Bonjour à tous,

So you have decided to go for it and find your little piece of French heaven. Have you found yourself scrolling through endless listings of French châteaux, dilapidated farmhouses and grand maison de maitres, picturing yourself sipping wine on a balcony overlooking rolling vineyards? If so, mon ami, you’ve got the Francophile bug! But before you pack your bags and bid farewell to your sanity (because let’s be honest, moving to a new country is a rollercoaster), there are a few things you need to know about buying property in France.

Think of this series of blog posts as your hilarious and informative treasure map (minus the parrot ). We’ll cover everything from navigating the French real estate market, understanding the legalities to financing your dream purchase.

So, grab a glass of something strong (French wine is a bonus, but feel free to substitute with your poison of choice) and get ready to embark on a journey that’s equal parts exciting, challenging, and full of enough anecdotes to impress (or bore silly) your friends at dinner parties.

The first instalment in this guide will unlock the secrets of successful online property searching in France? 🇫🇷

Where do I start?

Looking for a property in France is much the same as looking anywhere. There are a few options available to you but if like us you are not actually in France the only real option available to you is online listings.

There are hundreds of online estate agencies. Many of these are aimed at international buyers. These can be great if you need a little help with the language and many of the bigger sites have comprehensive guides to help you along the way. There are also lots of French agencies and independent agents who display their listings online. These agencies are often dedicated to certain departments (more on this later) or cities so if you already have a firm location in mind it can be easier to search for a local agent.

It will not take you long to see the vast amount of properties for sale. At first the search is exciting, but this wears thin real fast. So before you disappear down a lapin hole, here are some handy that should ease your pain.

Most Online estate agencies have a search and an advanced search facility. The following tips will allow you to create a list. Use this list to modify your search criteria.

# 1. Location, location, location

France, like a delicious layered pastry, is divided into distinct geographic and administrative areas. The topmost layer comprises 18 regions (13 regions in mainland France and 5 are found overseas), each with its own vibrant personality and cultural tapestry. For example, Provence-Alpes-Côte d’Azur evokes sun-drenched beaches and charming hilltop villages, while Brittany whispers of Celtic heritage and rugged coastlines.

Each region has a prefecture (capital city) and its own set of departments. Altogether there are 101 departments. These act as the administrative backbone, managing local affairs like schools and roads. Each department has a number and offers a unique slice of French life.

But the real magic lies in the intricate details. Look closer, and you’ll find architectural styles reflecting local history and adaptation. Brittany’s granite houses, squat and sturdy against the Atlantic winds, contrast with the half-timbered wonders of Alsace, their colourful beams echoing the region’s Germanic influence. In Provence, terracotta-roofed villas bask in the sun, while the slate-roofed farmhouses of Normandy blend seamlessly into the rolling green hills. Each department holds a treasure trove of styles, whispering stories of the people who built them and the lives they lived.

So, as you explore France, remember – it’s more than just beautiful landscapes and delicious food. It’s a journey through diverse regions, departments, and architectural gems, each telling a unique chapter in the story of this fascinating country.

The easiest way to search for properties is by department (some sites even offer the facility to search by town and village). Deciding where you want to be can be hard (We speak from personal experience here). This decision is best made before beginning your search.

Whatever your reasons there are many practicalities to consider. Focus on primary reasons for selecting a certain area, e.g. you may have visited the area on holiday or want to be close to work, family or friends. You don’t have to have a specific square mile in mind but a general location or department will be a great help in narrowing the search.

Climate

France’s diverse landscape leads to a variety of climates across different regions. If you are looking for warmer weather and long hot summers the south and mediterranean areas are an excellent choice. Do consider how much sun you actually want, as temperatures in the south can become very hot over the summer months.

If you like more variance in the seasons maybe consider the north or east for cooler winters and milder summers. As a general rule the west of the country receives the most rainfall with the east being the driest. Research the region of choice and look at the year round climate here.

Lifestyle

Once you have narrowed your location down you can start to think about the local area in more detail. Do you want to be part of village life, near the ocean, close to a vibrant city or in a more rural setting?

If you dream of peace and quiet you may be thinking of a rural location. Listening to nothing but bird song sounds like a tempting choice. If this sounds perfect for you, make sure you consider the practicalities. Getting to amenities will mean driving. Many of the listings will give you an idea of how close the property is to public transport links, supermarkets and schools. You may want to consider that most rural properties are not connected to the main sewage system and use a Fosse Septique system (septic tank) for their wastewater.

If you are a social butterfly and want to be a part of a community, remember that the vibrant village you visited in July may be a ghost town in January. A small town may be a better choice here. A small town can still give a village feel but usually offer more facilities such as shops, schools, doctors etc.

It can help your search tremendously to have these priorities clear in your mind from the get go!

# 2. Your Budget

When thinking about your budget it is important to remember there is not only the asking price to consider. We will be creating an in depth guide to the financial side of purchasing in France at a later date but here are the main considerations.

Notaire Fees

These are the fees charged by the notaire, a government-appointed legal professional who handles the conveyancing process. They typically range from 6% to 8% of the property price.

Estate Agent Fees

Usually the seller of a property is responsible for the Estate agents fee but beware this is not always the case and definitely a question to ask before viewing a property. The fees are typically between 6 and 10% of the property price. Also an important point to note here if you plan on securing your property with a mortgage. Usually sellers include this fee in the asking price of the property. Your financial provider will deduct this amount from the mortgage they offer you and you will need to cover this with cash. So even though the seller physically hands the money to the agent, you are actually paying for it!

Mortgage Fees

Most French banks will charge you an arrangement fee. Rates vary but it is best to budget for around 1% of the purchase price. If you use a broker to arrange this be aware they will change a fee ranging from 1-3% of the loan secured.

As with most mortgages around the world, you will not be offered 100% of the asking price. You will need the cash to cover the down payment. This is typically 15% however some financial institutions will require a higher percentage for mortgages for non French residents.

So in summary you need to leave a significant buffer to cover the fees. They could add upwards of 30% to your purchase price. This is a massive consideration when adding your maximum budget to the search facilities.

Most importantly, once you have calculated your maximum budget, stick to it. It is pointless and a little soul destroying, looking at houses you can not afford.

# 3. Size is Important

What size home do you need for your family? Whilst tempting to buy a sprawling chateau, do you need that much space? Consider the cost of heating and maintaining a massive property. Think about the following:

• How many bedrooms do you need?
• How many bathrooms do you need?
• How much living space would you like?
• Do you want a lot of land? Can you manage a lot of land?

# 4. Deal Breakers

Is there something you are not willing to compromise on? If so, do not waste time looking at properties that do not provide these things. You can always reevaluate your priorities later if you need to.This will narrow down your search alot! It will give you an idea if there are properties available that fit your needs within your budget and adjust your search accordingly. Deal breakers are different for everyone but could some of the following:-

• Detached property
• Accessibility
• Are you looking for a project or something finished and ready to move into
• Pool or space to put one
• Fenced in land for animals
• Outbuildings
• Downstairs bedroom or bathroom
• A certain style of house (farmhouse, longere, maison de maître)
• A good energy rating

# 5. Nice to haves

Once you have a shortlist it’s time to start thinking about the nice to haves. These factors will again eliminate more properties from the search. It will also give you an idea if your “nice to haves” are available within your budget. Again “nice to haves” are very subjective but some things to consider are:-

• Double glazing
• Shutters
• Wood/pellet burners or open fireplaces
• Period features
• Fitted kitchen
• Fitted bathrooms
• Sanitation system
• Solar/alternative power
• Parking

You should now have a firm search criteria to work with. If you see a house that you are interested in and make a list (we used a spreadsheet for this but whatever works for you is great). Record key details about the property so you can see a comparison between houses you like. Compare the things that are most important to you. This will be different for everyone but here are some ideas:-

• A link to the listing
• The price
• Contact details for the agent
• The area or department
• The closest town
• Size of living space
• Size of garden or land
• Number of bedrooms
• Number of bathrooms
• Cost of local taxes

So you should now be armed with a list of potential properties and the ability to compare them. Each time you see a potential property just add it to the list!

Our next guide will delve into the next steps, reaching out to the agents and what questions you need to ask.

You can catch up with us on Medium, Facebook, X, Insta, YouTube and our website.