There is good news up front: France places no legal restrictions on foreign nationals buying residential property. Non-residents have exactly the same ownership rights as French citizens, regardless of nationality or country of residence. The process, however, has its own logic, and it is slower and more formal than what buyers from the US, UK, or Gulf markets typically expect.
The real cost: notary fees are mostly tax, not a fee
Budget 7–8% of the purchase price for an existing property (2–3% for new builds) in what is commonly called "frais de notaire." The name is misleading: the bulk of this amount (roughly 5.8%–6.3%) is a property transfer tax that goes to the state, not to the notaire. The notaire's own fee is a smaller, sliding-scale amount on top. This is not negotiable in the way a buyer's agent fee might be elsewhere.
The process and timeline
The French purchase process is centered on the notaire, a state-appointed legal officer who handles the transaction on behalf of both parties (not just the seller, as in some other markets). A typical timeline runs 8 to 12 weeks from signing the preliminary contract (compromis de vente) to final completion (acte authentique). This includes a statutory cooling-off period for the buyer and time for the notaire to complete legal and title checks that are considerably more thorough than in many other countries.
You do not need to be in France to buy
It is entirely legal to purchase property in France remotely, using a notarial power of attorney. The notaire can arrange this even when the buyer never sets foot in the country during the process, useful for buyers managing the purchase around work or family commitments abroad, but it requires paperwork to be prepared correctly and in advance, not improvised at the last minute.
Financing as a non-resident
Non-resident mortgages exist and are workable, though lenders typically require a larger deposit, commonly in the 20–40% range, reflecting the higher perceived risk of lending to a borrower without French tax residency or local income. Rates for non-resident profiles have remained competitive by international standards, but approval criteria and required documentation differ meaningfully from a standard French resident mortgage application.
What you sign first, and when you can still walk away
The preliminary contract binds both sides, but the law gives a private buyer of a home a way out. You have 10 calendar days to withdraw without giving a reason. The period starts the day after the registered letter that notifies you of the signed contract is first presented.
The contract usually asks for a deposit, in practice between 5% and 10% of the price. It is deducted from the price on completion. If you need a loan, the contract can make the sale depend on getting it. The law sets a minimum of one month for that condition, counted from the signature.
The taxes that come back every year
Owning in France brings recurring taxes, wherever you live:
- Taxe foncière (property tax): due for the whole year by whoever owns the property on 1 January.
- Taxe d'habitation: abolished for main homes since 1 January 2023, but still due on second homes. It is based on your situation on 1 January.
- Income tax on rent: rent from a French property is French-source income and is taxable in France, subject to the tax treaty with your country. For non-residents the minimum rate is 20% up to 29,579 euros of net taxable income and 30% above that (threshold for income received in 2025). You can ask for the average rate based on your worldwide income when it is lower.
- Impôt sur la fortune immobilière (IFI): the property wealth tax applies when your net taxable property is worth more than 1,300,000 euros on 1 January. For a non-resident, only property located in France counts, including shares in companies that hold French property.
Think about the resale before you buy
When you sell, the gain is taxed at 19% income tax, plus social levies at 17.2% in the general case. Allowances grow with the number of years you have owned the property. The gain is free of income tax after more than 22 years of ownership, and free of social levies after more than 30 years.
A seller who lives outside the European Union and the European Economic Area must appoint a tax representative accredited by the French tax administration when the gain is taxable. This is not required when the sale price is 150,000 euros or less, or when the gain is fully exempt because of how long you have owned the property. The notaire handles the declaration at the time of sale.
What we see go wrong
The most common mistake is not legal. It is sequencing. Buyers who line up financing, tax structuring (property purchased personally vs. through an SCI holding structure), and the notaire relationship in the wrong order routinely lose their preferred property to a buyer who was simply ready to move faster.