Buying a house in France is a dream for many expats, but turning that dream into the right purchase takes more than falling in love with a view or a stone façade. The French property market works differently from the UK or the US, and the buying process in France has its own rhythm, rules, and hidden pitfalls. With the right preparation, however, buying a property in France can be smooth, secure, and deeply rewarding.
Below are 10 essential, experience-led tips to help you find your dream home in France, and avoid the mistakes we see expats make again and again.
Table of contents
Fix a realistic total budget (not just the purchase price)
When buying a property in France, the price on the listing is only the starting point.
Your true budget should include:
- Notaire fees (typically ~7–8% on older property, less on new builds)
- Agency fees (often included, but not always)
- Mortgage costs and bank fees (if financing)
- Ongoing charges (property tax, insurance, copropriété fees)
- A buffer for renovations and maintenance
If your savings or income are in GBP or USD, also factor in currency exchange risk. Exchange rate movements can materially change what you can afford between offer and completion.
Choose your region before choosing your house
One of the most common expat mistakes is falling in love with a house before understanding the region.
Start with lifestyle questions:
- Climate and seasons (not just summer)
- Access to airports, trains, and international travel
- Healthcare availability
- Schools and services
- Cultural life and year-round activity
Shortlist no more than two or three regions, then spend time there outside peak season. A village that feels idyllic in August can feel very different in February.
Define your non-negotiables (and write them down)
Before you view a single property, be clear about:
- What you must have (e.g. walkable amenities, fibre internet, ground-floor bedroom, garden size)
- What would be nice, but isn’t essential
Write this as a checklist and stick to it. Pretty views and character features are seductive, but they don’t compensate for daily-life frustrations once the novelty wears off.
Understand French property types before you buy
French property listings use terms that don’t always translate neatly.
Take time to understand the basics:
- Apartment (often part of a copropriété with shared costs)
- Maison de bourg (village house, often terraced)
- Pavillon (detached suburban house, usually newer)
- Longère / corps de ferme (farmhouse, often beautiful but renovation-heavy)
Older stone houses can be charming, but they often come with higher heating, insulation, and renovation costs than newer builds.
Research local amenities in detail (especially outside cities)
A house can be perfect, but if daily life is hard, it won’t feel like a dream for long.
Check:
- Distance to GP, hospitals, supermarkets, and weekly markets
- School access (if relevant)
- Train stations and airports you’ll actually use
- Broadband availability (and realistic speeds)
For rural properties, look closely at:
- Winter access (snow, flooding, narrow roads)
- Mains drainage vs septic systems
- Future infrastructure plans (or lack of them)
Get your finance and mortgage position clear early
If you need a mortgage, do this before you fall in love with a property.
For non-residents:
- French banks typically lend around 70–80% of the purchase price
- Affordability rules are strict
- Documentation requirements are extensive
Having a mortgage pre-approval or clear proof of funds makes your offer stronger and allows you to move quickly in competitive situations.
> You might be interested in this article: Getting a mortgage in France
Work with the right professionals (not just any professional)
In France, the notaire is central to the buying process. You are free to choose your own notaire, even if the seller already has one, and doing so often adds clarity and reassurance.
For expats, consider:
- An English-speaking notaire experienced with international buyers
- A buyer’s agent or property finder who works for you, not the seller, especially if you’re searching remotely
The right team protects you from misunderstandings that only become obvious after completion.
Learn the French buying process before you make an offer
The buying process in France is structured, but different from Anglo-Saxon systems.
In most cases, expect:
- A written offer (offre d’achat)
- A preliminary contract (compromis or promesse de vente)
- A 10-day cooling-off period for the buyer
- Completion at the notaire (acte de vente) around 2–3 months later
Make sure the preliminary contract includes conditions suspensives (for example: obtaining your mortgage), so you are legally protected if key conditions are not met.
Take diagnostics and surveys seriously
Every French property sale includes a mandatory diagnostic pack (DDT) covering energy rating, asbestos, lead, termites, electrics, and septic systems.
However, these diagnostics are not a full structural survey.
For older or complex properties, it is wise to commission an independent building survey so you understand:
- Structural risks
- Realistic renovation costs
- Long-term maintenance implications
This is especially important when buying character property in France.
Test your future daily life before you commit
Before signing, step out of “holiday mode”.
On viewing trips:
- Drive the school run or supermarket route
- Visit at night and on weekends
- Check noise, neighbours, and local activity
- Visit in poor weather if possible
If the house still feels right when you imagine ordinary Tuesdays in November, it’s far more likely to be your true dream home in France.
Final notes: Buying your dream home in France
Buying a property in France is not just a transaction, it’s a lifestyle decision. The most successful expat buyers are not the fastest, but the most prepared.
With a clear budget, realistic expectations, and the right professional support, buying a house in France can be one of the most rewarding decisions you’ll ever make.
Updated January 2026
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