Most people planning a move to France do a solid job of budgeting for the obvious things: rent, food, healthcare, maybe a language course. What they are less prepared for is the layer of costs that quietly sits underneath all of that, the annual tax bills, the toll roads, the utility setup fees, the charges that only become visible once you are already living there.
This guide is not here to worry you. France is genuinely more affordable than many people expect, and most of these costs are predictable once you know what to look for. The goal is simple: help you plan with clear eyes, so nothing catches you off guard in year one.
Table of Contents
Property taxes in France: what owners pay every year
If you are buying a home in France, or planning to, two annual property taxes need to go into your budget from day one. Neither is enormous on its own, but together they represent a meaningful ongoing cost that varies significantly by location and property type.
Taxe foncière (Property ownership tax)
The taxe foncière is an annual tax paid by whoever owns the property, whether they live there or not. It applies to the land and any buildings on it. The bill is calculated using the property’s valeur locative cadastrale, a notional rental value set by the tax authorities, multiplied by local tax rates set independently by each commune and département. This means two properties of similar value in different communes can have quite different tax bills.
In 2026, the base cadastral values used for calculation are continuing to rise in line with inflation, even where local authorities have not themselves raised rates. For most homeowners, expect annual increases of 1.5-2% on the bill as a baseline.
- Typical bill for a mid-range property (~350,000 €): around 1,500–2,200 € per year, depending on location
- City properties or high-tax communes: can exceed 3,000 € annually
- Rural properties: often lower, but this varies considerably by commune
- Included in the bill, the TEOM (waste collection tax) is typically bundled in, adding 150–350 € depending on your commune
Taxe d’habitation (residence tax)
The good news: the taxe d’habitation on primary residences was fully abolished from January 2023. If you live in your French property as your main home, you no longer pay this tax. If you receive a bill for your primary residence by mistake, you can contest it online via your impots.gouv.fr account through the secure messaging function.
The tax does still apply in specific situations:
- Second homes and holiday properties: the taxe d’habitation applies in full to any property that is not your primary residence
- Furnished properties used as secondary residences: even if occupied by the owner only part of the year
- Vacant properties: depending on the commune and vacancy duration, a separate taxe sur les logements vacants (TLV) may apply
Since 2017, communes with housing pressure have been able to apply a surcharge of up to 60% on the taxe d'habitation for second homes. In popular areas, Paris, the Côte d'Azur, Brittany's coastal towns, this significantly increases the effective cost of owning a second home. If you are buying a holiday property or a property you will not use as your primary residence, factor this into your total annual holding cost before you buy.
Notary fees and purchase costs
One of the most significant “hidden” costs when buying property in France is something that is not hidden at all once you know about it, it is just rarely mentioned in the asking price. When you buy an older property in France, you pay what are commonly called frais de notaire, but which are actually a combination of stamp duty, registration taxes, administrative fees, and the notary’s professional fee.
On older properties (generally defined as more than five years old), total acquisition costs typically run to 7-8% of the purchase price on top of the agreed sale price. On new-build properties, the rate drops to around 2-3% because stamp duty does not apply in the same way.
What this means in practice
On a 350,000 € older property, budget 24,000-28,000 € in purchase costs on top of the sale price. On a 200,000 € rural property, you are looking at 14,000-16,000 €. These are not negotiable and cannot be financed through most mortgages. They need to be in your account alongside the deposit when you sign. This is the number one cost that surprises buyers who have not been briefed on it, so consider yourself briefed.
Motorway tolls and transport costs in France
France has an extensive, well-maintained motorway network, and most of it costs money to use. The péages (toll booths) on French autoroutes are operated by private concession companies, and the rates are meaningful if you are driving regularly.
In 2026, following annual index-linked increases that have applied each February, average toll costs run at approximately 0.10-0.20 € per kilometre for a standard car, or roughly 9-11 € per 100 km. To put this in context: driving from Paris to Bordeaux (around 580 km) will cost approximately 45-55 € in tolls one way, on top of fuel. Paris to Nice (930 km) runs to roughly 85-95 €.
- Regular commuters on toll roads: consider a télépéage device (like Libert-t) which offers monthly or annual subscriptions and sometimes discounted rates for frequent users
- Urban parking: typically 2-4 € per hour in city centres; residential permit parking is separate and varies by city
- Low-emission zones (ZFE): expanding across major French cities; older vehicles (broadly pre-2011 petrol, pre-2006 diesel) may be restricted or fined in urban areas; check the ZFE map before bringing an older vehicle
- Public transport monthly passes: 40-80 € per month depending on the city and zone coverage
Internet, utilities, and home insurance
Internet and broadband
France has good broadband infrastructure in cities and is continuing to roll out fibre (fibre optique) into rural areas, though coverage remains patchy in some rural communes. Most households sign up for a triple-play package bundling internet, TV, and a landline phone.
- Standard broadband packages: typically 30-40 € per month; promotional offers for new customers can bring this to 20-25 € for the first twelve months
- Setup fees: around 50 € for a new contract including delivery of the box (router)
- Early termination fees: typically up to 49 € if you cancel within the commitment period (usually 12 months)
- Remote working: if you are working from home, check fibre availability before signing a lease; rural speeds can drop significantly without it
Utilities (electricity, gas, water)
Utility bills in France depend significantly on the size and insulation quality of your property. The DPE (energy performance certificate) is the best early indicator of what you will spend on heating, a property rated F or G will cost noticeably more to run than one rated B or C. This is a practical reason to factor the DPE into your rental or purchase decision, not just a regulatory formality.
For an average 85m² apartment with decent insulation, realistic monthly utility costs in 2026 run to approximately:
- Electricity and heating: 120-150 € per month; higher in winter, particularly for properties with electric heating or poor insulation
- Water: 25-45 € per month, depending on usage and local rates
- Gas (if applicable): 30-55 € per month; gas prices in France have stabilised after the volatility of 2022–2023 but remain higher than pre-energy crisis levels
Home insurance (assurance habitation)
Home insurance is legally mandatory for all tenants in France, it is a standard condition of any rental agreement and landlords are entitled to ask for proof annually. For property owners, it is compulsory if you own an apartment in a copropriété (shared ownership building), and strongly recommended for standalone houses. Annual costs typically range from 200 € to 500 € depending on property type, size, location, and level of cover.
If you own or rent an apartment in a shared building (copropriété), you will also pay monthly or quarterly charges de copropriété covering common area cleaning, lift maintenance, garden upkeep, and building management. These range from around 40 € to 150 € or more per month depending on building size and facilities. For renters, some of these charges may be passed on as service charges. Ask what is and is not included before signing any agreement.
Maintenance, repairs, and the costs nobody talks about
France has a wonderful stock of older, character properties, stone farmhouses, period apartments, rural cottages. They are beautiful, and they require upkeep. A general rule of thumb in France, as in most countries, is to budget 1-2% of the property’s value per year for routine maintenance. On a 250,000 € house, that is 2,500-5,000 € annually, which can feel surprising until you are six months in and have already needed the roof looked at, a window repaired, and the septic tank serviced.
- Septic tanks (fosses septiques): properties not on mains drainage (common in rural France) require periodic emptying and inspection; new regulations require compliance with environmental standards
- Heating systems: annual boiler servicing is advisable and in some cases required by your insurer; oil or wood heating systems have additional fuel and maintenance costs
- Older electrical systems: pre-1990s wiring often needs updating; this can be a significant cost in older rural properties and should be factored into any purchase negotiation
- Tourist tax (taxe de séjour): if you rent out your property short or long term, you may be required to collect and remit this tax; rates vary by commune, typically 0.50-3.00 € per person per night
A realistic annual cost summary for homeowners in France
To make this concrete, here is a realistic summary of the additional annual costs for a homeowner with an older property worth around 300,000 €, living in a mid-sized French city or rural area. These are on top of your mortgage or rent, groceries, and daily spending.
| Cost | Estimated annual range |
|---|---|
| Taxe foncière (incl. TEOM) | 1,800-2,500 € |
| Taxe d'habitation (second homes only) | 800-2,500+ € |
| Utilities (electricity, water, gas) | 2,000-2,800 € |
| Home insurance | 200-500 € |
| Internet and broadband | 360-480 € |
| Property maintenance (1% rule) | 2,000-4,000 € |
| Motorway tolls (if commuting) | 500-2,500+ € |
| Typical total (homeowner, primary residence) | 7,000-13,000+ € |
This range is wide because France is a wide country. Living in a rural commune in the Creuse is a genuinely different financial proposition from living in a central Lyon apartment. Use this as a starting framework, then refine it against the specific property and area you are considering.
Add 10-15% to your estimated annual costs for year one, specifically. The first year involves setup costs, unexpected decisions, and learning how the French system works in practice rather than in theory. It is the year you discover the heating is less efficient than the DPE suggested, or that the commune's waste collection is charged separately, or that the broadband does not reach the property without an upgrade. None of these is ruinous. All of them are less stressful when you have budget space for them.
Frequently asked questions on hidden costs of living in France
Planning a move to France or just thinking about it?
Book a free 15-minute consultation to discuss your move and the support available from Ibanista. 👉 Schedule your call here
Not ready for a call? No problem. Explore our free resources to learn at your own pace:
📚 Browse the blog for expert tips
🎧 Listen to our podcast for real stories and insights
Wherever you are in your France journey, we’re here to help.
