If you’ve ever browsed property listings in France, you may have noticed how surprisingly low some of the prices are, especially in rural areas. From stone farmhouses under 100,000 € to entire village homes for less than a UK studio flat, it raises the question: Why are French houses so cheap?
The answer lies in a combination of factors unique to the French property market, including low demand in remote regions, an ageing housing stock in need of renovation, and cultural patterns of inheritance and local sales. While the prices may seem like a bargain, understanding the context is essential for buyers and expats considering a move or investment.
In this article, we’ll explore the key reasons behind France’s low property prices, what they really mean for foreign buyers, and what to watch out for when searching for a “cheap” home in France.
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Regional price disparities across France
One of the most important reasons French houses appear cheap is the dramatic difference in property values between regions. In France, housing prices are highly localised, what you pay in Paris or Lyon is often several times higher than in rural departments such as Creuse or Nièvre.
Comparing average property prices by region
To understand how French property prices vary, here’s a simplified comparison of average prices per square metre (€ / m²):
| Region | Average Price €/m² (2025) | Typical Property Type |
|---|---|---|
| Île-de-France (Paris area) | 5 614 € | Apartments, townhouses |
| Provence-Alpes-Côte d’Azur | 4 115 € | Villas, coastal homes |
| Nouvelle-Aquitaine (rural) | 3 024 € | Stone houses, country homes |
| Bourgogne-Franche-Comté | 1 550 € | Renovation projects, farmhouses |
| Creuse, Nièvre, Indre | 874 € - 1 065 € | Detached homes, older stock |
Prices drop considerably in areas with low population density, few international buyers, and limited economic activity. These “forgotten France” regions can offer excellent value, but often at the cost of reduced access to services, transport, and employment opportunities.
Want to explore more regional differences? Download our free Guide to the Regions of France, Paris and Beyond.
Low demand in rural areas
A major reason French houses are so cheap, especially in the countryside, is the persistent issue of low demand in rural areas. While cities like Paris, Bordeaux, and Lyon see high competition and rising prices, vast parts of France are experiencing population decline and economic stagnation, which directly impacts French property prices.
Many small towns and villages face:
- Population ageing: Younger generations are leaving for urban centres with more job prospects and better infrastructure.
- Shrinking local economies: As industries centralise or relocate, local employment dries up, leaving little incentive for people to move in.
- School and service closures: Fewer families means fewer public services, such as schools, post offices, and public transport links. This makes areas even less attractive to new residents.
With fewer buyers, homes stay on the market longer, and sellers are often motivated to reduce prices to secure a sale. In some areas, it’s not uncommon to find detached homes listed for under 80,000 €, less than the price of a garage in central Paris.
For international buyers, these conditions can seem ideal: low-cost homes, picturesque scenery, and historic architecture. However, low demand may also mean:
- Limited resale potential
- Slow appreciation in value
- Longer time on the market if you plan to sell
It’s important to align your goals, whether you’re seeking a lifestyle property, investment, or renovation project, with the realities of rural French property markets.
> People who read this article also read: The best rural locations to buy a house in France
Renovation-heavy properties
Another key reason houses in France are so cheap, particularly in rural areas, is that many of them require significant renovation. A large portion of the country’s housing stock dates back to the 19th or early 20th century and has not been updated to meet modern standards for insulation, plumbing, or heating.
While this offers charm and potential for characterful homes, it also means that low prices often reflect high post-purchase investment.
Common renovations needs in French homes
- Electrical rewiring (many homes still have outdated or unsafe systems)
- Roof repair or replacement
- Plumbing upgrades
- Installation of central heating (often missing or outdated)
- Insulation improvements (critical for energy efficiency)
- Window replacement (many rural homes have single-glazed wooden frames)
- Septic tank compliance (in non-connected areas, often fails current standards)
Why this affects pricing
French sellers know their homes require work, and asking prices are usually set accordingly. In some cases, families inheriting homes would rather offload the property quickly than invest in upgrades. This creates a buyer’s market, but one that requires realistic budgeting and renovation planning.
Keep in mind that accessing government renovation grants or eco-loans may be possible if you become a resident and meet criteria set by French authorities.
> People who read this article also read: MAPRIMERÉNOV’: The bonus for energy renovation in France
Inheritance, empty homes and local sales
Another reason many French houses seem so cheap is the sheer number of inherited and unoccupied properties in rural areas. These homes often enter the market through local, low-pressure sales, where sellers are more interested in finding a buyer than maximising profit.
Inherited property and quick sales
In France, property is frequently passed down through generations. It’s common for several siblings or distant relatives to inherit a home together, particularly in rural areas. In such cases:
- The property is often mortgage-free
- Heirs may live far away and have no intention of using the home
- There’s a desire to sell quickly and avoid the burden of shared ownership or maintenance
- The property may have been vacant for years, and selling “as-is” is simpler than investing in upgrades
This creates conditions where prices are set low to encourage a fast sale, especially if the home is in a declining or isolated area.
Rural homes that have been left empty
According to French government estimates, more than 3 million properties in France are unoccupied, with a significant proportion located outside urban centres. These include:
- Farmhouses abandoned as older owners moved into care or passed away
- Properties once used as holiday homes by French families
- Buildings in towns that have seen economic decline and population loss
Empty homes often require full renovation, but their owners, often estates, are more focused on offloading responsibility than on profit.
Local sales and limited competition
Many homes are listed locally, sometimes with minimal marketing or without reaching international platforms. As a result, there’s less buyer competition and more flexibility in negotiations.
For foreign buyers with a clear renovation plan, these properties can offer excellent value, but only with proper due diligence on condition and legal status.
Taxes, notaire fees and ongoing costs
Although property prices in France may seem low, it’s important to account for additional purchase and ownership costs that affect the overall affordability. Fortunately, in many cases, these fees are still reasonable compared to the UK or U.S., particularly in rural areas.
Notaire fees and purchase taxes
Unlike in other countries where buyers may pay estate agent or legal fees separately, in France the Notaire manages the entire legal process. Their fee is fixed by law and included in what is often referred to as “closing costs”.
Typical buyer’s fees:
- 7% to 8% of the purchase price for existing properties
- Includes stamp duty, registration tax, and Notaire’s remuneration
This means a house listed at 100,000 € may actually cost around 108,000 € once fees are included, still an attractive deal, but worth factoring into your budget.
Low annual property taxes
One reason cheap houses in France remain affordable long-term is due to relatively modest property taxes, especially in rural areas.
- Taxe foncière (land tax): Paid annually by the owner; typically low outside urban centres
- Taxe d’habitation: Being phased out for primary residences but may still apply to second homes
Compared to UK council tax or U.S. property taxes, these charges are often minimal, especially for smaller or older homes.
Ongoing costs to consider
Even a cheap property carries regular costs such as:
- Home insurance (required by law)
- Heating, electricity, and water (older homes may be less efficient)
- Septic tank servicing if not connected to mains
- Maintenance and repairs, especially for stone or timber structures
Are they really a bargain? What to consider
While French property prices can appear incredibly low, especially compared to the UK or U.S., not every cheap house in France is automatically a good deal. For foreign buyers, it’s essential to balance low upfront costs with the realities of location, condition, and long-term value.
Key questions to ask before you buy
1. Is the location practical for your lifestyle?
Low prices are often tied to remote or poorly connected areas. Ask yourself whether there are shops, healthcare, internet access, and transport links nearby. Daily convenience should outweigh novelty.
2. Will the property appreciate in value?
Homes in economically stagnant regions may not gain value over time. In fact, many buyers struggle to resell at a profit, or at all. Cheap doesn’t always mean investment-worthy.
3. Can you manage upkeep from abroad?
If the property is a second home, you’ll need to consider security, maintenance, and local management while you’re away. Hiring caretakers or dealing with repairs from overseas can add costs.
4. Are you prepared for renovation and admin?
Many budget homes require work, and renovation in France comes with complex regulations, especially in historic or protected zones. Additionally, French bureaucracy can be slow, and language barriers may add stress.
5. Is it a long-term fit or just a romantic idea?
For many buyers, the appeal of a cheap, charming French home fades once they face practical issues. It’s important to assess whether the property aligns with your real needs and expectations.
Where to look for affordable homes in France?
If you’re drawn to the idea of owning a characterful home for a fraction of the cost you’d pay elsewhere, you’ll find the best opportunities in specific regions of France. These areas combine low French property prices with historic charm, countryside appeal, and growing interest from international buyers.
Consistently affordable departments
Here are a few regions where cheap houses in France are still widely available:
| Department / Area | Known For | Average Price per m² |
|---|---|---|
| Creuse (Nouvelle-Aquitaine) | Quiet countryside, stone houses | 874 € |
| Nièvre (Burgundy) | Lakes, forests, and canal towns | 996 € |
| Cantal (Auvergne) | Mountains and volcanic landscapes | 1 385 € |
| Indre (Centre-Val de Loire) | Historic villages, low demand | 1 065 € |
| Haute-Marne (Grand Est) | Undiscovered rural beauty | 1 023 € |
These areas tend to have:
- Abundant older homes needing renovation
- Limited local buyer competition
- Strong appeal for lifestyle-driven purchases (retirees, second homes, remote workers)
What to look for
- Homes with good structural condition (even if cosmetic updates are needed)
- Proximity to a market town or train station
- Communes offering incentives or lower taxes to attract new residents
- Internet access, essential if you plan to work remotely or live year-round
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Final notes: Cheap doesn't always mean easy
The perception that French houses are unusually cheap is rooted in real, structural factors: rural depopulation, renovation needs, and local inheritance patterns. For expats, second-home seekers, and long-term dreamers, the French countryside still offers incredible value, but only with a full understanding of what’s involved.
Before you buy, weigh up ongoing costs, practicality, and resale potential. Look beyond the price tag and ask: is this property a good fit for your lifestyle and long-term goals?
For more guidance on buying, renting, and living in France, explore our regional guides and property articles at ibanista.com.
First published: September 2023
Updated: June 2025
