Buying Property in France: The Complete 2025 Guide for Non-Residents

Step-by-Step Buying Process: From Offer to Completion

The 3 Key Stages (Offer, Preliminary Agreement, Final Deed)

• Purchase offer: a written document specifying the proposed price and validity period (typically 7 to 10 days).
• Preliminary sales agreement (« Compromis de Vente »): a contract signed before a notary or real estate agent, binding both parties once the 10-day cooling-off period has expired.
• Final deed of sale: the final signing before the notary, transfer of ownership, and payment of the remaining balance.

Timeline and Deposits to Expect

The total timeframe between an accepted offer and receiving the keys is generally 3 to 4 months. Upon signing the preliminary sales agreement, a deposit equal to 10% of the purchase price is paid into the notary’s escrow account. This deposit is fully refunded if you exercise your right to withdraw within the 10-day cooling-off period following signature.

For existing properties, you should budget an additional 7% to 8% in notary fees on top of the purchase price. For a Paris apartment at the average market price of €10,000 per square meter, this represents a substantial amount that should be planned for from the outset. Estate agency fees, typically ranging from 3% to 5%, may either be included in the advertised price or charged separately depending on the agency agreement. Non-resident buyers should also allow extra time for banking compliance checks and, where necessary, the translation of legal documents.

Taxes and Purchase Costs: Total Budget to Plan For

These costs are added to the negotiated purchase price. For existing properties, notary fees (7–8%) include transfer taxes, administrative expenses, and the notary’s remuneration. For new-build properties, these fees are significantly lower (2% to 3%), although the 20% VAT applied to the property price offsets much of the difference.

Estate agency fees (3% to 5%) may either be included in the advertised price or charged separately, so always verify the details in the property listing. Finally, you should budget for a 10% deposit payable after signing the preliminary sales agreement during the 10-day cooling-off period. This deposit is refunded without penalty if you withdraw within the legal timeframe.

Buying Property in France as a Foreigner: Restrictions and Formalities

France imposes no restrictions on foreign buyers, whether they are citizens of the European Union or non-EU nationals, when purchasing real estate. The same principle applies to everyone: property purchases are unrestricted and do not require prior government authorization.

In practice, non-residents simply need to provide additional administrative documentation, including a valid passport or identity card, proof of address abroad, and a birth certificate. The process is essentially the same as for French residents, with a typical timeline of 3 to 4 months between making an offer and receiving the keys.

It is advisable to work with a notary and, where appropriate, a specialist lawyer to secure the transaction, especially if you are unfamiliar with the French language or legal system. Notary fees for an existing property typically amount to 7% to 8% of the purchase price.

Mortgage Financing for Non-Residents: Requirements and Approval Process

Eligibility Requirements and Documentation

To obtain a mortgage in France, banks require a strong application, particularly from non-residents. Lending criteria are generally stricter, but financing remains accessible. You should prepare the following documents:

• Stable income demonstrated over the past 2 years: employment contracts, payslips, or recent tax returns.
• Minimum down payment of 20% to 30% of the property price, often sufficient to cover notary fees.
• French bank account may be required to facilitate communications and loan repayments.
• Nationality may influence lending conditions: EU citizens generally benefit from simpler procedures, while non-EU applicants may face slightly higher interest rates.

Debt-to-Income Rules and Applicable Rates

French lenders apply a strict debt-to-income rule: the DSTI (Debt Service to Income) ratio must not exceed 35% of your monthly net income. This ratio includes mortgage repayments and other fixed financial commitments. For an existing property, you should budget for notary fees (7–8%) and agency fees (3–5%). Application fees generally range between 0.5% and 1% of the amount borrowed. On average, the complete process—from offer acceptance to key handover—takes approximately 3 to 4 months. A 10% deposit is usually paid after signing the preliminary sales agreement, with a statutory 10-day cooling-off period.

Residency and Visas: Does Buying Property Give You the Right to Live in France?

Owning property in France does not automatically grant residency rights. France does not offer a “Golden Visa” program based solely on property ownership. Being a property owner does not replace visa or residence permit requirements.

If you are a non-EU citizen, your stay is generally limited to 90 days without a visa within the Schengen Area. To remain longer, you must obtain an appropriate residence permit, such as a VLS-TS long-stay visa valid for one year, which is not directly linked to property ownership.

Purchasing property allows you to stay freely during the permitted 90 days within any 180-day period, which is often sufficient for owners of second homes. However, for permanent relocation, property ownership alone is not enough; you must qualify under another category such as employment, family reunification, or retirement. Consulting an immigration lawyer is recommended when planning a long-term move.

FAQ: Frequently Asked Questions About Buying Property in France

What Are the Most Common Pitfalls When Buying Property in France?

Common mistakes include underestimating notary fees (7–8%), overlooking mandatory property surveys and diagnostic reports, or failing to check local planning and zoning regulations. A poorly reviewed preliminary sales agreement may also contain unfavorable clauses. Working with an independent notary can help secure the transaction.

Can I Buy a House in France Without Living There?

Yes. You can purchase property in France without becoming a resident. There is no legal requirement for foreign owners to occupy their property. You must simply comply with local tax obligations and, if you rent out the property, follow the applicable short-term or long-term rental regulations.

How Long Can I Stay in France If I Own a House There?

Property ownership does not automatically grant residency rights. As a non-EU visitor, you may generally stay in the Schengen Area for up to 90 days within any 180-day period. For longer stays, you must apply for a long-stay visa or residence permit.

What Taxes and Fees Are Payable When Buying a House in France?

When purchasing a property, you will pay transfer taxes and notary fees of approximately 7% to 8% of the purchase price for an existing property, and 2% to 3% for a new-build property. No capital gains tax is due at the time of purchase, although it may apply when the property is eventually sold.