Buying property in France while living abroad, what are the steps and the costs?

Who may buy, and under which law

A person living outside France buys a flat in Lyon or a house in the Var exactly like a resident. No text requires a nationality, a residence permit or a French bank account to own a building. In property matters the applicable law is that of the place where the asset stands, so French law governs the sale, the land registry and the buyer's guarantees. Notaires point out that the non-resident buyer is treated like any other, with careful attention to civil status and matrimonial regime, because a marriage celebrated abroad may fall under a foreign law for the division of assets.

The notaire is the only professional who receives a deed of sale in France. The notaire checks title, clears pre-emption rights, computes and pays duties to the State, registers the transfer and guarantees payment. The buyer may appoint their own notaire alongside the seller's at no extra cost, the two share the fees.

The steps, from offer to deed, without boarding a plane

Everything starts with a written purchase offer accepted by the seller. Then comes the preliminary contract, promise or compromis, drawn up by the notaire, which starts the withdrawal period of article L. 271-1 of the housing code, 10 calendar days running from the day after the first presentation of the letter notifying the contract, or its hand delivery. For a buyer abroad, notification by registered electronic mail, allowed by the text as long as it guarantees the date of receipt, avoids weeks of international post.

The buyer need not be present. They sign the preliminary contract and the deed by power of attorney, received by a French notaire or drawn up before a consulate or a local notary with an apostille, or by remote appearance, the notaire collecting their electronic signature by video call under the decree of 20 November 2020. BRIVEO has its own mandate and documents signed electronically, and the agent attends the viewing, the second viewing and the handover of keys on behalf of the absent buyer.

Conditions precedent, loan, planning, no pre-emption, protect the buyer between the preliminary contract and the deed. The price and costs are wired to the notaire's account at the Caisse des dépôts before signing, from an account in the buyer's name, and ownership passes on the day of the deed.

Acquisition costs, and the rise in duties since 2025

What people call notaire fees gathers three items. Transfer duties, paid to the State and local authorities, are the largest share. The notaire's fees follow a national scale proportional to the price. Disbursements repay the documents the office paid for, cadastral extracts, planning documents, mortgage search. Notarial offices reckon 7 to 8 % of the price on older homes and 2 to 3 % on new builds, where VAT replaces most of the duties.

Article 116 of the 2025 finance act allowed départements to raise their registration duty from 4.5 % up to a ceiling of 5 %, for 3 years from 1 April 2025, and the 2026 finance act adjusted the timetable of entry into force. The rise does not apply when the property is a first home for a buyer who has not owned their main residence in the previous 2 years and who makes it their main residence. A non-resident buying a second home or a property to let therefore pays the raised rate.

What the notaire checks, identity and origin of funds

The notaire is bound by anti-money-laundering rules. The buyer is identified on a valid passport or identity card, civil status records are requested, translated if needed, and the economic origin of the funds must be documented. The French tax administration and Tracfin say it plainly, a statement showing funds available on an account is not enough, a proof of their origin is needed, loan offer, deed of sale of a previous property, succession return or deed of gift, statements showing savings built up over time. The transfer must come from an account in the buyer's name, never from a third party.

Financing in France remains possible. French banks lend to non-residents, on conditions that vary with the country of residence, the currency of income and the deposit, and the loan condition precedent protects the buyer if credit is refused. A loan taken in the country of residence and secured by a mortgage on the French property requires the notaire for the registration.

After the purchase, what the non-resident owner owes France

Becoming an owner in France opens a file with the non-residents tax office. Property tax is due every year, the residence tax on second homes too when the dwelling is not let all year, any rent is taxable in France at the minimum rate, and French real estate enters the wealth tax above the threshold. Each of these points has its own question in this guide. Taxes are paid by direct debit from an account in the SEPA area, a French account is not compulsory.