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Real estate in France for foreigners: buying, prices 2026

Foreigners, including Russian citizens, can buy property in France freely — there's no nationality restriction. The main cost is notaire fees (≈7–8% for existing property), and the owner pays taxe foncière each year. We don't invent specific prices or listings.

29 June 2026 · 3 min read

Buying property in France as a foreigner is easier than it seems: the law places no nationality restriction. The difficulty isn’t the right to buy but the banking nuances and getting all the costs right. Let’s go through it in order — with no invented prices.

Can foreigners and Russian citizens buy

Yes. French law places no nationality restriction on buying residential property. A non-resident can buy freely — no residence permit or visa is needed. Nationality only affects the tax treatment (via tax treaties), not the right of ownership itself.

An important practical nuance: because of sanctions, Russian citizens may face banking and payment complications — source-of-funds checks, restrictions on certain transfers. This isn’t a ban on owning property but a practical obstacle; arrange the transaction with your bank and notaire in advance.

Frais de notaire (acquisition costs)

Roughly: ≈7–8% of the price for existing property (ancien) and ≈2–3% for a new build (neuf). The name is misleading: about 80% of this is State taxes (droits de mutation / taxe de publicité foncière) that the notaire merely collects for the State. The notaire’s own fee (émoluments) is regulated and a smaller part.

Owner’s taxes

  • Taxe foncière — the annual property tax paid by the owner (always in force).
  • Taxe d’habitation — abolished on primary residences from 2023 but retained on second homes (résidence secondaire).

Exact amounts depend on the commune and the cadastral value.

Resale and plus-value

On a sale, capital gains tax applies (plus-value immobilière). For non-residents the rate is 19% plus social levies of 17.2% (reduced to 7.5% for EEA/Swiss residents tied to their local social system). With a sale price over €150,000 and residence outside the EEA, a fiscal representative (représentant fiscal) may be required. There’s an exemption for a former main residence. Check the current rates.

The buying process

The standard steps:

  1. Offre d’achat — a written price offer.
  2. Compromis de vente — the preliminary contract (often with a ~5–10% deposit) and a cooling-off period (10 days for an individual buyer).
  3. The notaire checks the documents, the title and any encumbrances.
  4. Acte authentique de vente — the final contract at the notaire’s, and handover of the keys.

A mortgage for non-residents is possible but harder: banks require a bigger down payment and thorough checks. Be ready for full financing or a significant deposit.

On prices — honestly

We don’t invent specific prices or listings. The only official source is the Notaires-INSEE index (€ per m², updated quarterly). Broadly, the South is cheaper than Paris, but the Côte d’Azur (Nice, Cannes, Antibes) is among the most expensive regions in France; Occitanie (Montpellier, Perpignan) is noticeably more affordable. Check the current index before deciding.

Which Russian-speaking notaires and agents work in the South, real experience of buying in Montpellier or on the coast — community members who’ve completed a purchase share this in the chat.

The “Vibe South of France” community chat on Telegram — real estate, moving and life in the South

See also:

Frequently asked questions

Can a Russian citizen buy property in France?
Yes. French law places no nationality restriction on buying property; a non-resident can buy freely, and no residence permit is needed. Nationality only affects the tax treatment. Because of sanctions, there can be banking/payment complications (source-of-funds checks) — clarify with your bank and notaire.
How much are 'frais de notaire'?
Roughly 7–8% of the price for existing property (ancien) and 2–3% for a new build (neuf). About 80% of this is State taxes (droits de mutation) that the notaire merely collects; the notaire’s own fee is regulated. Check on notaires.fr.
What taxes does a property owner pay?
The annual property tax, taxe foncière, is paid by the owner. The residence tax (taxe d’habitation) was abolished on primary residences from 2023 but remains on second homes. Exact amounts depend on the commune.
What taxes apply on resale for a non-resident?
Capital gains tax (plus-value): for non-residents it’s 19% plus social levies of 17.2% (reduced to 7.5% for EEA/Swiss residents). With a sale price over €150,000 and residence outside the EEA, a fiscal representative may be required. Check the current rules.
What are property prices in the South of France?
We don’t invent specific prices or listings. The only official source is the Notaires-INSEE price index (€ per m², updated quarterly). Broadly, the South is cheaper than Paris, but the Côte d’Azur is among the most expensive in France. Check the current index.

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