Buying in France: What Every Foreign Buyer Needs to Know - The Meridian Grey French property guide
- Tom Easdown
- May 21
- 6 min read
France remains one of the most desirable places in the world to own a home. From sun-drenched villas on the Côte d’Azur to rustic farmhouses in the Dordogne or contemporary lofts in Paris, the French property market offers a unique mix of lifestyle, investment potential, and aesthetic charm. But for foreign buyers, especially those coming from English-speaking countries, buying property in France can be as daunting as it is exciting.
At Meridian Grey, we specialize in helping international buyers navigate the French property market with clarity, confidence, and insight. Here’s what every foreign buyer needs to know before taking the plunge.
The Legal Framework: Caveat Emptor Is Alive and Well
In France, the legal principle of caveat emptor—"let the buyer beware"—is deeply embedded in real estate transactions. Unlike in many English-speaking countries where sellers are required to disclose known defects, in France, the responsibility falls squarely on the buyer to investigate the property before purchase.
This means that without proper due diligence, you could inherit structural issues, illegal works, planning violations, or hidden costs that only emerge long after the sale. A structural survey or pre-purchase report is not standard in France, but it’s essential. That’s where companies like Meridian Grey come in—to give you clarity before you sign anything.
This means that without proper due diligence, you could inherit structural issues, illegal works, planning violations, or hidden costs that only emerge long after the sale. A structural survey or pre-purchase report is not standard in France, but it’s essential. That’s where companies like Meridian Grey come in, to give you clarity before you sign anything.
The Role of the Notaire: Remember They’re Not Your Lawyer
One of the biggest misconceptions among foreign buyers is assuming that the notaire (a government-appointed legal official who handles the sale) represents their interests. In reality, the notaire is a neutral party whose job is to ensure the sale is legally valid and that all taxes are paid.
They do not perform due diligence on the condition of the property, nor do they negotiate on your behalf. If you want legal advice or representation, especially regarding renovation rights, inheritance law, or property boundaries, you’ll need your own independent advisor.
Don’t Necessarily Expect Estate Agents to Work for You
In France, estate agents work for the seller—not the buyer. Their job is to market and sell the property at the best price for the vendor. They are often friendly and helpful, but it’s crucial to remember that they’re not obligated to inform you of potential issues unless asked directly.
Because of this, many buyers walk into deals without fully understanding what they’re buying. Meridian Grey acts as your eyes and ears on the ground, conducting property assessments, identifying red flags, and helping you see beyond the surface.
Planning Permission and Renovation Restrictions
France has stringent planning laws, especially for historic buildings or properties in protected areas. Even seemingly simple changes like replacing windows or installing a swimming pool can require multiple layers of approval.
Many buyers purchase properties with ambitious renovation plans, only to discover they’re restricted by local heritage regulations or zoning laws. Before you buy, we recommend a vision report—an architectural and regulatory review that evaluates what can realistically be done with the property.
Understand the Conventional Buying Process and Timeline
The French buying process is methodical but lengthy. Here's a simplified overview of how it usually works:
Make an offer – This is usually done in writing and may be verbal at first.
Sign the Compromis de Vente – This is a legally binding agreement between buyer and seller. A 10-day cooling-off period follows.
Conduct due diligence – This is your opportunity to survey the property and review planning permissions, boundaries, and title deeds.
Final signing (Acte de Vente) – This usually happens 2–3 months later at the notaire's office.
Expect the full process to take at least 90 days, more if there are complications like boundary disputes, inheritance issues, or renovation permits involved.
How Meridian Grey think it should work.
The French buying process is methodical, lengthy and can be murky. Here's a simplified overview of how we think it should work:
Fall in love - find the dream property.
Speak to Meridian Grey - Engage Meridian Grey to carry out high level assessments of the property to make sure there is nothing obvious you might have missed. Discuss the potenitial of the property and your vision, balance that against the surface value stae of the property and the regulations that affect it.
Make an offer – This is usually done in writing and may be verbal at first.
Conduct due diligence the Meridian Grey Way – Conduct full structural surveys, assess planning regulations and legal pick points, make sure the vision meets the reality. Walk away if the process unearths potential problems or unanticipated costs.
Sign the Compromis de Vente – This is a legally binding agreement between buyer and seller. A 10-day cooling-off period follows.
Final signing (Acte de Vente) – This usually happens 2–3 months later at the notaire's office.
A full transaction the Meridian Grey way doesn't need to take any more time, but controlling the process and making sure that you have all the information to proceed at every point is key!
Banking, Financing, and Currency Exchange
If you're not a resident of France, getting a mortgage from a French bank is possible but can be slow and documentation-heavy. Most banks will require:
Proof of income and assets
Tax returns from your home country
A life insurance policy (often required for the loan)
It’s also wise to use a foreign exchange service rather than transferring money through your regular bank, as rates and fees can vary significantly. Currency fluctuations can make a big difference on a large purchase, and fixing an exchange rate in advance can save you thousands. We have trusted partners who can help with foreign exchnage and discuss financing a purchase or project.
Taxation and Ongoing Costs
Owning property in France comes with ongoing obligations. These include:
Taxe Foncière – A property ownership tax
Taxe d’Habitation – An occupancy tax (though now waived for many primary residences)
Wealth Tax (IFI) – If your worldwide assets exceed €1.3 million
Capital Gains Tax – When selling a secondary residence
Make sure to understand the implications of owning French property as a non-resident. French inheritance law also overrides wills in some cases, so estate planning is a must. Meridian Greay have trusted partners who can guide you and advise on taxation and the legal implication of ownerhsip in France.
Hidden Gems vs Hidden Nightmares
It’s easy to fall in love with a romantic ruin or charming village house. But be cautious, many properties that appear as bargains on the surface come with major risks. These can include:
Non-compliant septic systems
Dangerous electrical wiring
Asbestos or lead
Rights-of-way or co-ownership disputes
Damp, rot, or unstable foundations
Our pre-purchase reporting service at Meridian Grey helps buyers see both the charm, challenges and potential of a home before they buy.
Cultural Considerations and Local Knowledge
French property is deeply tied to regional culture, tradition, and bureaucracy. Each mairie (town hall) has its own quirks, and informal local relationships can affect planning permissions or renovation projects. Language barriers also cause miscommunication that can lead to costly errors.
Having bilingual, locally experienced consultants is one of the most valuable assets a foreign buyer can have. Meridian Grey bridges that gap—working between cultures, systems, and expectations to protect your interests and unlock your property's full potential.
Final Thoughts
Buying property in France can be an immensely rewarding experience. Whether you’re looking for a holiday home, a long-term investment, or a complete lifestyle change, France has a place for you. But navigating the process without guidance can lead to costly mistakes and shattered dreams.
At Meridian Grey, we believe in replacing uncertainty with clarity. We act solely in the interest of the buyer—providing unbiased, expert advice on structure, design, renovation potential, costs, and legal risks. If you're planning to buy in France, start with insight, not hindsight.
Need guidance on your French property journey?
Contact Meridian Grey today for a tailored pre-purchase report or renovation consultation or more infromation on our French property Guide.
We’ll help you understand what’s real, imagine what’s possible, and move forward with confidence.
Comments