Buying real estate in France: key steps in 2025

In France, buying property means complying with a strict legal and financial framework. Every purchase follows a clear path: budget planning, searching for a house or apartment for sale, making an offer, signing the preliminary contract…

Discover how to go through each step with confidence so that buying a property becomes a smooth and exciting experience.
 

1. Define your property project and budget
2. Search for the ideal property
3. Due diligence before making an offer
4. Make a purchase offer
5. Sign the preliminary sales agreement (compromis or promesse de vente)
6. Secure financing and complete notarial checks
7. Sign the deed of sale and receive the keys
8. FAQ: Buying property in France, the guide in brief

1. Define your property project and budget

The first step in any real estate purchase is to define your project.

Decide on the location based on your goals, the type of property you are looking for (house, apartment, new build or older property), its size, and whether you are willing to undertake renovations. Buying a property that needs renovation can lower the purchase price, while buying a new home gives you access to reduced notary fees.

Calculating the total budget is a decisive stage. It must include:

• The purchase price.
• Agency fees, which on average represent 4 to 8% of the property price.
• Notary fees, including the land registration tax (TPF), administrative fees and notary’s remuneration, which usually range between 7 and 8% for older properties and 2 to 3% for new builds. Since April 1st, 2025, departments may raise the TPF from 4.5 to 5%, which can increase notary fees for the buyer.
• Banking costs, such as loan insurance and mortgage interest rates, which average around 3% in 2025 for a 10- to 25-year loan. Contact your bank or a broker to get an accurate estimate of your borrowing capacity and the total cost of the loan.
• Additional expenses, such as condominium charges or renovation works.

Clearly defining your budget allows you to target listings more effectively and avoid disappointments.

2. Search for the ideal property

Once the budget has been set, the active search for a property that meets your criteria can begin.

There are several ways to find the house or apartment of your dreams:

• Check specialized listing sites such as www.meretdemeures.com.
• Contact local real estate agencies or hire a property hunter to help you in your search, saving time and effort.
• Visit several properties to compare their condition, environment, and price.
• Arrange a second viewing to confirm your decision.

Houses and apartments for sale in France

3. Due diligence before making an offer

Before committing to buy, the purchaser must carry out several practical checks:

• Mandatory diagnostics (energy performance, asbestos, lead, termites) to avoid unpleasant surprises.
• The property’s surface area, in order to calculate the price per m² and compare it with recent transactions in the same area. This data can be found on explore.data.gouv.fr.
• The property’s environment, especially proximity to shops, public transport, schools, noise pollution, sun exposure or sea air.
• Charges and additional costs, including condominium fees, provisions for works voted by the co-owners, and local taxes such as property tax and housing tax (if buying a second home).
• The condition of the property, such as roof, plumbing, heating and electricity. Estimating renovation costs helps adjust your offer. A second visit with a contractor or renovation professional is recommended.
• Administrative compliance, including building permits, previous work declarations, and planning authorizations.
• Any easements, such as rights of way, views, or pipelines.
• The Local Urban Plan (PLU) and urban development projects planned by the town hall, which could impact quality of life and property value.

These checks do not replace the notary’s expertise but help secure the purchase before making an offer.

 

4. Make a purchase offer

Have you found the house or apartment of your dreams? You can submit a written offer, indicating:

• The proposed price, either the asking price or slightly below. In France, it is possible to negotiate a discount of 8 to 10% or more for a property with defects or a poor energy rating.
• The validity period of the offer, usually one to two weeks, giving the seller time to decide, reply or make a counter-offer.

If accepted, your offer leads to signing a preliminary sales agreement (compromis or promesse de vente).

5. Sign the preliminary contract (compromis or promesse de vente)

The compromis is a binding pre-contract that commits both parties before the final sale. It may be signed privately or before a notary.

In all cases, the document must include:

• The parties’ contact details.
• The property’s address, origin, and a detailed description (plans if available), mention of any mortgage or easement, and information about co-ownership.
• The date of availability of the property.
• The amount of agency fees and which party is responsible (buyer or seller).
• The validity period of the promise.
• The deposit, usually 5 to 10% of the price.
• Suspensive clauses (notably obtaining a mortgage).
• The 10-day withdrawal period for the buyer. In the event of withdrawal after the deadline or without reference to the suspensive clauses, the buyer loses their deposit and may be required to pay the agency fees associated with the transaction and compensation of approximately 10% of the sale price.

On average, 2 to 3 months elapse between signing the purchase agreement and the final deed of sale at the notary’s office.

The notary’s presence is not mandatory at this stage, but is highly recommended to ensure that all necessary clauses are included.

 

6. Secure financing and complete notarial checks

Once the purchase agreement is signed, the buyer submits the financing application to the bank or broker. Since borrowing capacity is usually assessed at the start (see step 1), this stage is mostly administrative.

In France, most banks require a personal contribution of 10 to 20% of the total sale price, set a maximum debt ratio of 35%, and grant loans for a maximum of 25 years. Borrower’s insurance is also required.

The loan application file must include:

• Payslips
• Recent tax notices
• Proof of savings
• Bank statements
• The purchase agreement

At the same time, the notary verifies:

• Title deeds
• Mortgages
• Easements
• Municipal pre-emption rights

These checks guarantee the legality and security of the transaction.

 

7. Sign the deed of sale and receive the keys

The final stage takes place at the notary’s office.

• The buyer pays the remaining balance and fees: notary fees and, by agreement, the property tax calculated pro rata for the months remaining in the year.
• The deed of sale is read by the notary and signed by both parties.
• Ownership is transferred, and the keys are handed over.
• Time to pop the champagne!

The notary then proceeds with the land registration which officially confirms the purchase.

 

8. FAQ – Buying real estate in France, the guide in brief

Buying real estate in France in 2025 requires rigor and organization. From budgeting to the final signing, every step is essential to secure your purchase.
 

Whether you are looking for a seaside villa, a city apartment or a country house, explore listings now on Meretdemeures.com and find the property that matches your project:

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