The costs of buying property in France

Many people dream of purchasing a property in France, whether you’re looking for a charming countryside retreat, a Parisian apartment, or a villa on the Côte d’Azur. However, budgeting correctly is key to ensuring a smooth purchase process.

Typically, the additional costs and fees involved in buying property in France amount to between 7% and 15% of the purchase price. You’ll also need around 10% for a deposit (up to around 40% if you’re seeking a French mortgage) and a contingency fund of around 15% for unexpected costs.

In this article, we’ll break down these costs and highlight some ways to save money.

French property prices in 2025

After a challenging 2024, during which house prices in France fell by 4.6%, the market has started to stabilise in 2025. Lower interest rates  have improved affordability and encouraged more buyers back into the market. Meanwhile, price corrections in many regions have helped balance supply and demand, leading to a more favourable environment for both domestic and international buyers.

The French property market offers something for every buyer, from affordable rural homes to luxury properties in sought-after locations, and prices vary widely depending on the region.

Paris remains the most expensive market, with an average price of around €11,000 per square metre. This is still lower than London, where prime central properties can exceed €19,000 per square metre, but remains well above cities like Madrid (€5,500) or Barcelona (€5,000).

For those seeking a rural retreat, areas like the Dordogne and Normandy offer properties at €1,500 to €3,000 per square metre, with a traditional stone farmhouse often available for under €250,000.

French house prices could appreciate this year, particularly if mortgage rates continue to fall and therefore spur demand.

How much money do you need for a deposit on a French property?

When it comes to a deposit, you’ll need to put down somewhere between 5% and 10% of the property price upfront. So, if you’re buying a €500,000 home, you’ll want to have €25,000 to €50,000 ready to go.

That said, things shift a bit if you need a French mortgage. Non-resident buyers are often asked to put down a bigger deposit, typically around 25% to 30% (but sometimes up to 50%) of the purchase price. That could mean anything from €125,000 to €250,000, depending on the lender and your financial profile.

On the flip side, cash buyers have a bit more wiggle room. Sellers and agents might be willing to accept a lower deposit since there’s no mortgage approval process to worry about. Either way, having your finances in order early on can make a big difference when it comes to securing your dream French home.

Legal and administrative fees

Notary fees

One of the biggest costs you’ll encounter is the notary fee. This is unavoidable because in France a notary (a government-appointed legal official) is responsible for handling the whole transaction. Their fees typically range from 7% to 8% of the purchase price for older properties, and 2% to 3% for new builds.

Lawyer fees

If you want extra peace of mind, you could also hire an independent legal advisor or solicitor to guide you through the process. Expect to pay around 1% to 2% of the purchase price for their services, though many buyers skip this if they’re confident working directly with the notary.

Translations costs

Translation fees can also be a hidden cost if your French isn’t up to scratch. Official documents need to be fully understood before you sign, so professional translation might add another €500 to €1,000 to your overall bill.

Estate agent fees

Estate agent commissions in France are usually 5% to 7% of the property price. However, these are often included in the listing price and can be confirmed with the seller.

French property taxes

When you buy property in France, there are some unavoidable taxes you’ll need to pay as part of the purchase. Here’s a quick breakdown:

Stamp duty (droits de mutation)

This applies to resale properties (so, anything that’s not a new-build) and usually comes in at 5.8% of the purchase price. The rate drops to 0.7% for new-builds.

VAT (TVA)

If you’re buying a new-build or off-plan property, you’ll pay VAT which is currently set at 20%.

Property ownership tax (taxe foncière)

This is an annual property tax that is payable by all property owners in France, and the amount varies based on the property’s location, size, and assessed rental value.

Residence tax (taxe d’habitation)

Historically, this tax has been paid by either the occupant or the tenant of a property annually. However, this has been abolished for primary residences, and only applies if you own a second home. The amount also varies depending on the property’s characteristics.

Financing costs for a French property purchase

If you’re planning to take out a mortgage to buy your property in France, there are a few extra costs to factor in, and these can add up quicker than you might expect.

Mortgage arrangement fees

Most banks charge a mortgage arrangement fee (called frais de dossier), which usually works out to about 1% of the loan amount.

Interest rates

As of January 2025, if you’re considering a 20-year fixed-rate mortgage in France, rates are hovering between 3% and 3.5%. Overall, French rates are relatively affordable compared to the UK.

Mortgage broker fees

Navigating the French mortgage landscape can be complicated, especially for non-residents. Engaging a mortgage broker can streamline the process, but it’s essential to factor in their fees. Typically, brokers charge around 1% of the loan amount.

French bank charges

While technically not legally required, opening a local French bank account can be essential if you’re buying property in France. In fact, most French lenders require you to open an account with them if they’re giving you a mortgage. So how much are these fees?

Account maintenance fees

French banks still charge monthly account fees, and these vary depending on the bank and the type of account you open. For a basic current account, you can expect to pay on average €19 a month.

International transfer fees

If you’re regularly transferring money from your home country to your French account to cover mortgage payments, taxes, or maintenance fees, traditional banks can charge anywhere between €10 and €50 per transfer. Plus, banks often give you a less-than-ideal exchange rate, meaning you could lose hundreds of euros on larger transfers.

Currency exchange costs when sending money to France

The combination of high bank fees and mediocre exchange rates can eat away at your budget, sometimes costing you thousands more than necessary over the life of your ownership. So, why not try using a currency specialist like Currencies direct?

What we offer:

• Competitive exchange rates: We offer competitive exchange rates, which can save you money on your overall property purchase.
• Zero transfer fees: We do not charge any transfer fees on international transfers, enhancing the cost-effectiveness of our services.
• Expert guidance on currency fluctuations: We also provide expert support to help you navigate currency trends and fluctuations, saving you both time and money.

Additional costs and expenses

Buying your home is just the beginning, and there are a few essential costs that come with actually owning and enjoying your property in France.

Home insurance

French home insurance is compulsory if you have a mortgage, and you can expect to pay around €150 to €1000 per year, depending on factors like property size, location, and whether it’s furnished or unfurnished.

Utilities and set-up

When you first buy your property, you’ll need to set up electricity, water, and possibly gas. Most providers charge modest connection fees, typically costing around €150 to €300.

Furnishing the property

Furnishing costs are highly personal, but to give a realistic range: Basic furnishing of a 2-bedroom apartment in Paris would cost around €5,200 to €6,900.

Relocation costs

Moving your belongings to France can cost anywhere from €1,000 to upwards of €10,000, depending on distance and the volume of furniture.

Ownership costs once you’ve bought your French property

Owning a property in France comes with ongoing expenses that should be factored into your long-term budget.

Property maintenance

Regular upkeep is essential, especially for older properties or second homes that may sit empty for part of the year. Annual maintenance costs can vary significantly based on property size, age, and other factors, however, here is a rough overview:

• Apartments and smaller modern homes: around €1,000 to €2,500 per year
• Larger homes, rural properties, or those with gardens, pools, or older infrastructure: €3,000 to €5,000 per year (or more if repairs arise)

Community fees

If you purchase an apartment or a property within a managed development, you’ll pay annual ‘copropriété’ fees to cover communal maintenance such as lifts, shared gardens or hallways. Typical fees range from €500 to €3,000 per year, with higher costs for luxury developments offering services like security, pools or concierge.

Travel costs

For holiday homes, regular travel to and from France adds up, so it’s also important to factor these costs into your budget.

Rental management fees

If you plan to rent out your property, using a local agency to handle bookings, check-ins, and maintenance comes at a cost. Typical fees for seasonal holiday lets are 20% to 30% of the rental income and usually include marketing, guest communication, and cleaning.

The overall cost of buying a property in France

In total, buying a property in France involves additional costs of around 7% to 15% of the purchase price. So, for a €500,000 property, that’s around €35,000 to €75,000 in fees and taxes – on top of your deposit. Meanwhile, the annual cost of ownership is around 1% to 3% per year.

Many of these costs are unavoidable, but services like Currencies Direct can help you save money on currency transfers and avoid excessive bank fees. With proper budgeting, careful planning, and expert support, you can cut costs and ensure your property purchase goes smoothly.

If you want help with your currency transfers, you can create a free account and talk through your requirements with a dedicated account manager. Alternatively, feel free to get in touch with us to find out more.