Buying a property in France is an exciting milestone, but it also comes with processes that may feel unfamiliar if you’re moving from the UK, the US, or another country. One of the most common questions expats ask is “How much deposit do I need to buy a house in France?”
The good news: France has clear rules, strong buyer protections, and a structured system. Once you understand how deposits work, legally and practically, the buying process becomes far more predictable.
Let’s break it down step-by-step.
Table of contents
What is the deposit called in France?
When buying a property in France, the deposit is referred to as:
- Dépôt de garantie: Most common, used in a compromis de vente
- Indemnité d’immobilisation: Used in some promesse de vente contracts
In both cases, it serves the same purpose:
✔️ to show the seller you are committed
✔️ to secure the property until completion
✔️ to compensate the seller if you pull out without a legal reason
🔗 Related: Getting a mortgage in France
How much deposit do you need to buy a house in France?
There is no legal minimum deposit, and in theory, a deposit is not legally required at all.
But in practice, sellers (and notaries/agents) usually request a deposit of:
➡️ 5% to 10% of the agreed purchase price
This is the standard across most of France.
Examples:
| Property Price | Typical Deposit (5–10%) |
|---|---|
| 200,000 € | 10,000 - 20,000 € |
| 400,000 € | 20,000 - 40,000 € |
| 500,000 € | 25,000 - 50,000 € |
The exact amount is negotiated between buyer and seller.
Why the range?
- Sellers prefer a higher deposit (often 10%) to ensure the buyer doesn’t walk away.
- Buyers prefer a lower deposit if they’re also budgeting for a mortgage deposit, notary fees, and moving costs.
If you don’t have much ready cash, you can strengthen your position by showing:
- mortgage pre-approval
- emails from lenders
- early financing discussions
- proof of income or savings
This reassures the seller without increasing your upfront deposit.
When do you pay the deposit?
The deposit is usually paid:
➡️ At (or shortly after) signing the preliminary contract
either a:
- compromis de vente
- promesse de vente
This is the legally binding stage of the purchase before final completion.
Who do you pay the deposit to?
This is very important:
➡️ Never pay the deposit directly to the seller.
In France, deposits must be held in escrow, either by:
- the notaire (most common), or
- a registered estate agency holding a “garantie financière” under Loi Hoguet
Payment is made by bank transfer, and the funds remain blocked until completion.
Why this matters
Escrow protects both sides:
- The buyer is protected from fraud.
- The seller is protected from buyers withdrawing without cause.
Your deposit is then deducted from the final purchase price on completion day.
Your 10-day cooling-off period (a crucial protection)
France has one of the strongest buyer protections in Europe.
Once you sign the compromis or promesse, you benefit from:
➡️ A mandatory 10-day cooling-off period (retractation)
During these 10 days:
- You can withdraw for any reason
- You do not need to justify your decision
- Your entire deposit must be refunded
The refund must be processed within 21 days.
This rule applies only to buyers, not sellers.
The mortgage clause (condition suspensive)
If you need a mortgage to buy a property in France, the preliminary contract must include a:
➡️ condition suspensive d’obtention de prêt
(suspensive condition for obtaining a loan)
This clause legally protects you if your bank refuses financing.
What it must include:
- minimum amount of the loan requested
- maximum interest rate
- minimum loan duration
- deadline to obtain the offer (minimum 1 month by law)
If the bank refuses within the clause conditions, then:
✔️ The sale is cancelled automatically
✔️ Your deposit is refunded in full
Do not sign a contract without a mortgage clause if you are financing the purchase.
What happens if you withdraw after the cooling-off period?
Once the 10-day period has passed:
- If a suspensive condition (mortgage, title issues, servitudes, etc.) fails → your deposit is refunded
- If you withdraw without a legal cause, the seller may keep your deposit (usually 5–10%)
This is why it’s essential to:
- read the contract carefully
- include all necessary suspensive clauses
- understand your deadlines
At completion: How the deposit is used
On completion day, at the notary’s office:
- The final purchase price is calculated
- Your deposit is deducted
- You transfer the remaining balance to the notary
- The notary releases the funds to the seller
- You receive the keys
Until all conditions are satisfied, your deposit remains safely in escrow.
FAQ: Deposit requirements when buying a house in France
Can I negotiate the deposit amount?
Yes. The deposit is fully negotiable between buyer and seller.
Can the seller access my deposit before completion?
No. Deposits are held in escrow by the notary or a registered estate agent.
Do I lose my deposit if my mortgage is refused?
No, not if the mortgage clause is correctly written and respected.
Can foreign buyers purchase property without a deposit?
It’s rare but possible, usually only in cash purchases or special cases.
Who refunds the deposit if the sale collapses?
The notary (or registered agent) must refund the deposit within 21 days in cases covered by law.
Final notes
For most expats buying a house in France, you can expect to pay 5–10% of the purchase price as a deposit at the preliminary contract stage.
But more important than the amount are your buyer protections:
- a 10-day cooling-off period
- mandatory mortgage clauses
- escrow-held funds
- structured, transparent notarial processes
These make buying in France far safer than in many other countries.
If you approach the process with the right information, and a clear, well-negotiated contract, the deposit becomes a manageable and secure step on your path to owning a home in France.
Updated in November 2025
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