By 
The essentials
- Foreigners — including non-EU and non-residents — can buy without restriction ;
- The full process from offer to keys typically takes 3 to 4 months ;
- Notaire fees and registration costs add roughly 7-8% on existing properties, 2-3% on new builds ;
- French mortgage rules cap monthly debt at 35% of net income (DSTI), strictly enforced since 2022 ;
- Non-residents must usually fund a 20-30% deposit from their own funds.
Where to search for property
Online portals
The dominant French portals are SeLoger, LeBonCoin, Bien'ici and PAP (sales between private individuals, no agency fee). For English-language searches:
- Rightmove Overseas and Zoopla Overseas aggregate French listings ;
- Leggett Immobilier — the largest English-speaking agency in France, particularly active in Dordogne, Provence and Brittany ;
- French-Property.com, A Place in the Sun, French Character Homes.
Estate agents and buyer's agents
A French agent immobilier typically works for the seller and earns a commission of 4-7% (frais d'agence), included in the displayed price (the listing will say "FAI" — frais d'agence inclus). Some agents are local-only ; others belong to networks like Century 21, Orpi, Laforêt or Guy Hoquet. Always check that the agent is registered with FNAIM, SNPI or UNPI and holds a current carte professionnelle.
A buyer's agent (chasseur immobilier) works exclusively for you, sources properties across networks, and handles negotiations. Fees range from 1.5% to 3% of the purchase price, sometimes capped. This option is particularly valuable for non-residents who can't easily attend viewings.
A scam to be aware of: fake "owners" advertising properties they don't own and asking for a deposit transfer before keys are exchanged. Never wire money before signing a contract through a notaire, never pay an "owner" directly without an agent or notaire involved.
The French property market in 2026
After a decade of strong growth (2015-2021) and a sharp correction in 2023-2024 driven by rising interest rates, the market in 2026 has stabilised. Paris has seen the biggest drop (around 8-12% from peak), provincial cities are flatter, and rural and coastal areas remain stable thanks to second-home demand.
Indicative average prices per square metre as of 2026:
| City | Apartments €/m² | Houses €/m² |
|---|---|---|
| Paris | 9,500-11,500 | 10,500-13,000 |
| Nice / Côte d'Azur | 5,000-7,000 | 5,500-8,000 |
| Bordeaux | 4,500-5,500 | 4,800-6,000 |
| Lyon | 4,800-5,800 | 5,000-6,500 |
| Nantes | 3,800-4,500 | 4,000-5,000 |
| Toulouse | 3,500-4,500 | 3,800-5,000 |
| Marseille | 3,200-4,500 | 3,500-5,500 |
| Lille | 3,200-4,000 | 3,500-4,500 |
| Dordogne (rural) | 1,500-2,500 | 1,800-3,000 |
Up-to-the-day data is published by the public service DVF (Demande de Valeurs Foncières), which lists every actual sale price in France over the past 5 years.
The buying process step by step
1. The offre d'achat
When you've found a property, you submit a written offer (offre d'achat) specifying the price, the financing plan and any conditions (e.g. subject to mortgage approval, subject to surveys). The seller can accept, reject or counter. An accepted offer is morally binding but not yet legally binding — that comes with the next step.
2. Signing the compromis de vente
The compromis de vente (or promesse de vente, technically slightly different) is the legally binding pre-contract drafted by a notaire. You typically pay a 5-10% deposit at signing, held in escrow by the notaire. The buyer has a 10-day cooling-off period after signing during which they can back out without penalty.
The compromis includes mandatory diagnostic reports — energy performance (DPE), lead, asbestos, termites, gas, electrical, septic system, natural risk zones — provided by the seller. These are valid for limited periods (between 3 months and 10 years depending on the report) and the agent must give you up-to-date versions.
3. Acte de vente (3-4 months later)
After the compromis, the notaire spends about three months gathering the legal pieces — searches at the land registry, mortgage clearance, urbanism certificates, neighbour pre-emption rights, condominium documents. If you're buying with a mortgage, this is also when your loan offer is finalised (mandatory 11-day reflection period on French mortgage offers).
The acte de vente is signed at the notaire's office. Both parties (or their proxies) attend, the balance of the price is transferred, the keys are handed over, and the property is officially yours. The notaire registers the sale and you receive the official deed (titre de propriété) several weeks later.
What you actually pay on top of the price
A purchase price of €300,000 typically translates into a total spend of around €322,500 once all fees are added. The breakdown:
- Frais de notaire: ~7-8% on existing properties, ~2-3% on new builds. Despite the name, only ~10-15% of this fee is the notaire's actual commission ; the rest is registration tax to the state ;
- Agency fees: 4-7% if going through an agent, included in the displayed price when marked "FAI" ;
- Survey costs: optional but recommended for older properties (~€500-2,000) ;
- Mortgage fees: bank arrangement fee €500-2,000, mandatory life insurance, and registration of the mortgage on the land registry (~1.5% of the loan amount) ; note that mortgage banks also require multirisque habitation on the property from the day of the deed signing ;
- VAT: only applies to new builds purchased from a developer (20% included in price) ;
- First-year property tax: pro-rated taxe foncière is usually split with the seller from the date of signing.
For taxes after purchase, see our guide to property taxes in France (taxe foncière paid by the owner, taxe d'habitation only for second homes since 2023, and IFI for net real estate over €1.3M).
Getting a French mortgage
Foreigners can borrow from French banks, including non-residents — but the rules are stricter than in many other countries.
The 35% DSTI rule
Since 2022, French regulator HCSF has imposed a strict 35% debt-to-income ratio on all new mortgages. Your total monthly debt payments — including the new mortgage, mandatory life insurance and any other loans — must not exceed 35% of your net household income. Banks have very limited discretion to bend this (only 20% of new loans can deviate from it). For most buyers, this rule is the binding constraint, more than the mortgage rate itself.
Loan duration and rates
Standard French mortgages are fixed-rate for the entire duration of the loan — a major difference from variable-rate UK mortgages. Maximum duration is 25 years (27 years for new builds with 2 years of construction). Typical 2026 rates for residents range from 3.0% to 4.5% depending on profile and duration.
Mortgages for non-residents
Non-French residents can borrow, but with stricter terms:
- Minimum deposit typically 20-30% for EU nationals, often 30-40% for non-EU ;
- Maximum duration shorter, typically 20 years instead of 25 ;
- Slightly higher rates than for residents ;
- Some banks specialise in non-residents (e.g. International Private Banking arms of BNP Paribas, Société Générale, HSBC France) ;
- Mortgage brokers (e.g. International Private Finance, French Mortgage Direct) often help foreign buyers navigate the market.
Mandatory life insurance can sometimes be the largest single cost beyond the principal — you can shop it separately under the Loi Lemoine since 2022, no longer obligatory to take the bank's offer.
Practical tips for foreign buyers
- The compromis de vente is in French only, even with international buyers — pay a sworn translator if your French isn't strong enough to follow legal language ;
- You can sign by power of attorney (procuration) — useful if you can't fly in for the signing ;
- For renovations, the certificat d'urbanisme from the mairie tells you what changes are legally allowed ;
- Energy performance (DPE): properties rated F or G face progressively tightening restrictions on rental — affects investment buyers ;
- If buying in a rural area, check internet connectivity (fibre availability via Arcep's tool) and septic system condition before signing ;
- Allow extra budget for first-year settling — French homes often come empty (no kitchen units, no light fixtures sometimes).
The notaire is paid by the buyer, but acts impartially as a state-appointed officer — you can rely on them for legal correctness, but they will not advocate for you in negotiations. For commercial-grade negotiation help, a buyer's agent or a mandataire is the better fit.