Buying Property in France: A notaire’s guide for non-french buyers in the French Alps

France remains one of the most attractive destinations for international buyers seeking lifestyle property, second homes, rental investments or long-term relocation. The French Alps, in particular, is a mature real estate market.

However, buying property in France is a regulated legal process. It involves mandatory notarial intervention, statutory documentation, tax considerations and civil law implications that may differ significantly from those applicable in the buyer’s country of origin.

For non-French nationals (including British buyers post-Brexit) the legal ability to own property has not changed. However, residency rules, tax exposure and cross-border succession planning must be assessed before signing a binding contract and freezing a title deed.

As a long established notarial firm our function is to secure the transfer of ownership, authenticate the deed, and ensure compliance with French law. We also assist buyers in anticipating the long term inheritance and tax consequences of their acquisition.

2. Can foreign nationals buy property in France?

Foreign nationals are allowed to buy any property in France. There are absolutely no nationality-based restrictions on ownership. Accordingly, anyone may buy property in France, provided that:

• the buyer has legal capacity to contract;
• the source of funds is lawful and documented;
• the transaction complies with French and EU anti-money laundering regulations.

2.1 Focus on British buyers after Brexit

For UK nationals, Brexit did not affect the right to acquire French real estate. However, ownership does not confer residency rights.

A British national:

• may stay in France up to 90 days within any 180-day period without a visa;
• must obtain an appropriate visa for longer stays;
• may become French tax resident depending on duration and centre of economic interests;
• must declare French-source rental income in France.

However, any tax position must be assessed prior to completion.

3. The legal process of buying property in France

A clear understanding of the process of buying a house in France is essential to make the process as smooth as possible and anticipate any eventual delay.

3.1 Property search and offer

Once a suitable property is identified, the Buyer may submit a written offer. In competitive markets such as Alpine resorts, timing may be important. However, speed must not override due diligence.

Before making an offer, the Buyer should define:

• the exact terms of the deal
• an accurate description of the property
• the timing of the process
• any need for a loan / finance / mortgage.

3.2 Preliminary agreement (compromis de vente or promesse de vente)

The preliminary agreement is legally binding (after the end of the 10 days cooling of period) once signed.

It must:

• identify the Parties;
• define the Property precisely;
• state the purchase price;
• specify the expected completion timeline;
• include all relevant conditions precedent

The contract must contain appropriate contract clauses in the property buying process in France, including:

• a financing condition (if the purchase depends on a mortgage this is a key point of the deal on the alpine market);
• confirmation of absence of undisclosed encumbrances;
• planning and compliance checks;
• delivery of mandatory diagnostics;
• condominium documentation (where relevant).

A deposit is generally paid into the notaire’s secured account. The Buyer benefits from a statutory withdrawal period. This protection does not replace independent legal or technical review.

3.3 Notarial due diligence

After execution of the preliminary contract, the notaire must:

• verify ownership and title history (root of title is checked over 30 years);
• check registered mortgages and charges;
• review planning and administrative status;
• confirm pre-emption rights (if applicable);
• analyse co-ownership documentation where relevant.

The Buyer should not assume that seller diagnostics replace an independent building survey. Where the property is older, structurally complex, or located in high-altitude areas, additional technical inspection may be advisable.

3.4 Final deed (Acte de Vente)

Ownership transfers only upon signature of the authenticated deed before the notaire.

At completion:

• all funds must pass through the notaire’s account;
• transfer taxes and duties are paid;
• the deed is registered at the Land Registry.

International buyers may complete remotely by granting a properly structured power of attorney, subject to secure identification procedures.

The process is generally measured in months rather than weeks and depends on financing, documentation and complexity.

4. Costs of buying property in France

Buying property in France costs extend beyond the purchase price. Acquisition costs generally include:

• transfer taxes and registration duties;
• notarial remuneration (regulated by statute and split between the participating notaires);
• administrative disbursements;
• agency fees (where contractually due);
• financing-related expenses;
• other advisory services (where required);
• currency transfer costs for non-Euro buyers.

The term “notaire fees” commonly includes taxes collected on behalf of the State. It does not consist solely of professional remuneration.

International buyers must budget comprehensively.

5. Ongoing costs

Property ownership in France creates continuing legal and financial obligations.

The Owner must:

• pay annual property taxes;
• maintain appropriate insurance;
• comply with co-ownership rules (if applicable);
• maintain the property in conformity with safety and environmental regulations.

7. Common Pitfalls for International Buyers

The French system is secure. Most risks arise from insufficient preparation.

8. Legal and Inheritance Considerations

Property rights in France are robust. However, succession rules differ from common law jurisdictions. International buyers should consider:

• drafting or updating a will compatible with EU succession regulations;
• reviewing marital property regime;
• evaluating ownership structure (individual, joint ownership, SCI);
• assessing gift and inheritance tax consequences.

Estate planning is most effective when structured at acquisition stage.

9. Financing for Non-Resident Buyers

French banks may grant mortgages to non-residents. If financing is required:

• the preliminary contract can include a financing condition;
• documentation must be submitted within contractual deadlines;
• loan terms must be aligned with completion timing.

Failure to comply with financing deadlines may expose the Buyer to loss of deposit unless properly protected.

10. Ownership Structures and Investment Strategy

How to buy a house in France depends in part on how the property will be held. The Buyer may acquire:

• in personal capacity;
• jointly with another person;
• through a civil company (SCI);
• for rental activity subject to specific tax regimes.

Each structure produces distinct consequences in terms of liability, taxation and succession.

11. Exit Strategy and Resale

The Buyer should anticipate resale implications before acquisition. Resale may involve:

• capital gains taxation;
• VAT adjustments in specific cases;
• cross-border tax reporting;
• application of double tax treaties (including France–UK).

Early structuring will support long-term flexibility : it will also help you avoid unnecessary and unplanned costs.

12. Summary Checklist for International Buyers

Before signing:

• define your acquisition objective;
• assess residency implications (where relevant);
• secure financing early;
• conduct appropriate technical inspection;
• review planning compliance;
• analyse co-ownership documents;
• budget acquisition and ongoing costs;
• address inheritance planning;
• ensure all funds pass through proper legal channels;
• involve a notaire at an early stage.

We can’t stress this last point enough : the role of the notaire is decisive in this operation. Involving a notaire at an early stage will help you on multiple aspects such as :

• getting the legal aspect right, from the beginning (saving time),
• avoiding unnecessary and / or unplanned costs. This last item will save money and energy, as these pitfalls may induce costs and stress during your purchase.

Conclusion

Buying property in France is legally accessible to international buyers. The system is structured, protective and transparent.

The principal risks do not arise from the French framework itself. They arise from insufficient preparation, inadequate technical review, improper structuring, or failure to anticipate cross-border civil and tax consequences.

When the acquisition is approached methodically and supported by a notaire from the outset, the transaction can be completed securely—whether the project involves a primary residence, a second home, or an Alpine investment property.

Our role as notaires specialised in Alpine real estate is to ensure that each transaction:

• complies with French law;
• protects the buyer’s property rights in France;
• anticipates inheritance and tax implications;
• remains legally robust over time.

Contact your notary office now to get expert advice on your purchase in France. We can help you through a smooth and secure transaction !

Contact our international team now to secure and optimize your transaction.

You can also call us :

📞+33 (0)4 7924 6222