How to buy a property in France?

Purchasing an apartment in Paris, a luxury villa on the French Riviera, or a charming property in Provence is a lifelong dream for many. Yet, navigating the French real estate market as a foreign buyer can be both unique and challenging.
Below, you’ll find essential tips and a complete timeline to guide you through closing in France.

STEP 1: Define your budget
Financing is the key point here.
Get a financing plan or proof of funds.
If you need a loan, be aware that French banks usually require a 50% down payment for foreign buyers. They also pay close attention to the buyer’s professional situation, especially if one of them is a freelancer or self-employed.
Work with a mortgage broker : French banks can be strict, especially for non-residents, so having a broker can help you secure a loan.
Another factor to keep in mind is the exchange rate, which is currently not very favorable to the dollar.
The budget needs to include everything:
- the price of the apartment or the house
 - notary fees (around 8.5%)
- buyer’s agent commission (unless the listing agent agrees to share their fee)
- mortgage fees
- exchange rate impact
- renovation costs (there will almost always be small works needed to make the place their own)
- an annual budget for property taxes and condo fees (if applicable).

STEP 2: Define your location preferences
Beware: falling in love with such a charming village in the summer, only to find it too quiet (or even dead!) in wintertime.
If in Paris: the lively streets can get very noisy (Parisians love to party :)
Explore the neighborhoods on foot to soak up their unique atmospheres.
Check if the area feels peaceful, vibrant, or conveniently connected to public transport. Trust your instincts to guide you!

STEP 3: Define your property specifications, deal breakers & preferences.
Verify the infrastructure, seasonal activity, and resale potential.
 For a detailed breakdown of these criteria, reach out to alexandre.segues@expfrance.fr and we'll share our complete Property Criteria Overview guide.  

STEP 4: House hunt (Remote or In-Person)
Use online listings and get local advice.
Experienced local agents know the best-kept secret, up-and-coming neighborhoods, overpriced areas, and what truly matches your lifestyle and budget.
Take advantage of video tours or live virtual visits via FaceTime or WhatsApp with a trusted agent.
Important: Online listings may be outdated or already sold.
If you fall in love with a property, before making an offer, be sure to review all mandatory diagnostics: electrical systems, gas installations, lead, termites, asbestos, and energy efficiency (DPE). Your agent can help you obtain and interpret these reports

STEP 5: Make an offer ("Offre d’achat")
Once you’ve found your dream property, submit a written offer.
This initial proposal isn’t legally binding, but it marks the first formal step in the process.
Be sure to specify: the proposed purchase price, your financing terms and any requested repairs or works to be completed by the seller before closing.

STEP 6: Sign the Compromis de Vente (also known as Promesse de Vente or Preliminary Sales Agreement).
Once your offer is accepted by the seller, the notaire (French notary) will prepare the necessary documents.
This process typically takes 2 to 4 weeks.
 Here's what you need to know before signing:
- Legal implications: The contract becomes legally binding upon signing.
- Cooling-off period: You have 10 days to withdraw without penalty.
- Deposit requirement: You must deposit 5% to 10% of the purchase price into the notaire’s escrow account.

STEP 7: Notaire Dossier, Legal Checks & Financing
Timeframe: 2-3 months

If you’re taking out a mortgage, you’ll need to finalize it quickly after signing the compromis. Foreign buyers should be ready with extra documents (proof of income, taxes, etc.).
Your notary will verify the property title, land boundaries, zoning regulations, and any existing encumbrances or liens.
Keep in mind that French authorities hold a pre-emptive purchase right on all real estate transactions and have up to two months to decide whether to exercise it.

Important consideration: While you could use the seller's notary, it's advisable to appoint your own.
The notarial fees remain the same (approximately 8-8.5% of the purchase price) and will simply be divided between both notaries ; you'll pay the same amount either way, but having independent representation protects your interests.

STEP 8:  Completion Day – The Final Deed (Acte Authentique)
On completion day, or within 24 hours prior, you'll conduct a final property inspection.
This ensures all fixtures and fittings are functional and the property remains in the condition you originally viewed it.
You'll also record utility meter readings for water, electricity, and gas.

Key steps for completion: Transfer funds to your notary ahead of the appointment ; attend the signing ceremony at the notary's office (remote signing via power of attorney is possible).
Collect your keys immediately after completion

Pitfall: you must have valid property insurance in place before signing can proceed.
This is a legal obligation in France, and without proof of coverage, the transaction cannot be finalized.

Upon completion, arrange utility transfers (electricity, water, internet) and register for property taxes (taxe foncière and taxe d'habitation).

Need a french real estate agent ?

For Paris and Île-de-France: Contact me, Alexandre Séguès (I created this guide and website to help you navigate the French property market)
alexandre.segues@expfrance.fr

For the French Riviera: Contact Isabelle Sparacia - isabelle.sparacia@expfrance.fr

For Provence: Contact Kyela Puech - kyela.puech@expfrance.fr