France Guide
Buying Property in France: Process and Obligations
Key Figures at a Glance
| Indicator | Value |
|---|---|
| Acquisition costs (frais de notaire) | approx. 7 to 8 % for resale, 2 to 3 % for new builds (Notaires de France) |
| Withdrawal period after preliminary contract | 10 days for private buyers (Notaires de France) |
| Capital gains, non-residents | 19 % plus social charges; 7.5 % instead of 17.2 % for those insured in the EU (impots.gouv) |
| Letting ban | energy class G since 2025, F from 2028 (Notaires de France) |
The Purchase Process
- Purchase offer. Once a written purchase offer (offre d’achat) has reached the seller, the buyer can no longer withdraw it (Service Public).
- Preliminary contract. With the preliminary contract (compromis or promesse de vente), private buyers of a residential property have a 10-day withdrawal period, without giving reasons and without penalty (Notaires de France, Art. L271-1 CCH).
- Notarial deed. The notary concludes the purchase with the public deed (acte authentique); ownership passes only then (Notaires de France).
- Costs. Taxes and notary fees (frais de notaire) depend on whether the property is existing or new.
After the Purchase
- Owners pay the annual property tax (taxe foncière).
- If net real estate assets in France exceed €1.3 million, the real estate wealth tax IFI applies, including to non-residents (Service Public).
- Monaco has its own rules, see Monaco Guide.
Prices, locations and purchase costs: Real estate in France.
Purchase Costs and Taxes
Worked example: resale apartment in Nice for €600,000
| Item | Amount |
|---|---|
| Taxes and notary, approx. 7 to 8 % | approx. €42,000 to €48,000 |
| For comparison, new build, approx. 2 to 3 % | approx. €12,000 to €18,000 |
Most of the frais de notaire are taxes, not the notary’s fee. For new builds, VAT is already included in the price.
Legal Due Diligence
- Mandatory reports (dossier de diagnostic technique) with up to twelve documents, including the energy rating (DPE), asbestos, lead, electrics, gas and the statement of natural and technological risks (Notaires de France)
- For apartments: co-ownership rules, minutes of owners’ meetings, reserves and approved works
- Land register and cadastral position, easements, zoning plan and permits for extensions or pools
Running Costs and Letting
- Property tax (taxe foncière) and, for second homes, housing tax, which municipalities with a tight market may raise by 5 to 60 % (Service Public).
- Holiday lets need a registration number, in all municipalities from the fourth quarter of 2026 with the national online service (Service Public). A main residence may be let to tourists for no more than 120 days a year; municipalities can lower this to 90 days (Service Public).
- Homes rated G may no longer be newly let since 2025 (Service Public).
Selling
Capital gains are taxed at 19 %, plus social charges, 7.5 % for those insured in the EU (impots.gouv). The tax falls with the holding period; after 22 years income tax no longer applies, after 30 years social charges also lapse (Service Public).
Questions for Your Tax Adviser
- How is the French capital gain treated in Germany?
- Is it worth buying through an SCI?
- Does the real estate wealth tax IFI apply?
Who Does What
- Notary: preliminary contract, checks, public deed, taxes
- Diagnostiqueur: mandatory reports
- Bank: financing, often as a condition in the preliminary contract
- Agent: property, documents, negotiation and coordination
Overview, no legal or tax advice. Before signing, please involve a notary or lawyer in the country concerned. Figures with source and date; figures marked “approx.” and worked examples are non-binding estimates.