France is one of the most desired countries in the world for property ownership — and one of the most opaque markets for foreigners to navigate. Whether you are American, British, based in Dubai or Singapore, the process of buying a home in France involves a legal framework, a set of professionals, and a cultural logic that is genuinely unlike anywhere else. This guide explains everything you need to know before making an offer.
Can foreigners buy property in France?
Yes, with no restriction whatsoever. France imposes no nationality-based limits on property ownership. Non-residents can purchase any type of property — apartments, houses, vineyards, châteaux — freehold, in their own name or through a company structure. There is no minimum purchase requirement, no special visa required to buy, and no reciprocity condition.
This is one of the reasons France remains the world's most visited country and a perennial destination for international real estate investment.
The role of the notaire — France's most important property professional
In France, every property transaction is completed in front of a notaire — a state-appointed legal officer who verifies the transaction, collects taxes on behalf of the government, and guarantees the transfer of title. Unlike in common law countries, the notaire is not an adversarial lawyer representing one side. They are a neutral officer of the state.
What this means in practice: you can and should appoint your own notaire (in addition to the seller's notaire), who will review all documents from your perspective. This costs you nothing extra — the fee is split between the two notaires from the same pot. We always recommend appointing your own notaire, and we can recommend bilingual ones in every region we cover.
The buying process, step by step
- Search & selection — Working with a buyer's agent like Salin & Poirier gives you access to the full market: listed properties, off-market properties, and properties held by private sellers who never advertise publicly.
- Offer & negotiation — Once you identify a property, an offer is made in writing. Price negotiation in France is expected, and the right buyer's agent will have leverage that a direct buyer does not.
- Compromis de vente — The preliminary contract, signed by both parties, locks in the property, price, and conditions. You pay a 10% deposit. You then have a 10-day cooling-off period (for residential purchases only).
- Due diligence period — Typically 2–3 months between the compromis and the final deed. Your notaire verifies the title, planning permissions, diagnostic reports, and all legal aspects of the property.
- Acte authentique — The final deed, signed in front of the notaire. You pay the balance. Title transfers immediately. You receive the keys.
What are the total costs of buying?
Beyond the purchase price, budget for the following:
- Notaire fees: 8.5–9% of the purchase price for existing properties (this includes transfer taxes, registration fees, and the notaire's professional fee). For new-build properties, the rate drops to around 2.5–3%.
- Buyer's agent fees: If you use a buyer's agent like Salin & Poirier, our fees are separate and clearly set out before engagement. See our fee schedule for detail.
- Mortgage arrangement fees: If financing, French banks typically charge 1% of the loan amount in arrangement fees.
Financing in France as a non-resident
French banks do lend to non-residents, but the process is more involved than for residents. Key points to know:
- You will typically need a 20–30% deposit (French banks are conservative with non-resident lending)
- French mortgage rates are fixed for the full term — a structural difference from adjustable-rate markets
- The process takes 6–10 weeks; starting early is essential
- International private banks with French operations (BNP Paribas Private, Société Générale Private, Crédit Agricole) are often more experienced with non-resident borrowers
Salin & Poirier tip: If you are purchasing with cash or through a family trust/holding company, discuss the optimal acquisition structure with an international tax advisor before signing anything. The structure you choose at purchase is very difficult to change afterwards and can significantly affect your tax position on a future sale or inheritance.
Taxes as a foreign property owner in France
Owning property in France as a non-resident comes with two main annual taxes:
- Taxe foncière — a property ownership tax paid by the owner, assessed on the property's rental value. Amount varies widely by location and property size.
- Taxe d'habitation — now abolished for primary residences, but still applies to secondary homes. This was reformed in 2023, so confirm the current position with your notaire.
If you rent your property out, French rental income is taxable in France regardless of where you are resident. France has double taxation treaties with most countries, so you will not pay tax twice — but you will need to file a French tax return.
Can you complete the purchase remotely?
Yes. Approximately 60% of Salin & Poirier clients complete their purchase without visiting France during the transaction. The key instrument is a procuration (power of attorney), allowing a trusted representative — typically a member of our team or your appointed notaire — to sign on your behalf. The procuration must be notarised in your country of residence and apostilled.
We routinely manage the full purchase cycle remotely: video property tours, offer negotiation, document review, signing coordination. Many of our clients see their property for the first time when they arrive to collect the keys.