Risks and pitfalls of buying property in France

Many people are drawn to France for its scenic villages, glamorous cities, and world-famous food and wine. However, buying property in France as a foreigner comes with a number of potential challenges that can turn an exciting opportunity into a costly experience.

In this guide, we’ll look at some of the most common pitfalls of buying property in France. We’ll help you prepare for potential risks and show you how to avoid them.

If you’re also looking for ways to save money on currency exchange during the buying process, consider opening a Wise account. With Wise, you can send large transfers for low fees* and benefit from mid-market exchange rates, making it a great option for secure international payments. On a £50,000 transfer, you could save up to £1,000 with Wise vs your bank.

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Pitfalls of buying property in France

Even if you’re familiar with buying property, making mistakes is easy when dealing with a purchase abroad. To help you avoid major issues, here are some common pitfalls to watch out for when buying property in France.

Using the seller’s notaire

A notary or notaire is an essential part of buying property in France. As a public official, the notaire ensures that the sale complies with French law. They handle the contracts, registration, and transfer of ownership.¹

However, the role of the notary isn’t necessarily to protect your interests. Although the seller and the buyer often use the same notary, it’s not unusual for foreign buyers to hire their own notaire or a French property lawyer to act on their behalf. This ensures you have someone protecting you, reviewing the contracts and checking for debts or restrictions on the property.¹

It’s advisable to choose a notaire who is experienced with non-resident buyers and can communicate clearly in English.

Bureaucratic complications

France is known for its bureaucracy, and buying property is no exception. Even fluent French speakers can find the process time-consuming and complicated, since it can be hard to stay on top of everything.

The buying process begins with you making an official offer to the seller, called offre d’achat. Besides the price, the offer can also include the specific conditions of the sale, deadlines and financing. If the offer is accepted, it’s legally binding.²

You then move to the preliminary contract called compromis de vente or promesse de vente. This is also legally binding once signed, with only limited options to withdraw. This means that if you change your mind or discover an issue after signing, it can be difficult or expensive to back out. There is a mandatory ten-day cooling-off period, but once that expires, withdrawing from the sale can mean losing your deposit.²

The final stage is the acte de vente, which formally transfers ownership from the seller to the buyer. As this process can take up to three months from the initial offer, it’s important to have a good lawyer and plenty of patience to navigate the paperwork.²

Hidden costs and taxes

One of the biggest pitfalls when buying property in France is underestimating the additional costs involved. Beyond the purchase price, buyers also need to budget for notary fees, real estate agent fees and different taxes.

Notary fees or frais de notaire typically range from 6 to 8% of the purchase price for older properties and about 2% to 3% for new builds, although the exact figure can vary. If you choose to use the same notary as the seller, the costs can be shared between both parties.¹

British expats are also required to pay taxe foncière, capital gains tax, the IFI wealth tax and taxe d’habitation on a second home. However, those holding an S1 healthcare certificate may qualify for a reduced rate, so it’s important to seek advice from a qualified lawyer.³

The contents of this article is for informational purposes only and does not constitute legal or tax advice. Decisions related to tax should be made after thorough research, consultation and verification from a qualified financial and legal advisor.

Not reading the French inheritance law

One of the most common pitfalls when buying property in France is not understanding French inheritance laws. Understanding these rules is important, since they can affect who ultimately benefits from your investment.

For example, for couples without children, the surviving spouse cannot inherit everything and may need to share the estate with the deceased’s parents. Even when there is a will, children automatically have a right to a portion of their parents’ estate.⁴

These rules can make ownership structures more complicated for families buying together or for those hoping to pass the property to a spouse. Consulting a notaire or an international inheritance lawyer before purchasing can help prevent disputes later.⁴

Language and cultural barrier

Buying a home in France can be exciting, but managing everyday life and property matters is much easier with some knowledge of the language. Simple tasks like setting up utilities, communicating with local authorities or handling tax matters require at least a basic level of French.

Taking the time to familiarise yourself with local customs can also make life much smoother. Understanding cultural differences helps you follow local procedures correctly and build good relationships with neighbours and local officials. Misunderstandings can lead to delays, extra costs or even fines.

Infrastructure limitations in rural areas

Although a charming rural property can be very appealing, it is important to think about the local infrastructure. Some areas may have limited amenities, few supermarkets or poor transport links, which can make daily life difficult.

It’s also a good idea to visit the area at different times of the year and speak to local residents. Your first impression in the summer might be very different from the colder months, especially since some services may be unavailable during certain seasons.

Spending time in the area and learning from those who live there can help you make a more informed decision before committing to a purchase.

Issues with renovation restrictions

When buying property in France, it’s important to understand that renovation work is often subject to strict rules. For example, permission is required not only for renovating a listed historic monument but also for carrying out work within 500 metres of a protected site.⁵

Before making a big purchase, it’s strongly recommended to consult the local authorities and an architect familiar with local regulations. This ensures you understand what work is allowed and helps prevent unexpected problems after buying.

Currency conversion

Buying property in France from abroad means your costs can be affected by changes in exchange rates. Even if a property looks affordable when you first calculate the price, these fluctuations can make it much more expensive.

Even small percentage changes can add up to thousands of euros on high-value properties. To manage this risk, it’s smart to monitor exchange rates carefully and consider using a specialist money transfer service.

Save on currency conversion fees with Wise when buying property abroad

When it comes to buying property in France, pitfalls can quickly turn your dream home into a stressful experience. One important factor to plan for is how you’ll transfer large sums between the UK and France. Using a convenient, secure and low-cost* service like Wise is a great option.

With a Wise account, you can send large amount transfers worldwide to 140+ countries for low fees* and the mid-market exchange rates with no markup.

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Sources used:

Sources last checked on date: 24-Oct-2025