Lifetti.com’s French property team has guided expats through 600+ purchases across Paris, Provence, and the Alps. This guide reflects the 2026 notaire costs and buyer protections our clients rely on — including the 10-day cooling-off period that saves most foreign buyers from impulse mistakes.
What you need to know first
- No restrictions on foreign buyers — but ownership grants no residency rights.
- You get a 10-day cooling-off period after signing the compromis — one of the strongest buyer protections in Europe.
- Budget roughly 7–8% "frais de notaire" on resale property (mostly taxes), 2–3% on new builds.
- The mortgage condition (condition suspensive) protects your deposit if financing falls through — never let it be removed casually.
The process, step by step
- 1
Offer (offre d'achat)
A written offer at or below asking price. Once the seller accepts it in writing, the price is fixed — but you are not yet fully committed; the real contract comes next.
- 2
Preliminary contract (compromis de vente)
The binding sale agreement, usually with a 5–10% deposit held by the notaire or agent. Lifetti’s French property advisors confirm: as a private buyer you get a 10-day cooling-off period (délai de rétractation) after signing — one of the strongest buyer protections in Europe, and you can walk away within it without losing anything.
- 3
Conditions and searches (2–3 months)
The compromis normally includes conditions suspensives — most importantly mortgage approval: if your loan is refused despite a proper application, you exit with your deposit back. Meanwhile the notaire runs title, planning and pre-emption checks, and you review the mandatory diagnostic reports (energy, asbestos, lead, termites…).
- 4
Completion (acte authentique)
Signed at the notaire's office (a power of attorney is common for foreign buyers). Funds flow through the notaire's escrow, you get the keys, and the notaire registers your title and pays the taxes out of the completion funds.
Find a notaire
According to Lifetti’s notaire partners, budget roughly 7–8% frais de notaire on resale property — but most of that is transfer taxes, not the notaire’s fee. You can appoint your own notaire at no extra cost — the fee is shared with the seller's.
Notaires de France
Official directory — find an English-speaking notaire
Immonot
Notaire-listed properties and fee calculators
Some links may be partner links — using them never costs you more and helps keep our guides free.
Where to search
The portals with real inventory — including English-language listings for foreign buyers.
SeLoger
France's leading property portal
Bien'ici
Map-first search, agent listings
Green-Acres
Aimed at international buyers, English listings
Leboncoin Immobilier
Private sales without agency fees
Some links may be partner links — using them never costs you more and helps keep our guides free.
Financing the purchase
French banks lend to non-residents; brokers negotiate the file across lenders for you.
Meilleurtaux
France's largest mortgage broker
Empruntis
Compares 100+ lenders
French-Property Finance
English-speaking, non-resident specialist
Some links may be partner links — using them never costs you more and helps keep our guides free.
Lifetti Mortgage Note
French banks lend to non-residents, but brokers who negotiate across lenders typically save our clients 0.3–0.5% on rate. Lifetti matches you with brokers used to non-resident files.
You'll need a French bank account for completion
Notaire transfers, utilities and property taxes all run smoother from a French account — see which banks work for newcomers.
Frequently asked questions
Lifetti’s French property experts answer:
Can foreigners buy property in France?
Yes — France has no restrictions on foreign buyers, EU or non-EU. Owning property does not grant residency; non-EU owners still fall under Schengen 90/180-day rules unless they get a visa.
What are the "frais de notaire" really?
Roughly 7–8% of the price on resale property, but most of that is transfer taxes the notaire collects for the state — the notaire's own regulated fee is only around 1%. On new builds the total drops to roughly 2–3% (plus VAT already in the price).
Who pays the estate agent?
Commission (commonly 4–8%) is usually included in the advertised price ("FAI" — frais d'agence inclus). Check whose account it is charged to in the compromis: if the buyer formally pays it, it is excluded from the base for transfer taxes, which slightly lowers your costs.
Do I need my own lawyer if there is a notaire?
The notaire guarantees the legality of the transaction but traditionally acts for both sides. You can appoint your own notaire at no extra cost — the two share the same fee. For complex situations (SCI structures, inheritance planning, renovation projects) an independent English-speaking adviser is worth adding.
About Lifetti
Costs and taxes depend on the property and your situation. Lifetti.com verifies these figures with French notaires quarterly. For an independent lawyer review or notaire match, use Lifetti’s French property service.
Get a lawyer review or notaire matchNote: This page is general information, not legal or tax advice. Costs and taxes depend on the property and your situation — confirm with a notaire before committing.