Owning a property in France is an exciting prospect. It’s a country that defines the art of living (l’art de vivre) and its homes are generally stylish, supremely liveable and yet affordable. They are also in some of the most beautiful parts of the world.
But buying a property in France as a foreigner can be daunting. After all, you’re spending a lot of money in a different legal system, language and currency. And when you’ve bought it, how long can you live in it post-Brexit, and what can you do in it?
So, whether you’re looking for a holiday home, investment opportunity or a place to live full-time, there is plenty to work through.
This guide walks you through how buying property in France works and what it costs. It also explains one of the most important – and often overlooked – parts of the process: managing your currency exchange. You will be buying in euros while holding funds in another currency, so you will need to protect your budget from exchange rate volatility.
Can foreigners buy property in France?
Yes. France places no restrictions on foreign ownership. Anyone can buy property, whether as a second home, an investment, or a future residence.
However, property ownership does not give you the right to live in France permanently. Only European Union (EU) citizens can live in France full-time without a visa. For those from the UK, USA, Australia and other ‘third countries’, as the EU calls them, they are limited to 90 days out of every 180.
Morever, the new EES system means that the authorities will know exactly how long you have been in France.
So for long-term stays, retirement moves and permanent relocations you will require a visa and residency permit. This, in turn, will limit what you can do in France. Working in France while on a ‘retirement visa’ is not allowed, for example. Always check the official government guidance for up-to-date visa information.
Why buy property in France?
France is one of the world’s most popular destinations for international property buyers. From Alpine villages to Atlantic beaches, from Provence’s lavender fields (pictured above) to grand ‘Haussman-style’ apartments in Paris or Montpellier, the variety and lifestyle appeal are enormous.
Around 150,000 Britons live in France according to official figures and a similar number of Americans. But many more own holiday homes there. Indeed, Brits started buying in and moving to France from as soon as the Napoleanic wars ended.
These days the appeal of France for international buyers includes:
- Stable property laws and buying processes
- Relative value compared with the UK property markets
- More space, and the ability to own a large garden
- A large and active international community
The property-buying process in France
Below is a typical journey for international buyers.
Define your requirements and budget
Decide whether your property will be for holidays, rental income, relocation or retirement. At this stage, calculate your budget in both your home currency and euros, as this will highlight your exposure to exchange rate movements.
Choose a location
Visit France or explore regional listings to understand prices and lifestyle differences. France’s regions vary widely in property prices, building style, climate and local taxes.
Plan your finances in advance
Because all property transactions are completed in euros, you will need to convert funds at different points. Exchange rates can fluctuate significantly between the day you view a property and the day you complete – sometimes by amounts that add thousands to the final cost.
Working with a currency specialist early ensures you have a plan in place.
Engage a lawyer
Although there is a notaire involved on the government’s side, it is generally highly adviseable to protect your interests with your own legal representation.
Book your viewing trip
This is where things get serious. It’s generally adviseable to book a three or four day trip and plan on viewing up to five each day. Any more can get confusing! Your agent may ask you to sign a bon de visite, which simply agrees that you won’t subsequently approach the vendor directly.
Make an offer
Once you find a property, offers are typically made through the estate agent. When accepted, both parties sign a compromis de vente (preliminary contract). You will usually pay a deposit of around 5–10%.
Legal checks and the notaire
A notaire (a government-appointed legal official) ensures the property meets all regulatory requirements. Although the notaire acts for both buyer and seller, many foreign buyers hire independent legal support too.
Final signing (Acte de Vente)
This takes place around two to three months after the compromis de vente. At this stage:
- You pay the remaining balance
- The notaire registers the sale
- You receive the keys
Your final balance must arrive in euros by the deadline set by the notaire, so your currency transfers must be arranged in good time.
Costs of buying a property in France
In addition to the purchase price, expect the following:
Notaire fees: For older properties, notaire fees are usually around 7–8% of the purchase price. For new builds, they can be significantly lower (around 2–3%).
Estate agency fees: These may be paid by the seller or buyer, depending on the contract. Always confirm which applies.
Taxes and registration fees: These include land registration charges and local taxes.
You may also choose to hire a surveyor to check over the property and advise on any plans you have tio change it (French planning rules are quite strict)
Why currency exchange is critical
You will need to send money at several stages:
- Reservation deposit
- Initial 5–10% deposit
- Final balance
- Fees and taxes
- Renovation or furnishing costs
Most international buyers underestimate how much exchange rates can affect their property purchase. Because French property is priced in euros, you will need to convert currency at several points, and even small movements can have big financial consequences.
A €300,000 property could cost:
- £255,000 at one rate
- £265,000 at another
A small change in the exchange rate during the buying process will change the cost in your own currency (pounds or dollars) by thousands – maybe even tens of thousands. Such shifts are commonplace over a two- or three-month buying process, so until you are in the notaire’s office about to sign you will have no idea what the property will cost.
How to manage currency risk
The good news is that by using Smart Currency you can protect against that risk, for complete peace of mind.
A forward contract allows you to fix today’s exchange rate for a future payment, such as your completion funds. This protects you from negative market movements and means you know exactly how much the property will cost in your home currency.
If you’re not quite ready to commit, but are concerned about the rate suddenly going out of reach, with Smart Currency you will receive a rate alert in case of sharp movements. You can set a market order, where a certain rate will automatically trigger buying the currency for you.
Why use a specialist currency provider?
There are several reasons why, when buying a property in France it is best to use a specialist like Smart Currency. Banks typically offer higher margins, higher fees, slower transfers and no protection form currency movements. Online-only exchanges offer little in the way of service or protection if something goes wrong.
With Smart Currency, when buying a property in France you will assigned your own designated account manager. He or she will speak to you on the telephone to understand your plans and work out the best currency strategy.
Your account manager will be with you during the whole purchase process to provide guidance on timing your transfers, ensuring you meet notaire deadlines and to reduce or eliminate bank transfer fees.
Making transfers on time
The notaire will set strict deadlines. Missing these could delay or jeopardise your purchase. Smart Currency will ensure that:
- Payments are sent in time
- Transfers arrive in euros exactly as required
- You always know the status of your transaction
In summary: buying property in France
To make your purchase smooth, enjoyable and financially secure it will help to understand how the French buying process works and how it differs to the one you are used to at home. Don’t try and do it all on your own, but get expert guidance from professionals throughout the process.
You need to budget for all associated costs. As a rule of thumb, prepare to spend 10% on top of the purchase price.
Plan your currency exchange strategy early and protect yourself from exchange rate volatility.
With careful planning and the right support, buying property in France can be both a rewarding lifestyle decision and a sound long-term investment.
Frequently Asked Questions about buying property in France
What are the potential pitfalls of buying a property in France?
France has a transparent, well-regulated buying process, but international buyers may still face challenges.
Common pitfalls include underestimating the additional costs of purchase, misunderstanding the role of the
notaire and proceeding without a full survey. Exchange rate volatility is also a major risk, as the cost of
the property in your home currency can rise significantly between offer and completion.
How long can I stay in France if I own a property?
Owning property in France does not grant residency. As a non-EU citizen you will be limited to 90 days in 180, unless you get a visa. Getting a visa to live in France is relatively easy if you are not working.
What ongoing taxes will I pay when I own a property in France?
Property owners generally pay two main local taxes. Taxe foncière is an annual property ownership tax. Taxe d’habitation has largely been phased out for primary residences, but still applicable for second homes. Rental income will also be subject to French income tax and social contributions. High-value property portfolios may fall under France’s wealth tax rules. The exact obligations depend on your personal situation, so professional tax advice is recommended.
Can I rent out a property in France?
Yes, you can rent out your French property either long-term or as a short-term furnished rental. Regulations vary by location, and cities such as Paris have strict rules and may require registration or authorisation for holiday lets. Rental income is taxable in France, and you may need additional insurance or local compliance. Planning ahead ensures your rental activity remains profitable and fully compliant.
