The complete guide
Everything an international buyer needs to know — from legal basics to tax structure, notaire fees, rental rules, and the French buying process step by step. Updated June 2026.
Can I buy?
Yes — completely freely. France imposes no nationality-based restrictions on property ownership. Americans, British nationals (post-Brexit), UAE citizens, Singaporeans, Hong Kong residents, Chinese nationals, Australians, Canadians and buyers from every other country purchase French property freely, in their own names, with no special authorisation required.
Unlike some countries — Australia, New Zealand, Canada, parts of Asia — France does not require foreign buyers to obtain government approval before purchasing. You do not need to be a French resident. You do not need to pay French taxes. You simply go through the same legal purchase process as a French national, handled by a notaire (see below).
The only exceptions are properties near military installations or in certain sensitive border zones — situations so rare they are effectively irrelevant to the market we operate in.
In short
Any person of any nationality can buy any property in France without restriction. The buying process is the same for a Singapore resident as for a French citizen. This is one of the most open real estate markets in the world.
Do I need to speak French to buy property in France?
No. While the legal documents — the compromis de vente and the acte authentique — are in French and signed before a French notaire, you are entitled to an interpreter at signing. For clients who prefer complete clarity, we arrange certified English translations of all key documents. Many notaires in tourist regions (Côte d'Azur, Dordogne, Pays Basque) speak fluent English. We accompany every Salin & Poirier client through every step of the process in their language.
Do I need to visit France to buy?
No. The entire purchase can be completed remotely. A notarised power of attorney (procuration) authorises a trusted representative to sign all documents — including the final deed — on your behalf. We have guided clients from Singapore, Dubai, Hong Kong, New York and London through complete remote purchases without a single France visit. We provide full video walkthroughs of every property, independent condition reports, and legal review at every stage.
Does buying a property in France give me the right to live there?
Owning property in France does not automatically grant residency rights. EU/EEA citizens can live in France freely. Non-EU nationals (Americans, British post-Brexit, UAE nationals, Singaporeans, Chinese, etc.) are subject to Schengen visa rules: 90 days in any 180-day period without a visa, or they must apply for a Visa de Long Séjour (long-stay visa) to spend more time in France. A property purchase does not by itself create a path to residency — but France does offer a Passeport Talent visa for investors and a Visa Investor option for significant investment. We work with immigration lawyers who advise international property owners on their options.
The buying process
The French buying process is among the most rigorous and buyer-protective in the world. Here is exactly how it works:
01
Offer accepted (verbal or written)
Once you make an offer and the seller accepts, you are not legally committed yet. The commitment comes at the compromis stage. A verbal acceptance gives you a window to conduct preliminary checks and instruct your notaire.
02
Compromis de vente — preliminary contract
A binding preliminary contract signed by both parties. The buyer pays a deposit of 5–10% of the purchase price into escrow (either the agent's or notaire's escrow account). From signing, the buyer has a 10-day legal cooling-off period during which they can withdraw without penalty and recover their deposit. After 10 days, withdrawal forfeits the deposit (except for contracted conditions such as a mortgage refusal or failed survey result).
03
Due diligence period (8–14 weeks)
The notaire verifies legal title, searches for outstanding charges on the property, commissions the mandatory diagnostic reports (asbestos, lead, termites, energy rating, etc.), and prepares the acte authentique. If you have a mortgage condition, your bank completes its valuation and issues the loan offer. You arrange any additional independent surveys you require.
04
Acte authentique — final signing
The final deed of sale is signed before the notaire. Full payment is made — usually by bank transfer to the notaire's escrow account, from which they pay the seller and all fees. Title transfers the moment the acte is signed. If you cannot attend in person, a power of attorney (procuration) allows a trusted representative to sign on your behalf. You receive a copy of the acte; the original is kept by the notaire.
What is a notaire?
A notaire is a state-appointed legal officer who has a statutory monopoly on real estate transactions in France. The notaire is appointed by the state and acts in the interests of the transaction as a whole — not exclusively for the buyer or seller. You have the right to appoint your own buyer's notaire (at no additional cost — both notaires share the standard fee). For Salin & Poirier clients, we always recommend appointing a buyer's notaire who reads every document from your perspective alone. This is standard practice for sophisticated buyers and adds no cost.
How long does the French buying process take?
In practice, allow 3 to 4 months from accepted offer to final signing for a cash purchase, and 5 to 7 months if you are financing with a mortgage — the additional time accounts for loan application, offer, and acceptance periods. Complex situations (company-owned properties, succession titles, agricultural land, classified monuments) can take longer — we always advise buyers upfront of any likely extended timeline. With a highly motivated seller and a cash buyer, faster timelines are occasionally possible, but 3-4 months is the realistic baseline to plan around.
What is the 10-day cooling-off period and how does it work?
After signing the compromis de vente, the buyer has a 10-day period (délai de rétractation) during which they can withdraw from the purchase without penalty and recover their full deposit. This 10-day clock starts the day after the compromis is signed (or delivered by registered post). After the 10-day period, the buyer can only withdraw penalty-free if a specific condition in the compromis (such as a mortgage refusal or a failed survey condition) is triggered. The seller does not have this right to withdraw.
What diagnostics are compulsory before sale?
French law requires the seller to commission a Dossier de Diagnostic Technique (DDT) before selling. It includes: energy performance certificate (DPE), asbestos survey (for buildings pre-1997), lead survey (pre-1949), termite inspection (in designated zones), natural and technological risk assessment (ERP), electrical and gas installation inspection (for installations over 15 years old), and sanitation check (for properties not connected to mains sewage). These diagnostics are seller-commissioned — we always recommend an independent buyer's survey in addition for any significant purchase.
Costs of buying
On top of the purchase price, budget approximately 7–8% for buying costs (existing properties) or 2–3% (new builds). Here is the complete breakdown:
| Cost item | Details | Amount |
|---|---|---|
| Droits de mutation (stamp duty) | Transfer taxes — the main component of notaire fees | ~5.80% of price |
| Notaire fees (honoraires) | Legal fee for the notaire's work | ~1–1.5% of price |
| Land registry charges | Registration at the conservation des hypothèques | ~0.1% |
| Total notaire cost | All of the above combined | ~7–8% of price |
| Agent commission | Usually included in the advertised price (HAI/FAI) | 3–6% (often included) |
| Buyer's notaire | If you appoint a second notaire — no additional cost (shared fee) | €0 extra |
| Independent structural survey | Strongly recommended for rural properties and older buildings | €800–€2,500 |
| Currency exchange | If paying from a non-Euro currency — use a specialist FX provider | 0.3–1.5% (vs 2-3% bank) |
| Translation costs | If you require certified English translations of documents | €300–€800 |
New builds vs existing properties — a significant cost difference
New build properties (VEFA — Vente en l'État Futur d'Achèvement) attract reduced notaire fees of approximately 2–3% instead of the 7–8% on existing properties. This is because stamp duty on new builds is a flat TVA (VAT) of 20% already built into the price. If you are comparing new build vs existing, factor this fee difference into the total cost comparison.
Taxes as a French property owner
Owning property in France as a non-resident creates French tax obligations — even if you never spend a day there. Here is the complete picture:
Taxe foncière — Annual property tax paid by every owner regardless of nationality or residency. Calculated on the theoretical rental value of the property. Varies enormously by commune and property size: a Paris apartment might pay €2,000–€6,000/year; a Dordogne farmhouse €800–€2,500/year; a Riviera villa €3,000–€10,000/year.
Taxe d'habitation sur les résidences secondaires — An additional tax on second homes. The primary residence exemption was abolished for secondary homes in 2023. Rate varies by commune, typically adding 10–25% on top of the taxe foncière base.
IFI (Impôt sur la Fortune Immobilière) — Wealth tax on real estate assets. Applies to the portion of net French real estate assets exceeding €1.3M. Rate: 0.5% on €800K–€1.3M, 0.7% on €1.3M–€2.57M, 1% on €2.57M–€5M, 1.25% on €5M–€10M, 1.5% above €10M. For non-residents, only French real estate is counted — not global assets.
Income tax on French rental income — If you rent your property, rental income is taxable in France. For non-residents, a flat rate of 20% applies on net rental income (after allowable deductions) up to €27,478, then 30% above that. On top of this, social charges (CSG/CRDS) of 18.6% apply to rental income for most non-residents. Under the micro-BIC regime for furnished rentals, a 50% flat deduction applies to gross income, simplifying tax calculation.
Capital gains tax (CGT) — On sale, gains are taxed at 19% plus 17.2% social charges = 36.2% total. However, taper relief reduces the gain for each year of ownership after the 5th year: after 22 years, the gain is fully exempt from income tax; after 30 years, fully exempt from social charges. Selling after 30 years: zero CGT. This long holding period incentive is one of the most compelling structural arguments for buying early and holding.
Always use a specialist French tax advisor
Tax law for non-resident French property owners is complex, changes regularly, and interacts with your home country's tax treaty with France. We always recommend — and can refer you to — specialist Franco-international tax advisors who work specifically with non-resident buyers. The cost of good tax advice is invariably a small fraction of the tax it saves.
Ownership structure
How you own French property has significant implications for inheritance, tax and flexibility. Here are the main options:
Personal name — The simplest option. You own the property directly, as an individual. French inheritance law (which applies to French real estate regardless of your nationality or country of domicile) then governs succession: children are entitled to compulsory shares (quotité réservataire). For a buyer with no children or for whom French succession law is compatible with their wishes, personal ownership is perfectly appropriate.
Joint ownership with a spouse or partner — Under French law, the type of joint ownership matters. Married couples in a communauté universelle matrimonial regime have the strongest protections. Unmarried partners buying en indivision should consider a tontine clause (clause d'accroissement) which passes the whole property to the survivor. We always recommend discussing this with your notaire before the compromis is signed.
SCI (Société Civile Immobilière) — A French property company. Benefits: enables flexible co-ownership and succession planning (you can progressively gift shares to children without triggering full inheritance tax), can override some default French succession rules, and can be more efficient for buyers with significant French real estate holdings. Drawbacks: ongoing accounting costs (€1,500–€3,000/year), administrative complexity, and some mortgage lenders will not lend to SCIs. Not appropriate for every buyer — discuss with a specialist.
UK/US/international company — Buying through a foreign company is generally not advantageous for individual holiday home buyers. France applies a 3% annual tax on properties owned through foreign entities unless certain transparency requirements are met. We do not recommend this structure for most Salin & Poirier clients.
Does French inheritance law apply to me as a foreigner?
Yes, for your French real estate. Under EU Succession Regulation 650/2012 (which the UK has not adopted post-Brexit), EU residents can elect to have their home country's succession law govern their entire estate including French property. Non-EU residents (Americans, UAE nationals, Singapore residents, British post-Brexit) are subject to French succession law for their French real estate by default — this includes the children's compulsory share (réserve héréditaire). An SCI structure can provide more flexibility. We always recommend specialist legal advice on succession planning before purchasing, particularly for buyers with significant estate planning considerations.
What is a tontine clause and when should I use it?
A clause de tontine (or clause d'accroissement) in the compromis de vente provides that if one of two joint buyers dies, the surviving buyer is deemed to have been the sole owner from the start. This avoids the property passing through the estate of the deceased and provides clean continuity for the survivor — particularly valuable for unmarried couples where French default succession rules might otherwise complicate ownership. It must be included at the compromis stage and cannot be added later. Discuss with your notaire before signing.
Financing
Yes — French banks lend to non-residents, though the conditions differ from resident lending. Note: Salin & Poirier is a licensed real estate agency, not a credit broker — we do not arrange or structure financing ourselves. What we do is connect you with independent, regulated mortgage brokers who specialise in this exact situation. Here is what you need to know:
LTV (Loan-to-Value): Headline bank policy for non-residents is typically 70–80% of the purchase price (vs 85–90% for residents). In practice, the independent mortgage brokers we refer clients to regularly help arrange financing up to 90–100% of the purchase price — though this usually requires placing a pledged deposit or asset guarantee with the bank: typically 10–15% of the loan amount for 90% financing, and 20–30% for 100% financing. The right structure depends heavily on your overall financial profile.
Lombard loans and asset-backed financing: For buyers with significant investment portfolios, specialist brokers and private banking partners can also structure lombard-style lending — where the loan is secured against an existing securities or investment portfolio rather than (or in addition to) the property itself. This structure is particularly well suited to high-net-worth buyers who would rather not liquidate investments and can offer more flexible terms than a standard mortgage.
Debt service ratio: French banks require that total monthly debt payments (including the new French mortgage) do not exceed 33% of gross monthly income. This is calculated on declared income — complex income structures (self-employed, trust income, offshore dividends) can make this more challenging.
French mortgage specialists for international buyers: We can introduce you to independent, regulated mortgage brokers (courtiers en crédit immobilier, registered with ORIAS) who have dedicated non-resident lending teams and relationships with BNP Paribas International, Crédit Agricole, Société Générale and other French banks experienced with international borrowers. These specialists, not Salin & Poirier, handle the financing process directly and typically achieve better rates and smoother approvals than going straight to a French bank.
Currency: French mortgages are denominated in euros. For buyers earning in GBP, USD, AED or SGD, currency risk is a significant consideration. Most international buyers either match income currency to mortgage currency or use currency hedging strategies. We can introduce you to specialist FX advisors for this.
Interest rates 2026: French fixed mortgage rates for non-residents typically run 0.3–0.7% above equivalent resident rates. After the post-2022 rate rise cycle, rates have begun to ease — current fixed rates for non-resident buyers are approximately 3.5–4.5% for 15–20 year terms (subject to profile and market conditions at time of application).
Renting your property
Outside Paris — very few restrictions. In most of France — including the Côte d'Azur, Provence, Dordogne, Pays Basque, Bordeaux and the Alps — short-term rental of a secondary residence is essentially unrestricted by day count. You can rent your property for the full season (12–16 weeks typically) or longer without an annual cap. You will need to:
1. Register with your commune (a simple online process, takes 5–10 minutes); 2. Display your registration number on all rental listings; 3. Declare rental income to French tax authorities; 4. In some tourist communes, pay a taxe de séjour (tourist tax) collected from guests (typically €1–4/person/night).
Paris — 120-day limit. Paris is the major exception. Secondary residences in Paris are limited to 120 days per calendar year for short-term rental. The limit is enforced by the City of Paris and platforms are required to track and report registrations. Fines for violations can reach €50,000.
Tax on rental income: Rental income from French property is taxable in France for non-residents, plus social charges (CSG/CRDS) of 18.6%. Under the micro-BIC regime for furnished rentals, 50% of gross income is deductible as a flat allowance — you pay tax on the remaining 50% at the applicable non-resident rate (flat 20% up to €27,478). Alternatively, the régime réel allows deduction of actual costs (management fees, maintenance, depreciation, mortgage interest) which often results in lower taxable income for larger properties with significant expenses.
The LMNP status (Loueur Meublé Non Professionnel) is the structure we use for the large majority of our clients renting furnished property. By depreciating the value of the building and furnishings against rental income, LMNP routinely brings taxable rental profit down to zero — often for many years — making it one of the most effective legal tax-optimisation tools available to non-resident owners. A French accountant can confirm whether LMNP is the optimal regime for your situation.
Our approach to rental management
Every Salin & Poirier client who plans to rent receives an introduction to vetted local rental management companies in their region — companies that specialise in international holiday rentals, have established marketing channels and multilingual guest communication. The right management company fills your calendar faster, protects your property better, and justifies their 20–25% fee many times over. Self-management from abroad is possible but rarely optimal for premium properties.
Post-Brexit for British buyers
Property ownership: Nothing has changed. British nationals can purchase French property freely without any restriction. Brexit had zero impact on the right to own property in France.
Stays in France: This is where Brexit changed things. British nationals are now subject to Schengen area rules: a maximum of 90 days in any 180-day rolling period across the entire Schengen zone (France + 26 other countries), without a visa. This does not prevent you from owning a French property — but it does restrict how long you can use it without a visa.
Options for longer stays: For British buyers who want to spend more than 90 days in France, there are several visa options:
— Visa de Long Séjour (VLS-T): A long-stay visa for 4–12 months. Renewable. Available to retired people, people of independent means, and remote workers. Requires proof of income and health insurance. Does not grant work rights in France.
— Carte de Séjour Visiteur: A French residency card for non-working residents. Requires proof of sufficient income and accommodation. Opens a path to long-term residency.
Tax implications for British buyers: Brexit also means British buyers are no longer EU residents for purposes of French social charges on rental and capital gains income. British buyers now pay the same social charge rate (17.2%) as non-EU buyers. However, UK-France double tax treaty provisions still protect against double taxation of French income in the UK.
Our recommendation for British buyers
The 90-day rule requires planning but is workable for most holiday home buyers. Many of our British clients spend their 90 days in France across 3–4 visits, use the property during their allotted time, and rent it the rest of the year. For those wanting to spend more time in France, the VLS-T visa process is well-established and we can refer you to immigration specialists who handle this regularly for British property owners.
Buying remotely
Yes — and we do it regularly. Remote purchase of French property is entirely legal and increasingly common for international buyers based in Dubai, Singapore, Hong Kong, London and New York. Here is how it works in practice:
Property discovery: We conduct detailed video walkthroughs with live commentary — room by room, every view angle, every notable detail of condition. We measure spaces, photograph from every angle, and assess condition independently. We supplement this with drone footage where available.
Independent survey: We commission an independent expert (expert immobilier or chartered surveyor) to inspect the property and produce a written condition report. This covers structural integrity, roof condition, heating systems, plumbing and any issues the video might not capture. You receive this report before making your offer.
Legal documents: All documents — compromis, notaire communications, diagnostic reports — are shared with you digitally. Where you require English translations, we arrange these. Your buyer's notaire reviews everything from your perspective.
Power of attorney (procuration): To sign the compromis and acte authentique without attending in person, you grant a notarised power of attorney to a trusted representative (usually a the Salin & Poirier team member or a designated French lawyer). This is a standard French legal instrument — notaires process these regularly for international buyers. The procuration must be prepared by a notaire or official authority in your country and apostilled.
Payment: Purchase funds are transferred to the French notaire's escrow account (compte séquestre). This is the standard French payment mechanism — the notaire holds funds in a regulated escrow until signing, then distributes to the seller and pays all fees. It is a highly secure mechanism.
How many of our clients buy remotely?
Approximately 60% of Salin & Poirier clients complete their purchase without visiting France during the transaction — seeing their property in person for the first time when they arrive to collect the keys. The most important thing is not being there in person — it is having people on the ground you trust completely. That is our role.
Which region?
France is not one property market — it is seven completely different lifestyle propositions. Here is how we help buyers choose:
Côte d'Azur
Mediterranean sun, sea-view villas, world-class glamour. From €5,000/m².
The Alps
Ski chalets, world-class resorts, dual season living. From €7,000/m².
Provence
Lavender, mas farmhouses, village markets, authentic art de vivre. From €2,500/m².
Paris
Haussmannian apartments, global city, timeless value. From €10,000/m².
Pays Basque
Surf, mountains, world gastronomy, Spanish culture nearby. From €4,500/m².
Bordeaux
Wine châteaux, stone city, Arcachon bay, excellent value. From €3,500/m².
Dordogne
Medieval castles, farmhouses, truffles, extraordinary history. From €1,200/m².
Private consultation
Tell us your vision, your budget, your timeline. We do the rest.
Book a private consultation