There is a certain magic to imagining life in France, from evenings on a Provençal terrace to mornings in a Paris café or a quiet home surrounded by countryside. Buying a property in France can bring you closer to that vision and with the right preparation you can stay excited about what is ahead while avoiding the common pitfalls of buying property in France.
This overview takes you through each stage of the journey from what to check before you buy to the financial details that can shape your budget and what to expect after the final contract is signed. It provides some of the information you need to move forward with your international property purchase with confidence.
Lumon has supported thousands of UK buyers to send money overseas safely and we can help you protect your budget from potential risks when buying a property in France.
Before you buy: legal pitfalls of buying property in France
Exploring the French real estate market
Dreaming about your future home often starts with browsing listings: a light-filled apartment, a farmhouse full of character or a hilltop villa. France offers homes for almost every lifestyle, but being aware of the pitfalls of buying a property in France early on helps you move forward with confidence.
You’ll typically be choosing between:
- New builds (neuf): Brand-new homes, sometimes still under construction. These usually offer modern layouts, energy-efficient standards and fewer surprises.
- Resale properties (ancien): Older homes full of charm, but with potential renovation costs, especially if elements haven’t been updated for some time.
Both routes can lead to a fantastic property. The key is knowing what to look out for early, so you can move forward confidently and avoid the common pitfalls that catch buyers off guard.
Zoning, land type and planning rules
Every French commune follows local planning rules set out in the Plan Local d’Urbanisme (PLU). The PLU is the document that tells you exactly what can (and can’t) be built in a given area. You can view it online via the Géoportail Urbanisme.
The PLU divides land into several zones, each with different rules:1
- U (urban): Land that’s already approved for building, with access to essential utilities.
- AU (future urban): Areas expected to be developed in the future. Construction is possible, but usually depends on local plans moving forward.
- A (agricultural): Protected for farming, with very strict limits on building or converting existing structures.
- N (natural): Environmentally protected land where development is usually prohibited.
A notaire, the government-appointed legal expert who oversees property purchases in France, will help you understand how the zoning applies to the home you’re interested in.2
Why this matters
Zoning affects new builds and resales differently:
- New builds: It determines whether the property can be constructed at all.
- Resales: It limits what changes you can make. A barn or outbuilding might seem ideal for conversion, but in agricultural or natural zones this is often restricted.
Checking zoning early helps property buyers avoid assumptions and plan sensibly, especially when considering potential renovation costs.
Verifying property records: Cadastre and Service de Publicité Foncière
One helpful way to avoid common pitfalls of buying property in France is to check that the official records match the French property you’re hoping to buy. France uses two main systems:
- Le Cadastre: Maps showing exact plot boundaries3
- Service de Publicité Foncière (SPF): Records who owns the property and whether anything is attached to it, such as a mortgage or right of way
Carrying out these checks early helps you avoid issues such as:4
- Extensions or outbuildings that were never officially registered
- Boundaries that don’t match the cadastral maps
- Old charges or loans still linked to the home
- Non-compliant septic systems, checked by SPANC (the local sanitation authority)
These situations are especially common in older or rural homes, but they’re usually straightforward to sort out once identified. Spotting them early helps you plan with clarity and keeps your renovation costs on track.
Professional guidance: notaires and independent advisers
All property purchases in France are overseen by a notaire, the government-appointed legal professional who makes sure the sale follows French law. It’s useful to know the notaire represents the transaction, not either party.
Many buyers choose to appoint:
- A second notaire acting for them personally (at no extra cost)
- An independent lawyer specialising in French property law
This extra support can be especially helpful when you’re reviewing documents such as the compromis de vente or promesse de vente (agreements for sale) – the preliminary agreements that outline the terms of the sale.
When you buy: financial pitfalls of buying property in France and how to prepare
Looking beyond the listing price
Once you’ve found a home you love, it’s easy to focus on the headline price. But a few additional costs sit alongside the purchase figure. Understanding them early helps you avoid the financial pitfalls of buying property in France.
Key property taxes in France
Here are the main property taxes and fees involved in French property purchases:
| Tax type | Description | New build | Resale |
| Notaire fees – Frais de notaire | Covers the notaire’s work and registration taxes. Fees are set by law5 | Approx. 2-3%5 | Approx. 7-8%5 |
| Property Transfer Tax/ Registration tax – Taxe de publicité foncière | Tax due when ownership transfers. Varies by location6 | Yes 6 | Yes 6 |
| VAT (TVA) | Standard 20% rate applying mainly to new builds6 | Usually applies 6 | Not applicable 6 |
| Annual taxes | These include taxe foncière (a property ownership tax) and taxe d’habitation, which still applies to second homes6 | Applies 6 | Applies6 |
For official guidance, you can refer to Impôts.gouv.fr, the French government’s website for personal tax information.
Additional buying costs
As you plan your purchase, it’s helpful to remember that a few extra costs sit alongside the headline price. Estate agents and notaires often suggest allowing around 7-10% to cover these costs:7
| Cost type | Description | New builds | Resale properties |
| Agency fees (FAI) | Fees charged by the estate agent, often included in listings | Sometimes included | Usually included |
| Legal support | Independent adviser or second notaire | Helpful for contract review | Useful for older paperwork |
| Diagnostic surveys | DPE (energy efficiency), lead, termites, gas, electricity | Often provided by developer | Required before completion |
| Administrative fees | Registration and processing costs | Applies | Applies |
Managing exchange rates: why many buyers choose a currency specialist
One of the most overlooked pitfalls of buying property in France is currency fluctuation. There’s usually a gap of several weeks or months between signing the compromis de vente (agreement for sale), the initial contract that reserves the property and completing the acte de vente (deed of sale), the final deed that officially transfers ownership. Even small shifts in the pound to euro exchange rate can change the final cost of your French property.
Lumon can help you explore your international transfer options such as forward contracts, which let you lock in today’s exchange rate to protect your budget from future market swings.
After you buy: residency, ownership and next steps
Understanding residency rules
Buying a home in France is an exciting step, but it doesn’t automatically grant residency. UK citizens still follow the Schengen 90/180-day rule, allowing up to 90 days in any 180-day period without a visa.
If you’d like to stay longer, for instance, to retire in France rather than own a holiday home, you’ll need the right visa or residence permit. Applications can be made through Service-Public.fr or your local French consulate.
Make your ownership official
Once you sign the acte de vente, the final document transferring ownership, a few steps help you settle in:
- Registration: The notaire registers your ownership with the Service de Publicité Foncière.
- Utilities: Arrange for electricity, water, gas and waste collection to be transferred to your name. These don’t update automatically.
- Local taxes: Prepare for taxe foncière, and if it’s a second home, taxe d’habitation.
With the essentials taken care of, you can move in with confidence and focus on settling into everyday life in France.
Thinking about buying property in France? Lumon can help you make it happen
Buying property in France should feel inspiring, not overwhelming. With the right preparation and a clear understanding of the pitfalls to avoid, you can move towards the lifestyle you’ve been imagining.
At Lumon, we specialise in the currency side of your property purchase:
- During the buying process: Forward contracts help protect your budget from exchange-rate movements between the compromis de vente and the acte de vente.
- After you’ve settled in: Regular Payment Plans help manage ongoing euro-based costs such as utilities, taxes or mortgage payments.*
With the right support in place, you can focus on settling into your new home and make the most out of your new life in France.
*Terms and conditions apply. Speak to our team to check if you’re eligible for our Regular Payment Plan.
The information provided is for general information purposes and does not constitute legal, tax or other professional advice from Lumon, and it is not intended as a substitute for obtaining advice. It is recommended that you seek professional advice from a financial advisor or any other professional.
Sources used:
- French Republic: Géoportail Urbanisme.
- French-Property: Buying a property in France
- Cadastre.gouv.fr: The French cadastral map online
- French Republic: I’m buying a house
- French-Property: Guide to the legal process of buying a property in France
- French-Property: House buying fees and taxes in France
- French-Property: Calculating fees and taxes for buying property in France
Sources last checked on 04.12.2025
