Buying a Home in France as a Foreigner: Step-by-Step Guide

Are you considering buying a home in France? Moving is not for the faint of heart, but relocating to another country adds another level of challenge. In this informative article, Lieke Lobregt outlines the step-by-step process for buying property in France.

France remains one of the most accessible countries in Europe for foreign property buyers. Whether you are purchasing a holiday home in Provence, a countryside farmhouse, or a permanent residence. The French buying process is structured, transparent, and legally well-protected. Though it might be a bit challenging at first. This guide explains the process from your very first viewing to eventually receiving the keys — including taxes, French bank accounts, utility contracts, and the role of the notaire.

Buying in France Tips

Step 1. Define your budget and project

Before visiting properties, determine:

• Your maximum purchase budget
• Additional buying costs
  • Existing property (“ancien”): approximately 7–8% extra
  • New-build property (“neuf”): approximately 2–3% extra
• Whether you need a mortgage
• Whether the home is for:
  • Holidays
  • Permanent relocation
  • Rental income
  • Retirement
• Are you willing to take on a renovation project, or are you looking for a turnkey home?

Additional costs typically include:

• Transfer taxes
• Registration fees
• Notaire fees
• Administrative costs

Photo credit: ©Lieke Lobregt

Step 2. Research Areas

Real estate in France differs enormously by region. Investigate which region you’d like to buy a home. There are regions experiencing a significant exodus. Primarily, young people are moving away. Conversely, there are regions that are highly touristy, offering positive opportunities for holiday rentals and future homes.

Popular regions for foreign buyers include:

• Provence
• Côte d’Azur
• Dordogne
• Occitanie
• Normandy
• The Alps

Step 3. Visit Properties

Do not hesitate to contact various real estate agents and view many houses. Only by gaining experience, feeling, and seeing can you determine what you are and are not looking for. Visit the desired region in different seasons; do not rush. The typical search for a (second) home in France by a foreigner takes 1-5 years. Often rural France, renovation costs can quickly exceed expectations.

During visits, pay attention to:

• Roof condition
• Heating systems
• Septic tanks (fosse septique)
• Dampness and insulation
• Renovation requirements
• Internet availability
• Flood or fire-risk zones

Photo credit: ©Lieke Lobregt

Step 4. Make an offer (“Offre d’Achat”)

Request the property diagnostics before making an offer. Every property for sale in France must have diagnostics. This comprehensive report assesses energy efficiency, the condition of technical installations, and the presence of termites, lead, and other contaminants. This report provides a clear picture of the property’s condition. Once you find THE property, you submit an offer.

The offer usually includes:

• Purchase price
• Proposed timeline
• Conditions (for example: subject to mortgage approval)

Negotiation is common in France. If the seller accepts, the property is generally taken off the market. Some real estate agents draw up a “lettre d’intent.” This letter expresses the intent of both the buyer and the seller to transfer ownership of the property at this price and under these conditions. Not every real estate agent does this, nor is this a legally binding agreement.

Photo credit: ©Lieke Lobregt

Step 5. Choose a notaire

A notaire is a state-appointed legal professional who oversees the transaction. In France, the selling party may designate the notary who will handle the transfer. The notaire is neutral and does not represent either the buyer or the seller.

The notaire:

• Verifies ownership
• Checks debts or legal issues
• Registers the sale
• Collects taxes
• Drafts contracts

Important Tip for Foreign Buyers: You can appoint your own notaire, even if the seller already has one. This does not increase the total fee, as the notaires share the legal fees. Many experienced buyers strongly recommend having your own notaire for additional protection and explanation of French legal terminology.

Step 6. Sign the preliminary contract (“Compromis de Vente”)

This is the first legally binding agreement. Ensure that you fully understand this document. If you are not sufficiently proficient in the French language, you can engage an interpreter. The notary may also require this.

It is possible to sign the preliminary purchase agreement with a power of attorney. The process for granting a power of attorney varies from notary to notary. Some require a signed document from a legal representative in the buyer’s country, while others use an online power-of-attorney module.

The compromis includes:

• Property details
• Agreed price
• Completion date
• Mortgage clauses
• Mandatory technical diagnostics

Typical diagnostics include:

• Energy rating (DPE)
• Asbestos
• Lead
• Termites
• Natural risk reports

Cooling-Off Period

French law provides a 10-day cooling-off period after signing the compromis. During this period, the buyer can withdraw without penalty. At the end of the cooling-off period, the 5-10% deposit needs to be paid. This will be held in escrow by the notaire.

Photo credit: ©Lieke Lobregt

Step 7. Apply for financing (if needed)

If you require a French mortgage, French banks typically ask for:

• Proof of income
• Tax returns
• Bank statements
• Existing debts
• Identification documents

Mortgage approval usually takes 4–8 weeks. Most compromis contracts include a mortgage contingency clause (condition suspensive). If financing is refused, the deposit is generally refunded. In my experience, it is extremely difficult for foreigners to obtain a French mortgage on a second (holiday) home. Make sure you get well-informed about this by French banking institutions. You can even do this before you start viewing houses.

Step 8. French bank account and phone number

French bank account

A French bank account is not legally mandatory, but highly recommended for non-EU citizens. A French account simplifies mortgage payments, utility bills, property taxes, and insurance, and offers the option of local direct debit cards. Many utility companies and municipalities prefer French IBAN numbers.

Typical documents required are:

• Passport
• Proof of address
• Tax identification
• Proof of income

French phone number

Many utility companies require you to provide a French phone number, as well as to the French tax authorities. For example, do you want to have a cable connection installed? Then you must provide a French telephone number where the technician can reach you. The same applies to any appointments with the French tax authorities. They will not call a foreign telephone number. You can buy a SIM card with a prepaid plan and load call credit onto it, so you are not tied to monthly costs.

Step 9. Arrange insurance

Before the final signing, home insurance (assurance habitation) is usually required. If you are financing the property, the bank will require proof of insurance before releasing funds. Insurance should ideally begin on the date the final deed is signed. Check with the seller whether there is an insurance policy in place that you can take over. It is possible to take out insurance online with a major insurer or to arrange this through a local office.

Step 10. Final checks by the notaire

Between the compromis and the final sale. The notaire performs legal investigations, including:

• Ownership verification
• Land registry searches
• Planning permissions
• Easements and rights of way
• Local authority checks

This period usually lasts 2–3 months. Be patient. You will not make this process go faster.

Step 11. Sign the final deed (“Acte Authentique”)

This is the official transfer of ownership. You sign the documents at the notaire’s office or remotely via power of attorney. Once this is completed:

• Remaining funds are transferred
• Taxes and fees are paid
• Ownership officially transfers

You will then receive the keys and proof of ownership. The notaire later registers the sale with the French land registry. HOORAY! You are now the owner of a French property!

Step 12. Register for French property taxes

After purchase, you become liable for local taxes. The tax office (“Service des Impôts”) will normally contact you automatically after registration, but you should still create an online tax account. You can also visit your local finance center for this. The two main taxes are:

Taxe Foncière: Annual property ownership tax. Paid by the owner
Taxe d’Habitation: Occupancy tax. This has largely been abolished for primary residences, but may still apply to second homes and holiday properties.

Photo credit ©Lieke Lobregt

Step 13. Transfer Utility Contracts

After completion, contracts must be transferred into your name. Ask the selling party about their current contract and whether they can take it over.

Usually, this includes: electricity, water, gas, and internet.

Common providers:

• EDF
• Engie
• Orange
• SFR

To transfer utility contracts, you typically need a passport, IBAN (French bank wire information), the property address, and meter readings.

Step 14. Set up internet and mobile services

Especially in rural areas, fibre internet may not yet be available or may be of poor quality.

Different options are:

• Fibre coverage
• Mobile reception
• Satellite alternatives

Step 15. Consider residency and visa rules

Buying property in France does not automatically grant residency. EU citizens can freely live in France, whilst non-EU citizens must follow visa and residency rules. For stays longer than 90 days, a long-stay visa may be required.

Step 16. Understand inheritance rules

French inheritance law can differ significantly from Anglo-Saxon systems. France has:

• Forced heirship rules
• Specific inheritance tax structures

For international buyers, it is strongly recommended to:

• Consult a French inheritance specialist
• Review wills and estate planning

Photo credit: ©Lieke Lobregt

Final Thoughts

Buying a home in France is often slower and more formal than in Northern Europe or North America, but the process is designed to protect both buyer and seller. Here is a summary of the typical timeline:

The key to a smooth house purchase is preparation:

• Use an independent notaire
• Budget for additional costs
• Understand taxes and inheritance implications
• Arrange utilities and insurance before moving in

With the right preparation, purchasing a French property can be a straightforward and rewarding experience. Be patient. You will not make this process go faster.

Expat Resources in France

If you’re contemplating a move to France, you’re not alone. France is among the most visited countries in the world and a favourite destination for those seeking a lifestyle change. Whether you’re a retiree seeking a fresh adventure or exploring new career opportunities, having reliable expat resources is essential for navigating the process.

The Connexion: A Trusted Partner for Expats

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Lieke Lobregt

Lieke Lobregt is the owner of Lovenests, offering an idyllic stay in Provence. Her Lovenests are charming & authentic homes in the old villages of Provence. Passionate about French homes and the stories they tell, she enjoys sharing her homeowner knowledge to help others benefit.

She has over 10 years of experience in the French real estate market, having worked in the Var region. Her journey of renting out their first Provençal home began in 2025 and taught her valuable lessons.

Currently based in the Netherlands with her family, she is a proud owner of several properties in one of France's most beautiful villages. In Provence, Lieke enjoys the small villages in the countryside, the brocante and farmers’ markets, and the overall simple lifestyle, where food & good company are enjoyed most.