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France
Every figure carries its source and last-checked date.
€9.661
Price per m² (capital)
7-8.5%
Total buying costs
4.8%
Gross rental yield
+4%
5-year price trend
If you want to buy property in France, you are entering one of Europe's most stable housing markets. Prices have risen only around 4% over the past five years: a boom in 2021 and 2022 was followed by a correction, and the market has been roughly flat since. Regional differences are enormous, with Paris averaging around EUR 9,661 per square metre, Nice on the Cote d'Azur about EUR 5,290, and rural communes closer to EUR 1,400.
Moving to France, or buying a holiday home there, is legally straightforward: there are no restrictions on foreign buyers. The entire purchase runs through a notaire, a state-appointed legal officer who acts for both parties, verifies the title, collects the taxes and registers the deed. That notaire-led structure makes the French process one of the most protected in Europe.
Do plan for the pace and the costs. A typical purchase takes 10 to 16 weeks from offer to completion, and buying costs on an existing home add 7 to 8.5% on top of the price. This guide walks you through each step, the taxes involved and the questions foreign buyers ask most often.
Key facts
| Price per m² (capital) | €9.661 | MeilleursAgents price index (Paris, all property types, 1 July 2026; based on Notaires BIEN database) |
| Price per m² (coast) | €5.290 | MeilleursAgents price index (Nice, Cote d'Azur, July 2026; Atlantic and Brittany coasts are markedly cheaper, Cote d'Azur hotspots higher) |
| Price per m² (rural) | €1.400 | Average for rural communes 2025; deep-rural departments (Creuse, Nievre, Indre) go far lower |
| 5-year price trend | +4% | Approximate cumulative change Q1 2021 to Q1 2026, derived from Notaires-INSEE second-hand index (boom 2021-22, correction 2023-24 of about -5%/yr, roughly flat since; Q1 2026 y/y +0.1%) |
| Total buying costs | 7-8.5% | |
| Gross rental yield | 4.8% | Global Property Guide national average, Q2 2026 (Paris runs lower, roughly 3-4%, partly due to rent control) |
| Cost of living (EU = 100) | 110 | Eurostat price level index 2025, household consumption, EU-27 = 100 (France 110.3; via Statistics Norway's Eurostat compilation) |
Buying costs
Costs on a €250,000 purchase: €17.500 - €21.250
| Transfer tax | 5.8-6.3% | Droits de mutation (DMTO) on existing homes: departmental rate raised from 4.5% to 5% in most departments (allowed since 2025), plus communal tax and state levy. New build (VEFA) pays only 0.715% instead, which is why total costs on new builds are just 2-3% |
| Notary | 0.8-1.2% | Regulated notary emoluments, regressive bracket scale (0.799% on the portion above EUR 60,000; up to 20% discount negotiable above EUR 100,000) |
| Registration | 0.1-0.4% | Contribution de securite immobiliere (0.10%) plus disbursements (debours) for searches and documents |
| Legal | 0-1% | The notaire performs the conveyancing for both parties, so a separate lawyer is rare and optional; independent legal advice for foreign buyers typically costs EUR 1,500-5,000 depending on complexity, i.e. up to about 1% on a EUR 200k-500k purchase |
Taxes for non-residents
| Annual property tax | Taxe fonciere, set per commune on cadastral rental value; national average around EUR 1,117 per owner in 2025 (+35% over five years). Second homes can also face taxe d'habitation with municipal surcharges in tight housing zones | DGFiP figures via Toutsurmesfinances |
| Wealth tax | Yes: IFI (real estate wealth tax) when net French property assets exceed EUR 1.3M; progressive 0.5-1.5% applied from EUR 800,000 once the threshold is crossed. Non-residents are taxed on French property only | IFI 2026 bareme (impots.gouv.fr rules, via MoneyVox) |
| Rental income tax | 20% | Non-resident minimum rate: 20% up to EUR 29,579 net income (2026), 30% above; plus social charges of 18.6% (2026), reduced to a 7.5% solidarity levy for EU/EEA-insured owners |
| Capital gains | 19% | 19% CGT for non-residents plus social charges: 7.5% if insured in EU/EEA, otherwise 18.6% (raised from 17.2% by LFSS 2026). Taper relief: CGT-free after 22 years, social-charge-free after 30 |
| Inheritance | French real estate is taxed in France regardless of where the deceased or heirs live. Direct line: EUR 100,000 allowance per child, then progressive 5-45%; spouses are exempt; unrelated heirs pay up to 60% | French inheritance tax rules (Code general des impots, via French-Property guide) |
The buying process
| Can foreigners buy? | Yes, no restrictions | No nationality-based restrictions on buying French property; ownership confers no residence rights |
| Mortgage as non-resident | Yes | French banks actively lend to non-residents; same 35% debt-to-income cap as residents, larger deposits and stricter document checks |
| Typical duration | 10-16 weeks | Standard 2-3 months (up to 4) between compromis de vente and acte authentique, plus the offer stage; 10-day buyer cooling-off period included |
Residency & golden visa
Golden visa: France has never offered a golden visa; buying property gives no residence rights. The Talent Passport route requires an active investment of at least EUR 300,000 in an operating French business; passive real estate does not qualify.
The buying process step by step
- 1
Make a written offer (offre d'achat)
You submit a written purchase offer, usually through the estate agent, stating the price and any key conditions. Once the seller accepts, the parties move on to the preliminary contract. No money changes hands at this stage.
- 2
Sign the compromis de vente, with a 10-day cooling-off period
The compromis de vente is the binding preliminary contract, typically prepared by the notaire or agent. As the buyer you then get a 10-day cooling-off period in which you can withdraw without giving a reason or paying a penalty. The contract can include suspensive conditions, most commonly that your mortgage is approved.
- 3
Arrange your financing
French banks actively lend to non-residents, applying the same 35% debt-to-income cap as for residents but with larger deposits and stricter document checks. EU and EFTA nationals can typically borrow up to about 80% of the value, sometimes up to 85%, while non-EU buyers usually get 50 to 70%.
- 4
Notaire due diligence
Between the compromis and completion, the notaire verifies the title, checks pre-emption rights, planning matters and the mandatory diagnostic reports, and prepares the final deed. This stage normally takes 2 to 3 months, and up to 4 in complex cases. It is the reason the full process runs 10 to 16 weeks.
- 5
Sign the acte authentique
You sign the final deed of sale at the notaire's office and pay the balance plus the buying costs. On an existing home those costs include transfer tax of 5.8 to 6.3% and regulated notary fees of 0.8 to 1.2%; on a new build the transfer tax is only 0.715%, which is why total costs there are just 2 to 3%. Ownership passes to you at signing.
- 6
Registration of the deed
After completion the notaire registers the deed with the French land registry and pays the taxes on your behalf. Registration charges and disbursements add another 0.1 to 0.4%, including the 0.10% contribution de securite immobiliere. Your ownership is then formally recorded.
Frequently asked questions
Can foreigners buy property in France?
Yes, France places no nationality-based restrictions on buying property. EU and non-EU citizens alike can buy houses, apartments and land on the same terms as French buyers. Owning property gives you no residence rights, however: non-EU citizens can still only stay 90 days per 180 without a visa.
What are the total buying costs in France?
Expect 7 to 8.5% on top of the purchase price for an existing home. That covers transfer tax of 5.8 to 6.3%, regulated notary fees of 0.8 to 1.2%, registration and disbursements of 0.1 to 0.4%, and optional independent legal advice of up to about 1%. New builds are much cheaper to buy, around 2 to 3% in total, because the transfer tax there is only 0.715%.
What annual taxes do property owners pay in France?
Every owner pays taxe fonciere, a local tax set per commune on the cadastral rental value; it averaged around EUR 1,117 per owner in 2025, up 35% over five years. Second homes can additionally face taxe d'habitation with municipal surcharges in tight housing zones. If your net French property assets exceed EUR 1.3 million, the IFI wealth tax applies at progressive rates of 0.5 to 1.5%, calculated from EUR 800,000 once you cross the threshold.
Can I get a French mortgage as a non-resident?
Yes, French banks actively lend to non-resident buyers. EU and EFTA nationals can typically borrow up to about 80% of the property value, occasionally up to 85%, while non-EU buyers usually get 50 to 70%. The same 35% debt-to-income cap applies as for residents, but expect larger deposits and stricter document checks.
How long does buying a house in France take?
A typical purchase takes 10 to 16 weeks from accepted offer to completion. The standard gap between the compromis de vente and the final acte authentique is 2 to 3 months, up to 4 in complex cases, and includes your 10-day cooling-off period as a buyer.
Does France have a golden visa?
No, France has never offered a golden visa, and buying property gives you no residence rights whatsoever. The closest route, the Talent Passport for investors, requires an active investment of at least EUR 300,000 in an operating French business; passive real estate does not qualify. Non-EU owners can use their home for up to 90 days per 180 visa-free.
Can I rent out my French property?
Yes, and gross rental yields average 4.8% nationally, though Paris runs lower at roughly 3 to 4%. Short-term tourist lets are regulated by the Le Meur law: every tourist let needs a national registration number, municipalities may cut the primary-residence limit from 120 to 90 days per year, and the micro-BIC tax allowance is now 30% (max EUR 15,000 revenue) for unclassified and 50% (max EUR 77,700) for classified rentals. As a non-resident you pay a minimum 20% income tax on net rental income up to EUR 29,579 and 30% above, plus social charges of 18.6%, reduced to a 7.5% solidarity levy if you are insured in the EU or EEA.