A foreign national, Russian citizens included, buys property in France on the same footing as locals. The deal runs in three steps: a price offer, a preliminary contract with a 5–10% deposit and ten days to withdraw, then the notarial deed three months later. Costs on a €900,000 flat range from €16,400 for a new build to €66,900 in Paris.
For a well-off buyer, three decisions matter more than the price, and all are made before signing: whose name goes on the title — yours or an SCI’s; how to pay — with your own money or a French mortgage; and how much tax the eventual sale will cost. Russian citizens without an EU residence permit also face a sanctions limit: EU banks will not accept deposits above €100,000 from them. Buying a home does not by itself give you a residence permit.
How the deal runs: from offre d’achat to acte authentique
- The price offer (offre d’achat). A written offer with a price and a deadline for the answer, usually one to two weeks. Once the seller accepts it in writing, they are bound to sell. Paying the seller anything at this stage is prohibited: any payment makes the offer void (service-public).
- The preliminary contract. A promesse unilatérale de vente binds only the seller and gives the buyer an option to buy within a set period; a compromis de vente binds both parties. The deposit is usually 5–10% of the price, more often 10% with a compromis; it sits in the notary’s account and is later credited against the price (service-public).
- Ten days to withdraw. A buyer of a home who is not a property professional can withdraw without giving reasons within 10 calendar days from the day after receiving the contract by registered letter. The withdrawal is also sent by registered letter, and the deposit is returned. The seller has no such right.
- Conditions (conditions suspensives). The most common is obtaining a mortgage: the law allows at least one month, 45–60 days is typical, and the contract states the amount and the maximum rate. If the bank refuses and the buyer reports it in time, the deposit is returned without penalty (service-public). Meanwhile, the town hall decides whether to use its pre-emption right, and it has two to three months to do so.
- The final deed (acte authentique). Signed before a notary, on average three months after the preliminary contract (Paris Chamber of Notaries). On that day the buyer transfers the balance of the price and the costs: payments through a notary above €3,000 are accepted by bank transfer only. You do not have to attend — a representative can sign under a power of attorney. You become the owner on the day of signing, and registration with the land registry takes about a month (service-public).
A 10% deposit on €900,000 is €90,000. If the buyer walks away after the ten days without an agreed condition, the seller keeps it. So the source of funds and the mortgage are settled before signing, not after.
The notary and frais de notaire: what the paperwork costs
A French notary is a public officer, and a property sale cannot be registered without one. The notary checks the seller’s title, mortgages and charges, planning restrictions and pre-emption rights, drafts the deed and collects the taxes. The so-called “frais de notaire” are mostly taxes rather than the notary’s income: on an existing home, a departmental duty of 4.5% or 5%, a municipal duty of 1.2%, a 2.37% charge on the departmental part and a 0.1% land registry levy (impots.gouv.fr). New homes (under five years old) are sold with 20% VAT in the price and registration duties of 0.71% (impots.gouv.fr). The notary’s own fee follows a regulated scale, from 3.870% on the first €6,500 down to 0.799% above €60,000, plus VAT (service-public).
| Item | Nice, existing | Paris, existing | New build |
|---|---|---|---|
| Transfer duties (droits de mutation) | €52,260 | €56,866 | €6,390 |
| Land registry levy (CSI), 0.1% | €900 | €900 | €900 |
| Notary’s regulated fee incl. VAT | €9,105.90 | €9,105.90 | €9,105.90 |
| Total before disbursements | €62,266 | €66,872 | €16,396 |
| Share of the price | 6.9% | 7.4% | 1.8% |
- Why Paris costs more. The 2025 budget law allowed départements to raise their duty from 4.5% to 5% until spring 2028. According to the tax authority’s table as at 1 June 2026, Paris, Bouches-du-Rhône and Var have raised it, while Alpes-Maritimes, home to Nice, has not (DGFiP). Prices on the coast and the second-home tax are in the article on Nice and the French Riviera.
- The first-home exception. The increase does not apply to a buyer who has not owned a main residence in the two years before the purchase and is buying one now. For a family relocating to Paris, that is a saving of €4,606.65 on a €900,000 flat. Sale prices by arrondissement are in the article on living in Paris.
- Off-plan (VEFA). You pay as construction progresses, and the law caps each stage: no more than 35% of the price when the foundations are done, 70% once the building is weathertight, 95% on completion, with the balance on handover (CCH, Article R261-14).
Flat prices in France’s largest cities
Prices across France differ more between cities than between years. In 2025, the median flat in Paris sold for €9,745 per m², while in the other large cities it was between €3,388 (Toulouse) and €4,848 (Nice), and year-on-year changes stayed within ±2.5%. These are Relotus calculations from actual sales (DVF), without notary costs.
| City | Median 2025, € per m² | Change on 2024 | 70 m² flat at the median, € | Departmental transfer tax | Property tax rate 2025 | Second-home surcharge 2026 |
|---|---|---|---|---|---|---|
| Paris | 9,745 | +1.2% | 682,000 | 5.0% | 21.21% | 60% |
| Nice | 4,848 | +2.3% | 339,000 | 4.5% | 42.43% | 60% |
| Lyon | 4,495 | −0.2% | 315,000 | 5.0% | 32.82% | 60% |
| Bordeaux | 4,152 | −2.1% | 291,000 | 5.0% | 49.54% | 60% |
| Montpellier | 3,520 | +1.3% | 246,000 | 5.0% | 54.28% | 60% |
| Marseille | 3,474 | +1.3% | 243,000 | 5.0% | 47.87% | 60% |
| Nantes | 3,438 | −1.8% | 241,000 | 5.0% | 53.37% | 60% |
| Toulouse | 3,388 | +1.3% | 237,000 | 5.0% | 49.67% | 20% |
- Buying costs. Lyon, Marseille, Bordeaux, Toulouse, Montpellier and Nantes, like Paris, charge the higher 5% departmental rate, so buying costs there are the same as in the Paris column of the table above; only Alpes-Maritimes with Nice kept the base 4.5% (DGFiP).
- Arrondissements. In Lyon, the 6th is the most expensive (€5,478 per m²) and the 9th the cheapest (€3,823); in Marseille, the 7th (€5,041) and the 3rd (€2,497). Other cities have no official price data by neighbourhood, so we do not quote any.
- Property tax. The rate is applied to half of the cadastral rental value, not to the price (service-public): it is lowest in Lyon (32.82%) and highest in Montpellier (54.28%). Rates are from the DGFiP data for 2025.
- Second home. All eight cities apply the surcharge on the second-home tax; Toulouse charges 20%, the others the maximum 60% (2026 municipal decisions).
Rent, rent control and who each city suits are covered in the section on the best cities to live in France; Paris and the coast have their own articles on living in Paris and Nice and the French Riviera.
Mortgages for non-residents and foreign nationals
A French bank may lend to a non-resident, and the rules are the same as for a resident. The decision of the High Council for Financial Stability (HCSF) covers loans to non-residents for property in France: total loan repayments of no more than 35% of income, insurance included, and a term of no more than 25 years, plus up to two years’ deferral for a new build (HCSF FAQ). The bank’s offer stays valid for at least 30 days, and you can accept it only from the 11th day: the ten-day reflection period cannot be shortened (service-public).
These periods shape the calendar: the mortgage condition in the contract needs room for the ten days of reflection and for the bank to check income earned abroad. For a well-off buyer, a mortgage is often about keeping capital invested rather than a lack of cash. In that case, find out early whether the bank will accept your income and assets — and, for Russian citizens, how sanctions affect this (see below).
In your own name or through an SCI
A société civile immobilière is a civil company for holding property. It needs at least two partners and any amount of capital, and the partners’ liability for its debts is unlimited, in proportion to their shares (service-public). Why put property in a company in France? For passing it to children in stages and managing it jointly, not to save tax.
| What we compare | Own name | Through an SCI |
|---|---|---|
| Tax on rent | The owner’s income tax | The same by default — each partner pays on their share; corporate tax can be elected, and the choice becomes irrevocable after the fifth year |
| Furnished letting | The owner’s ordinary regime | The company itself pays corporate tax if such letting exceeds 10% of its income |
| Tax on sale | Holding-period relief, main home exempt | Under corporate tax there is no holding-period relief: the gain is part of the company’s profit |
| IFI | 30% discount on the main home | No 30% discount |
| Passing to children | The whole flat at once | In shares, with a €100,000 allowance per child from each parent every 15 years |
| Running costs | None | Articles, accounts, annual returns |
There are two traps. The first is furnished letting: the company is taxed on profits straight away (impots.gouv.fr), and the SCI loses its transparency. The second is a foreign corporate partner: legal entities holding property in France pay 3% of its market value every year unless they disclose their members on form 2746 by 15 May (impots.gouv.fr). Selling SCI shares instead of the flat is not cheaper either: shares in a property-rich company are taxed at 5% with no allowance, as covered in our article on buying an existing business in France.
The owner’s annual taxes
An owner pays property tax (taxe foncière), council tax (taxe d’habitation) on a second home, and, where the net value of all property exceeds €1,300,000, IFI at rates from 0.5% to 1.5%. A non-resident counts only French property for IFI. Rates, the IFI calculation and the occupancy return are covered in our article on taxes in France.
A word on the second-home surcharge. In municipalities with a housing shortage, the council may raise its part of the tax on second homes by 5–60% (CGI, Article 1407 ter). In 2026, 3,689 municipalities have that right, 1,666 have introduced the surcharge, and 688 of them at the maximum of 60% (DGFiP). For a flat in Nice or Paris where you spend a few months a year, check your municipality’s rate before buying: it is a recurring cost that does not go away.
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Tax on sale: plus-value immobilière
The gain is taxed at 19% income tax plus 17.2% social levies. Anyone covered by the social security system of an EEA country or Switzerland pays 7.5% instead of 17.2% (impots.gouv.fr). The notary withholds the tax on sale. If the seller lives outside the EU, the EEA and Switzerland and the price exceeds €150,000, a tax representative in France is required.
| Year of ownership | Income tax at 19% | Social levies |
|---|---|---|
| 1–5 | 0 | 0 |
| 6–21 | 6% a year | 1.65% a year |
| 22 | 4% — exempt | 1.60% |
| 23–30 | — | 9% a year — exempt after 30 years |
- Flat-rate allowances. You can add 7.5% to the purchase price for buying costs and, after more than five years of ownership, 15% for works — without receipts (service-public).
- Surtax. If the taxable gain exceeds €50,000, a further 2% to 6% applies to the whole amount (CGI, Article 1609 nonies G).
- Main home. Selling a flat that is your main home at the time of sale is fully exempt.
An example. A flat bought in 2026 for €900,000 as a second home is sold six years later by a seller living outside the EEA. With the allowances, the base is €1,102,500, and holding-period relief is 6% and 1.65%.
| Sale price | €1,150,000 | €1,300,000 |
|---|---|---|
| Gain after the flat-rate allowances | €47,500 | €197,500 |
| Income tax at 19% | €8,484 | €35,274 |
| Social levies at 17.2% | €8,035 | €33,410 |
| Surtax | €0 | €7,426 |
| Total tax | €16,519 | €76,109 |
If by the time of sale the flat has become the main home of a family that moved to France, the tax is zero in both cases. Deciding where your main home will be is part of planning before the move, not after.
For Russian citizens: EU sanctions, banks and source of funds
Russian citizens are not barred from buying property in France: only the assets of listed persons are frozen. The restriction is about money. Under Article 5b of EU Regulation 833/2014 (as at 24 July 2026), EU banks may not accept deposits from Russian nationals or people living in Russia where the total held with one bank exceeds €100,000 (eur-lex). The ban does not apply to nationals of the EU, the EEA or Switzerland, or to holders of a temporary or permanent residence permit in one of those countries — a Spanish residence permit, for example, qualifies.
- Paying for the deal. Without such a permit you cannot gather €900,000 in a French bank account in advance: the money has to reach the notary in instalments or from a bank outside the EU, and the payment schedule is best agreed with the notary before the compromis.
- Mortgages. The regulation does not ban the loan itself, but the account used for repayments falls under the same limit. Article 5c allows a national authority to authorise a deposit for basic needs, expressly naming rent and mortgage payments — this is a separate procedure, not an automatic right.
- Source-of-funds checks. The notary must check the client and where the money comes from and, if in doubt, report to TRACFIN — without telling the client (Ministry for the Economy). Prepare the paperwork early: sale contracts for other assets, bank statements, tax returns, dividend resolutions.
Does buying property give you a French residence permit
No. France has no residence-by-property programme, as covered in our article on the French residence permit. If you plan to live in France on investment income, look at the visiteur card; the whole route from visa to bank account is in our article on how to move to France. If you are still choosing a country, compare the terms in Spain or France.
If you are looking at a flat in France and want to know in advance whose name to put it in and how the money will move, describe your situation and we will go through it in a consultation.
Frequently asked questions
Can a foreigner buy property in France?
Yes, on the same terms as a French buyer: there are no nationality restrictions. The deal runs through a preliminary contract with a 5–10% deposit and ten days to withdraw, followed by a notarial deed about three months later. You can sign under a power of attorney without travelling.
How much are notary fees when buying a flat in France?
On a €900,000 flat, the buyer’s costs are about €62,300 in Nice, €66,900 in Paris and €16,400 for a new build. Most of it is tax: a duty of 4.5% or 5% depending on the département, a municipal 1.2% and charges.
Can a Russian citizen buy property in France?
Yes, there is no ban unless the person is on a sanctions list. But under Article 5b of EU Regulation 833/2014, an EU bank will not accept deposits above €100,000 from a Russian citizen. The limit is lifted for holders of a residence permit in the EU, the EEA or Switzerland, a Spanish one for example. The notary checks the source of funds.
Can a non-resident get a mortgage in France?
They can: the HCSF rules are the same for non-residents — loan repayments of no more than 35% of income and a term of no more than 25 years. The bank’s offer is valid for 30 days and can be accepted only from the 11th day. The preliminary contract carries a mortgage condition of at least one month.
Why hold property in France through a company?
Usually to pass it to children in shares and to manage it jointly. Tax does not fall automatically: under corporate tax the holding-period relief disappears, there is no 30% IFI discount on the main home, and furnished letting makes the SCI liable to corporate tax straight away.
What is the tax on selling property in France?
The gain is taxed at 19% plus 17.2% social levies, with a 2–6% surtax on gains above €50,000. Relief starts in the sixth year of ownership; the gain is exempt from income tax after 22 years and from social levies after 30 years. A main home is fully exempt.
What property taxes does an owner pay in France?
Property tax every year, council tax on a second home, and IFI if the net value of all property exceeds €1,300,000. In municipalities with a housing shortage, the tax on second homes can be 5–60% higher.
Does buying property give you a French residence permit?
No, France has no such programme. You can buy a home freely, but it gives you no status. Living in France on investment income is possible with a visiteur card, and there are other routes for business and work.
How much does a flat cost in France’s largest cities?
Based on 2025 sales, the median flat cost €9,745 per m² in Paris, €4,848 in Nice, €4,495 in Lyon, €4,152 in Bordeaux, €3,520 in Montpellier, €3,474 in Marseille, €3,438 in Nantes and €3,388 in Toulouse. A 70 m² flat at the median costs from €237,000 in Toulouse to €682,000 in Paris.
Official sources
- service-public: the price offer; promesse and compromis, the 10 days to withdraw; the mortgage condition; the deed of sale; Paris Chamber of Notaries: deal timing
- impots.gouv.fr: buying an existing home; buying a new home; DGFiP: duty rates as at 1 June 2026; service-public: notary fees; CCH, Article R261-14
- HCSF: mortgage lending rules; service-public: mortgages
- service-public: the SCI; impots.gouv.fr: the SCI; the 3% tax on property held by entities
- CGI, Article 1407 ter; DGFiP: second-home surcharge in 2026; service-public: capital gains tax; impots.gouv.fr: sales by non-residents; CGI, Article 150 VC; Article 1609 nonies G
- EU Regulation 833/2014, as at 24 July 2026; TRACFIN: notaries’ obligations
- DVF property sales (DGFiP), 2024–2025 — data.gouv.fr
- Rent map 2025 — Ministry of Housing, data.gouv.fr
- Local tax rates 2025 — DGFiP
- Municipal local tax decisions for 2026 — DGFiP
- Rent control — service-public.gouv.fr
- How the deal runs: from offre d’achat to acte authentique
- The notary and frais de notaire: what the paperwork costs
- Flat prices in France’s largest cities
- Mortgages for non-residents and foreign nationals
- In your own name or through an SCI
- The owner’s annual taxes
- Tax on sale: plus-value immobilière
- For Russian citizens: EU sanctions, banks and source of funds
- Does buying property give you a French residence permit
- Frequently asked questions
- Can a foreigner buy property in France?
- How much are notary fees when buying a flat in France?
- Can a Russian citizen buy property in France?
- Can a non-resident get a mortgage in France?
- Why hold property in France through a company?
- What is the tax on selling property in France?
- What property taxes does an owner pay in France?
- Does buying property give you a French residence permit?
- How much does a flat cost in France’s largest cities?
- Official sources
