First published July 2023
Updated September 2025
Thinking of buying a house in France? Whether you’re dreaming of a countryside château or a village stone cottage, understanding property rights in France is essential before making one of the most important investments of your life.
From land registration and rights of way to boundary walls and water usage, this guide will walk you through everything you need to know as a foreign buyer. It’s part of our ongoing effort to support expats moving to France and navigating the local property market with confidence.
🔗 Want a step-by-step breakdown of the buying process? Download our free guide to buying property in France
Table of Contents
Why understanding property rights matters when buying in France
When you’re buying a property in France, you’re not just acquiring bricks and mortar, you’re also inheriting a bundle of legal responsibilities and rights. Many aspects of French property law are unique, especially when compared to the UK, US, or Australia.
That’s why, before signing a compromis de vente (preliminary contract), it’s important to do your due diligence and understand what exactly you’re buying.
Land registration in France
The French Land Registry (Cadastre) is the official body that records ownership details, parcel boundaries, and easements. When buying a house in France, your notaire will consult the cadastre to ensure:
- The land boundaries are accurately recorded
- There are no existing servitudes (rights of way) or liens
- There are no pending disputes
While the cadastral plan gives an overview, it’s not always precise. If boundary clarity is essential, especially in rural areas, hire a professional land surveyor (géomètre-expert).
Defining property boundaries
One of the most common post-sale disputes in France? Unclear property boundaries. Property lines are legally described in the deed, but they may not be visibly marked on the land.
If you’re buying a French property with adjacent neighbours, it’s wise to have a boundary check done to avoid future conflict over land use, trees, or fences.
Boundary walls and fences
In France, a boundary wall that separates two properties is usually jointly owned, unless otherwise specified in the title deed. That means maintenance and repair responsibilities are shared 50/50 between neighbours.
If you want to build or modify a fence or wall:
- You may need planning permission from the mairie
- It must comply with local regulations on height and appearance
Always check the Plan Local d’Urbanisme (PLU) before making structural changes.
Noise nuisance laws
France takes noise pollution seriously. Whether it’s a barking dog, loud music, or construction work, neighbours have legal protections under “troubles anormaux de voisinage” (abnormal neighbour disturbances).
Quiet hours usually run from 10 PM to 7 AM, and during the day, repeated or excessive noise can still be reported. If you’re planning renovations on your new home, notify neighbours in advance to maintain goodwill.
Rights of way (servitudes)
A servitude is a legally recognised right that allows one property owner to access or use part of another’s land. For example, if your neighbour can only reach their property by crossing yours, a right of passage may be recorded.
Before buying a property in France, verify whether any easements exist:
- They should be recorded in the notarial deed
- Clarify who holds the right and for what use
- Understand how it might affect your privacy, security, or plans
Water usage rights
Access to natural water sources (streams, wells, irrigation canals) is regulated in France. Depending on your location, you may need permits for usage, redirection, or storage.
If your dream home in the French countryside includes a spring or pond:
- Check if usage rights are included in the property title
- Verify water quality and legal usage limits
- Understand any regional or environmental restrictions
Trees, hedges and shrubs
French law governs how close you can plant trees or hedges to your property line:
- Trees taller than 2 metres must be at least 2 metres from the boundary
- Smaller shrubs can be planted 50 cm from the edge
Also:
- Some species are protected and cannot be removed without permission
- Overhanging branches from a neighbour’s tree can be trimmed, but not without asking first
Windows, doors and openings
If you’re renovating a French property and want to install windows or doors facing a neighbour, be aware of “right to privacy” regulations. You must maintain minimum distances:
- 1.9 metres for a direct window or opening
- 0.6 metres for an angled view (if you can’t directly see into their home)
As always, consult your local mairie before starting work.
FAQs: Property rights in France for expats
Can foreigners buy property in France?
Yes! There are no restrictions on foreigners buying property in France. You don’t need to be a resident, but your tax and visa status may affect usage and inheritance rules.
Is French property freehold or leasehold?
Most residential properties in France are freehold (pleine propriété), meaning you own the land and the structure. Leaseholds do exist, mostly for apartments in urban areas.
Do I need a notaire when buying property in France?
Yes. All property sales in France must be finalised by a notaire, a public official who ensures the transaction is legally binding and properly registered.
What taxes apply when owning a French property?
You may be liable for:
- Taxe Foncière (land tax)
- Taxe d’Habitation (applies to second homes)
Final notes: Buying a property in France with confidence
Buying a house in France can be an incredible life chapter, filled with charm, history, and opportunity. But to enjoy your home to the fullest, it’s essential to understand the nuances of property rights in France.
From boundary disputes to servitudes and notaire procedures, being well-informed helps you avoid surprises and navigate the process smoothly.
🔗 Need expert help? Explore all our articles on buying in France for insider tips, checklists, and updates.
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