Buying property in France?
Check the address before you sign.

Yes. In general, foreign buyers can buy residential property in France without a nationality-based restriction; the usual checks still apply (identity, source of funds, financing, notarial due diligence). You will need a French notaire (mandatory by law for the deed) and typically a French bank account or an international transfer. Some French banks and specialist brokers may finance non-resident buyers, usually with more documentation and a higher deposit than for French residents. Cash buyers face the lowest friction.

The DPE (Diagnostic de Performance Énergétique) is France's mandatory energy rating from A (best) to G (worst). On 1 January 2026 the calculation method changed: the electricity-to-primary-energy coefficient dropped from 2.3 to 1.9 (arrêté of 13 August 2025). This mechanically lifts about 850,000 electric-heated homes by one class — without any renovation. The reform matters because class G is already banned from new rentals (since 1 January 2025), class F is banned from 2028, class E from 2034. A property moving from G to F is no longer treated as a G-rated home, but it can still be affected by the F rental ban from 2028. Ask the seller for the DPE, or look it up on the ADEME DPE observatory, and check its date and class.

In 9 designated agglomerations the préfecture sets a maximum rent (€/m²) by neighbourhood, building age and apartment type. Renting above the cap exposes you to administrative fines (up to €5,000, €15,000 for legal entities) and 3-year retroactive refund obligations. The 9 areas in 2026: Paris, Lille (+Hellemmes, Lomme), Lyon (+Villeurbanne), Plaine Commune (Saint-Denis area), Est Ensemble (Montreuil/Bagnolet area), Bordeaux, Montpellier, Pays Basque (24 communes), and Grenoble-Alpes Métropole (21 communes). Lyon's framework was briefly contested in October 2025 but reinstated by a new prefectural decree on 1 November 2025.

For an existing property (>5 years old): about 7-8% of the purchase price, split between the departmental transfer-tax share (DMTO, raised to 5.00% in about 88 metropolitan départements since 1 June 2025 — Loi de finances 2025 art. 116), the communal share (1.20%), state assessment fees (~0.12%), notary émoluments on a regressive scale (~0.8-3% depending on price, +20% VAT), disbursements (~€1,200), and the property security contribution (0.10%). New-build (<5 years, "VEFA") is much cheaper at ~2-3% because the reduced 0.715% departmental rate applies (VAT 20% is already included in the developer's price — it is NOT added by the notary). The Indre (36) is the only metropolitan département still below 4.50%, at 3.80%. Among the overseas départements, Mayotte (976) applies 3.80% and the others (Guadeloupe, Martinique, Guyane, Réunion) generally 4.50%. A first-time buyer of a primary residence retains the 4.50% rate (CGI art. 1594 F septies + CCH L.31-10-3 + décret 2025-946 of 8 September 2025, 5-year residence engagement, no price cap). Our free notary-fee calculator (in French) runs the calculation for a given price and département.

Annual taxes include taxe foncière (property tax, ~0.5-2% of "valeur locative cadastrale" depending on commune — typically €500-3,000/year for a €300k apartment), taxe d'habitation (abolished on primary residences in 2023 but kept on secondary residences ~€400-2,500/year), and if rented out: rental income tax (BIC if furnished, foncier if unfurnished) + social charges on furnished rental income (the 2026 social-security finance law (Law no. 2025-1403 of 30 Dec 2025) has raised CSG since 1 Jan 2026, lifting total social charges to ~18.6% on LMNP furnished rental income; unfurnished rental and real-estate capital gains stay at 17.2% — confirm your situation with an accountant). For non-residents: rental income is taxable in France first (treaty applies), then declared in your home country with relief. Our French-language LMNP guide covers the furnished-rental capital-gains reform.

Estate agents in France are paid by the seller (3-7% commission) — their role is not the same as an independent buyer's adviser. The underlying official data (DGFiP sale prices, ADEME energy ratings, IGN cadastre, Géorisques natural risks) is public and free, so you can check the key points yourself before you commit.

No. This page is a general, indicative summary of public information to help your due-diligence process, not a legal opinion or certified expert valuation. For binding decisions, consult: notaire (transaction), expert-comptable (taxation if renting out), avocat (legal disputes), certified diagnostiqueur (official DPE), licensed expert (NF X 50-110 valuation for divorce/succession). Use the checklist to know what questions to ask them.