000–€24,000 on top. For new builds, fees are lower (2–3%).
Financing: cash or mortgage? If you're financing from abroad, get a sense of what your bank will offer. French banks will also lend to non-residents, but typically require a 20–30% deposit and considerable documentation.
Timeline. Are you buying imminently, or planning 12–18 months out? This affects your urgency and negotiating position.
Step 2: Find a local agent you trust
This is not optional. Navigating a foreign property market without local expertise is how buyers overpay, miss red flags, or end up in the wrong neighbourhood for their needs.
In France, real estate agents are licensed professionals (titulaires de la carte professionnelle) and are legally required to hold professional indemnity insurance. Agency fees (honoraires) are typically 3–6% of the purchase price and are either paid by the seller or included in the advertised price — check the listing to understand which applies (HAI = charges incluses / FAI = frais d'agence inclus).
A good local agent will:
Know which streets are good and which to avoid
Alert you to upcoming listings before they go online
Help you understand co-ownership documents (the infamous diagnostics and procès-verbaux d'assemblée générale)
Accompany you to viewings and help you read between the lines
Step 3: Visit and make an offer
Once you've found a property you want to pursue, you make a written offer (offre d'achat). This is typically a one-page document stating:
The price you're offering
The conditions (usually subject to mortgage finance)
A validity period (commonly 5–10 days)
If the seller accepts, you move to the preliminary contract. If they counter-offer, you negotiate. Note that the offer is binding on you, but not on the seller until they sign.
Practical tip for remote buyers: If you're buying from abroad, you can give power of attorney (procuration) to a trusted local party — including your agent — to sign documents on your behalf. This is common and legally straightforward.
Step 4: The compromis de vente
The compromis de vente (or promesse de vente) is the preliminary contract — the most important document in the transaction. It is typically drafted by the estate agent or the notaire and signed by both parties.
At this stage:
A 5 to 10% deposit (dépôt de garantie) is paid by the buyer, held in escrow by the notaire
The sale price and all conditions are fixed
Conditions suspensives (conditional clauses) are agreed — the most common being the obtaining of a mortgage
The buyer has a 10-day cooling-off period (délai de rétractation) from the date they receive the signed compromis. During this period, you can withdraw for any reason with no penalty and get your deposit back in full.
After that 10-day window, withdrawing means forfeiting your 10% deposit (unless a conditional clause kicks in — e.g., if your mortgage is refused).
Step 5: The diagnostics — what you're actually buying
French law requires sellers to provide a comprehensive dossier de diagnostics techniques (DDT) — a folder of technical reports covering:
Energy performance (DPE — Diagnostic de Performance Énergétique): now a major factor in both value and rental regulations
Lead, asbestos, and other hazardous materials (depending on the age of the building)
Electrical and gas installation safety
Natural and technological risk zones
Termites (in certain regions)
Floor area (Loi Carrez, for apartments)
Read these carefully. The DPE in particular has become increasingly important: properties rated F or G are now subject to restrictions on rental, and these will tighten further. If you're buying for investment, an energy-inefficient property may require significant renovation costs.
Step 6: Mortgage and due diligence period
Between the compromis and the final deed, you typically have 3 months. During this time:
If you're financing, your bank finalises and issues the mortgage offer. French law requires a mandatory 10-day waiting period after you receive the mortgage offer before you can accept it.
The notaire carries out all legal checks: title, planning permissions, co-ownership accounts, any outstanding charges on the property
You may arrange a private survey (expertise immobilière) — not standard practice in France, but increasingly common for international buyers
Tip: France does not have a tradition of pre-purchase surveys equivalent to the UK system. For older properties, particularly houses, commissioning an independent building survey (by a expert en bâtiment) is often worthwhile — it's not required but can reveal costly hidden defects.
Step 7: The acte authentique — final signing
The final deed is signed at the notaire's office, in the presence of both parties (or their representatives via power of attorney). The notaire reads the entire act aloud — yes, all of it — and then the parties sign.
At this point:
The balance of the purchase price (minus the deposit already paid) is transferred
Notaire fees are paid
You receive the keys
From this moment, you are the legal owner.
Understanding notaire fees
Notaire fees (often called frais de notaire) are frequently misunderstood. They are not purely the notaire's remuneration — the majority is taxes paid to the state.
For an existing property (more than 5 years old), the breakdown is approximately:
ComponentApproximate %Transfer taxes (droits de mutation)~5.8%Land registry fees~0.1%Notaire's actual fee~0.8–1%Total~7–8%
For new builds (VEFA):
Transfer taxes are much lower (~0.7%)
VAT (TVA) is already included in the price
Total notaire fees: ~2–3%
Tax considerations for foreign buyers
French property ownership has tax implications both in France and potentially in your home country. Key taxes to be aware of:
Taxe foncière: annual property tax paid by the owner, regardless of whether you occupy the property. Varies by commune and property type.
Taxe d'habitation: being phased out for primary residences; still applies in some cases for secondary residences.
Capital gains tax (Plus-value immobilière): applies when you sell. For non-residents, the rate is 19% (+ social charges of 17.2% for EU residents, reduced or exempt for some non-EU residents under tax treaties). There is a progressive exemption based on years of ownership — after 22 years, income tax is exempt; after 30 years, social charges are also exempt.
IFI (Impôt sur la Fortune Immobilière): wealth tax on French real estate exceeding €1.3M. Non-residents are taxed only on their French assets.
Always consult a tax adviser familiar with both French law and your home country's tax treatment before completing a purchase.
Do you need a French bank account?
For the purchase itself, strictly speaking no — the notaire can accept international bank transfers. However, for ongoing ownership (paying taxe foncière, co-ownership charges, utilities), a French bank account makes life significantly easier. Most major French banks will open accounts for non-residents.
Working with Barth Immobilier
Buying in Rennes from abroad requires a partner who understands both the local market and the specific challenges facing international buyers. Our team speaks your language — literally and practically. We work with foreign buyers regularly and know how to make the process as smooth as possible, from first visit to final signature.
If you have questions about the market in Rennes, the process, or a specific property you've seen, don't hesitate to reach out. The initial conversation is always free, and always useful.
Contact us — wherever you are.