If you’re dreaming of owning a property in France, you’re not alone. Thousands of Britons are drawn to the country’s sunny climate, rich culture, and relaxed lifestyle. But since Brexit, the process of buying a home in France has changed significantly for UK citizens. While it’s still absolutely possible to buy property in France, there are now new rules, visa requirements, and legal considerations that every buyer needs to understand.
This guide will walk you through everything you need to know—from legal steps and financial planning to residency applications, taxes, and finding the right property. Whether you’re planning a holiday home, a full-time move, or a long-term investment property, this article will help you avoid the common pitfalls and make smart, informed decisions in a post-Brexit France.
So, whether you’re buying your dream home or just exploring your options, read on to discover the complete and up-to-date guide to buying property in France after Brexit.
How Brexit changed property buying in France
When the United Kingdom officially left the European Union, the rights of UK citizens in Europe changed significantly—especially when it comes to buying property in France and spending extended time there. While the dream of owning a charming house in Provence or a cozy holiday home in Brittany is still within reach, Brexit has introduced a new layer of complexity for British buyers.
Understanding the implications of Brexit for UK nationals
Before Brexit, UK nationals could freely live, work, and buy property in France under EU freedom of movement rules. Now, that automatic right is gone. While property ownership itself is still allowed, it no longer grants the right to live in France permanently. If you plan to spend more than a few months a year at your French home, you’ll need to understand new immigration rules and apply for a visa or residency permit.
Importantly, France continues to welcome UK property buyers, but they’re now treated the same as non-EU citizens. This means stricter documentation, limited stay periods without a visa, and sometimes a longer buying process due to extra paperwork required by banks or local authorities.
New limitations on freedom of movement
The most immediate impact is the 90/180 day rule. UK citizens can now only stay in France for up to 90 days within any 180-day period without a visa. This affects many who used to spend the winter months in their French home or travel frequently between France and the UK.
If you overstay this limit, you could face fines, be denied entry in the future, or even jeopardize your chances of obtaining residency later. That’s why planning your visits carefully—or obtaining a long-stay visa—is more important than ever for British owners.
Importance of the 90-day rule for property owners
Let’s be clear: you can buy property in France without a visa, but you cannot live in it full-time unless you follow immigration rules. If your plan is to own a second home and visit occasionally, the 90-day limit may be enough. But if you want to retire in France, spend entire summers there, or split your time evenly between the UK and France, you’ll likely need to apply for a long-stay visa.
This rule also affects things like accessing state-provided healthcare, enrolling children in school, or even getting local discounts or tax benefits that apply only to residents. France after Brexit is still a fantastic destination for British buyers, but the rules now demand a bit more foresight and paperwork.
Can UK citizens still buy property in France?
Despite Brexit, the good news is that UK citizens can still buy property in France. There are no restrictions on foreign ownership, and British buyers remain one of the largest groups of international investors in French real estate. However, owning property does not automatically grant residency rights, and this is where many post-Brexit misunderstandings begin.
Ownership rights for foreign nationals post-Brexit
France allows citizens of any nationality to purchase property, whether it’s a holiday home, a second residence, or an investment property. The process for buying is essentially the same whether you’re from the UK, the US, or Australia. That means you’re buying property as a foreigner is perfectly legal.
However, what has changed since Brexit is how long you can stay in that property without obtaining a visa. The ownership of a French home does not exempt you from immigration controls. This is why understanding the difference between buying and residing is crucial before you make an offer.
Is a visa required just to buy property?
No, a visa is not required to buy property in France. You can proceed with a purchase as a non-resident and travel to France for short stays (under the 90-day limit) without issue. Many UK nationals continue to enjoy holiday homes or make seasonal visits to their properties without needing to apply for a visa.
That said, if your plans include living in the property for longer than 90 days, you’ll need to apply for a long-stay visa and potentially seek residency status. Not doing so could lead to penalties or refusal of entry in future visits. It’s a distinction that every property buyer must be aware of post-Brexit.
The difference between ownership and residency rights
Think of it this way: ownership is a legal right to hold property, while residency is a legal right to stay in the country. These two things are now completely separate for UK nationals. Just because you have the right to buy property doesn’t mean you automatically have the right to live in France as long as you want.
If you plan to move to France, retire there, or split your year between the UK and France, you’ll need to prepare for visa applications, tax residency considerations, and possibly even healthcare arrangements. It’s still a highly attractive prospect, but it now requires a bit more planning.
Visa and residency requirements for long stays
Buying a property in France doesn’t entitle you to live there indefinitely. If you’re planning to stay for more than 90 days, you’ll need to understand the visa system and residency requirements. Since Brexit, British citizens are treated as third-country nationals, meaning you’ll need to apply for a visa if you want to spend extended periods in France—whether you’re retiring, working remotely, or simply spending half the year at your second home.
When you need to apply for a French visa
If you’re planning to stay in France for more than 90 days within any 180-day period, you’ll need to apply for a long-stay visa (visa de long séjour) before entering the country. This type of visa is typically valid for 3 to 12 months and is renewable. It’s essential to apply from the UK (or your country of residence) before your travel.
There are different types of visas depending on your situation—retirement, study, employment, or property ownership. For property owners not working in France, the “visitor” visa is most common. You must show proof of sufficient income, health insurance, and accommodation (which your property in France can fulfill).
You’ll need to apply several weeks in advance, as the process can be time-consuming. Once granted, it allows you to live in France, register with the local authorities, and possibly apply for residency later.
Types of visas available for property owners
For British citizens who own property in France and want to spend long periods there, the following visa options are most relevant:
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Visitor visa (visa de long séjour visiteur) – for those who are not working in France but want to stay longer than 90 days. You must prove stable income (such as pensions or savings), medical insurance, and ties to your home in France.
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Temporary long-stay visa (VLS-T) – valid for 4 to 6 months, non-renewable. Suitable for extended holidays but not for moving permanently.
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Long-stay visa leading to residency (VLS-TS) – valid for 12 months and allows application for a carte de séjour (residency permit).
Importantly, visa holders must not work in France unless they obtain specific authorization. For example, income from a UK rental is acceptable, but running a business in France without the proper visa isn’t.
How to become a French resident
If you plan to move to France permanently or retire there, your next step after getting a visa is to apply for residency. After staying for a continuous period with a valid visa, you can apply for a carte de séjour (residency card) through your local préfecture.
This involves providing documents such as your visa, proof of residence, income, and health insurance. Once approved, you become a French resident, which gives you broader rights—access to healthcare, legal protections, and less travel restriction.
Becoming a resident also means you may become liable for taxes in France, depending on your income and how much time you spend in the country. If you’re considering this route, it’s wise to get tax or other professional advice to understand the implications.
The step-by-step process of buying property in France
Whether you’re looking for a charming farmhouse in Dordogne or a modern apartment in Nice, the process of buying a property in France follows a well-defined legal structure. Although buying property might feel daunting at first—especially post-Brexit—understanding each step can help you move forward with confidence.
From viewing to compromis de vente
Once you’ve found the right property, the first formal step is usually signing a compromis de vente—a preliminary sales agreement. This contract is legally binding for both parties and outlines the terms of the sale: the agreed price, the estimated date for the final deed, and any conditions (such as obtaining a mortgage in France or selling another property).
After signing the compromis, there’s a 10-day cooling-off period for the buyer during which you can withdraw without penalty. Once this period has passed, you’re legally committed unless specific conditions in the contract (called conditions suspensives) are not met.
This document is usually prepared by a notaire or real estate agent, and it’s crucial to understand everything you’re signing. If French isn’t your first language, consider hiring a translator or English-speaking legal advisor to ensure you’re not missing important clauses.
What is a promesse de vente and how it works
In some cases, instead of a compromis de vente, you might sign a promesse de vente. The difference lies in the level of commitment. A promesse de vente is a unilateral promise by the seller to sell the property to you, and in return, you pay a deposit—typically 10% of the purchase price—to secure the deal.
If you decide not to go through with the sale, you may lose your deposit unless specific conditions allow you to back out. On the other hand, if the seller backs out, you may be entitled to compensation. While both contracts are valid, the compromis de vente is more common and generally considered more balanced.
Whichever agreement is signed, make sure it includes clear details on ownership rights, financing terms, completion deadlines, and the inclusion or exclusion of any furnishings or fittings.
Finalizing the deal with the acte de vente
The final step in the property purchase in France is the signing of the acte de vente (deed of sale), which officially transfers ownership. This takes place at the office of the notaire, a public official responsible for overseeing real estate transactions and registering the property with the French property registry.
At this point, all due diligence should be complete: financing secured, all diagnostics provided (including checks for asbestos, lead, termites, energy performance, etc.), and all administrative obligations fulfilled.
On signing day, you’ll pay the remaining balance of the purchase price, along with notary fees and registration taxes, which typically range between 7% and 10% of the property value for older properties. Once the acte is signed, you officially become the property owner and receive the keys to your new home in France.
Costs and taxes when buying a property in France
Buying a property in France comes with more than just the listing price. To budget effectively, you’ll need to account for notary fees, registration taxes, ongoing property taxes, and possible capital gains tax if you sell in the future. These additional expenses can add 10–15% to the cost of your property purchase—a significant figure to factor in from the start.
Notary fees, stamp duties, and hidden costs
The notaire plays a central role in French real estate transactions. While their services are state-regulated and their fees fixed by law, they’re still a major part of the buying process. Typically, notary fees and stamp duties add up to 7–10% of the purchase price for older properties, and slightly less for new builds.
Here’s a basic breakdown of what you can expect:
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Notary fees: Around 1–2% of the sale price.
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Registration taxes (droits de mutation): Roughly 5–6%.
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Administrative and mortgage-related fees: Additional costs if you take a mortgage in France.
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Survey and diagnostic reports: Usually provided by the seller, but costs may still be incurred depending on the transaction.
Don’t forget hidden costs like translation services, legal representation (especially if you’re not fluent in French), and currency exchange fees if you’re transferring funds from the UK.
Ongoing taxes: taxe foncière and taxe d’habitation
Once you become a property owner, you’ll be liable for two main annual property taxes in France:
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Taxe foncière: A local land tax paid by all owners, regardless of whether the property is a holiday home or a primary residence.
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Taxe d’habitation: Traditionally paid by the resident of the property, but as of recent reforms, it has been largely eliminated for primary residences and remains in effect mainly for second homes.
These taxes vary significantly by commune, property type, and location. It’s essential to inquire about them before finalizing your purchase. Some properties in sought-after areas may have higher local taxes, especially those considered luxury homes or in high-demand tourist zones.
Capital gains tax for UK owners
If you sell your house in France in the future, you may be liable for capital gains tax on the profit made from the sale. For UK nationals, the rules have changed since Brexit. You’re now treated as a non-EU resident, which can impact both the rate of taxation and the exemptions available.
Generally, capital gains tax is:
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19% standard rate, plus
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Social charges (prélèvements sociaux), which for non-EU residents can be around 17.2%, unless a bilateral tax agreement applies.
You may be exempt if the property has been your main residence or if you’ve owned it for over 22 years (for capital gains) and over 30 years (for social charges). Still, if you’re renting out the property or selling a second home, you should absolutely seek tax advice before listing it.
Knowing the full tax picture helps avoid costly surprises and ensures your investment property brings long-term rewards, not hidden burdens.
Financing your purchase: mortgages in France
For many British buyers, purchasing a property in France outright isn’t always feasible—especially in competitive regions with rising property prices. Fortunately, it is still possible to get a mortgage in France as a UK citizen, even after Brexit. However, you should be prepared for additional documentation, stricter conditions, and potentially higher deposit requirements compared to EU citizens.
How French banks treat non-EU applicants
French lenders are generally open to financing property for foreign buyers, including UK nationals, but the process is more rigid than before. Since the UK left the EU, you’re now considered a non-EU applicant, which means banks will evaluate your application with more caution.
Typically, French banks will:
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Require a larger deposit—often at least 20–30% of the property’s value.
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Expect proof of stable income or pension (especially if you’re retiring to France).
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Ask for clear documentation of existing debts, assets, and income—sometimes translated and notarised.
UK buyers must also demonstrate their ability to repay in euros, especially if they rely on income from a UK rental, investments, or pensions. A good credit score and strong debt-to-income ratio will increase your chances.
Required documents and typical interest rates
To apply for a mortgage in France, you’ll typically need to submit:
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Passport or ID
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Proof of address
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Bank statements (last 3–6 months)
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Payslips or pension statements
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Tax returns
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Compromis de vente (signed sales agreement)
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Details of the property in France being purchased
Interest rates in France are generally low compared to the UK, but non-resident buyers may receive slightly higher rates. For example, fixed rates could hover around 2–3%, while variable rates may start lower but include review clauses. Terms typically range from 15 to 25 years.
Some UK citizens choose to work with mortgage brokers who specialise in helping international clients navigate French bureaucracy and secure better deals.
Currency exchange and managing transfer fees
One often overlooked aspect of buying abroad is the currency exchange rate. Since you’re likely to be transferring large sums from GBP to EUR, even a slight change in exchange rates can significantly affect your budget. Also, international transfer fees can add up quickly.
To protect your investment, many buyers use foreign exchange specialists who offer:
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Forward contracts (to lock in a rate)
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Lower transfer fees compared to banks
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Faster transactions
Using a standard UK bank for these transfers can be costly and slow. Since Brexit, even French banks may require additional documentation for large international transfers—so planning ahead is crucial.
Choosing the right location in France
One of the most exciting parts of buying property in France is choosing where to settle—or where to spend your holidays. France offers a vast range of lifestyles: from sunny coastal towns to quaint rural villages, alpine ski resorts to bustling urban centres. However, your ideal location should match not only your dream but also your budget, lifestyle, and long-term plans—especially post-Brexit, when ease of travel and access to services matters more than ever.
Most popular regions for UK buyers
UK nationals have traditionally favoured certain regions in France for their charm, accessibility, and existing British expat communities. Some top picks include:
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Nouvelle-Aquitaine (Dordogne, Charente): Known for its peaceful countryside, traditional stone houses, and relatively affordable property prices.
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Provence-Alpes-Côte d’Azur: Offers sun-drenched landscapes, Mediterranean living, and luxury properties—but prices can be significantly higher.
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Occitanie: Combines southern warmth with more reasonable prices and excellent transport links.
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Brittany and Normandy: Close to the UK, with easy access via ferry or car. Ideal for those looking for a holiday home or weekend getaway.
Regions like Île-de-France (Paris) or Auvergne-Rhône-Alpes (Lyon, Annecy) offer excellent infrastructure and amenities but are generally better suited for those planning to work in France or need easy travel access.
When buying, consider the property market trends, not just emotional appeal. Some regions offer better rental yield or resale value, while others may see slower price growth.
Urban vs rural: lifestyle, costs, and access
Urban areas like Paris, Bordeaux, or Nice offer strong transport networks, medical facilities, and cultural life. They’re ideal for buyers who want investment property, work opportunities, or high-demand short-term lets. However, property prices are significantly higher, and competition can be fierce.
Rural locations are more budget-friendly and offer a peaceful escape. You might get a larger house in France with land for the same price as a small city apartment. But rural living also comes with trade-offs: slower internet, fewer services, limited public transport, and the need for a car.
Buyers looking to retire in France or settle long-term often choose mid-sized towns that offer a balance between affordability, services, and community.
Resale potential and rental opportunities
Before you fall in love with a village in the mountains, consider the long-term outlook. Ask yourself:
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Will I be able to resell this property easily?
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Is it in a region with year-round appeal or just seasonal tourism?
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Can I rent it out when I’m not there to generate income?
Properties near tourist destinations, transport hubs, or with unique features (views, historical charm, proximity to attractions) tend to perform better in the French property market. If your purchase is part of an investment strategy, working with a local agent to analyse property sales data is invaluable.
Legal aspects: understanding French property law
When it comes to buying property in France, understanding the legal framework is essential—especially for foreign buyers who may be unfamiliar with local processes. The French legal system offers strong protections for both buyer and seller, but navigating French property law can be complex without proper guidance. Knowing your rights and responsibilities is crucial to avoiding costly mistakes.
Role of the notaire in property transactions
Unlike in the UK, where solicitors usually handle conveyancing, French real estate purchases are overseen by a notaire—a public official who ensures the transaction is legal, transparent, and properly registered. The notaire is neutral and acts on behalf of the French state, not just the buyer or seller.
Their duties include:
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Verifying ownership and title deeds
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Checking for outstanding mortgages or debts on the property
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Ensuring compliance with French property law
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Handling tax payments and official registrations
You can choose to appoint your own notaire, separate from the seller’s, and it won’t cost extra—fees are shared. Having your own representative is especially useful if you’re buying from abroad or don’t speak French fluently.
Diagnostic surveys and due diligence
Before signing the compromis de vente, the seller must provide a series of legally required diagnostic reports (called Dossier de Diagnostic Technique or DDT), which include:
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Energy performance (DPE)
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Asbestos and lead (if applicable)
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Termite inspection
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Gas and electrical systems
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Septic tank conformity (for rural properties)
These diagnostics are not full surveys but give a snapshot of the property’s condition. As a buyer, you’re allowed—and encouraged—to commission your own building survey, especially for older or rural homes that may require renovation.
Doing your due diligence helps avoid unpleasant surprises after purchase and may give you leverage in negotiating the price or requesting repairs.
French inheritance laws and property succession
One of the most important legal aspects of owning property in France—and one that many British buyers overlook—is inheritance law. France follows a system of forced heirship, which means a portion of your property must pass to your children, regardless of what your will says.
Even as a UK citizen, this law applies to French-based assets, including your home. Although EU legislation allows you to elect the law of your nationality to govern your estate (under Brussels IV regulation), this must be explicitly stated in your will. Without this declaration, French property law will take precedence.
It’s also worth noting that inheritance taxes in France can be steep for distant relatives or non-family heirs. If you’re purchasing with a partner or have a complex family situation, professional legal advice is strongly recommended.
Common pitfalls of buying property in France
Buying property in France can be a life-changing opportunity—but it’s also filled with potential traps, especially for UK citizens navigating post-Brexit rules. From misunderstood regulations to underestimating costs, these are the most common pitfalls that catch foreign buyers off guard. By being aware of them, you’ll dramatically reduce the risk of making costly mistakes.
Misunderstanding the 90-day rule
One of the most frequent issues British buyers face is assuming they can stay in their French property as long as they like. Since Brexit, this is no longer true. Without the appropriate visa or residency, you’re restricted to 90 days in France within any 180-day period.
Overstaying can lead to fines, entry bans, or difficulties with future visa applications. Many buyers are unaware that even owning a second home in France does not grant special treatment—you’re subject to the same immigration rules as any other non-EU national. It’s crucial to plan visits and understand when you’ll need to apply for longer stays.
Underestimating renovation or upkeep costs
France is known for its beautiful old stone houses and countryside villas—but many of them come with serious maintenance and renovation requirements. Foreign buyers, especially those dreaming of a « fixer-upper, » often underestimate the true cost of restoring or even maintaining a home in France.
Common overlooked expenses include:
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Heating upgrades (many rural homes lack central heating)
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Roof repairs or septic tank replacements
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Insulation and energy-efficiency updates (often mandated by local regulations)
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Regular garden and pool maintenance (especially for holiday homes)
If the house is in a protected or historic zone, planning permissions can be even more strict. Always have a realistic property inspection and detailed budget before committing.
Language barriers and legal misunderstandings
Even with a good grasp of French, navigating legal documents, taxes, and local bureaucracy can be difficult. All contracts, diagnostics, and official communications are in French, and direct translations don’t always capture the legal nuances.
Misunderstanding:
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Inheritance rights
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French tax residency rules
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Specific contract clauses in the compromis de vente
…can lead to complications years down the line.
That’s why it’s highly advisable to:
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Hire an English-speaking notaire or legal advisor
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Request translated documents when needed
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Be clear on what you’re signing—you’re buying property, not just a dream
A little caution now can save a lot of trouble later.
Long-term life in France post-Brexit
Once you’ve bought your property in France, the next step for many is building a new life there—whether it’s for retirement, semi-permanent stays, or a full relocation. But post-Brexit, living in France long-term as a UK national requires more than just property ownership. It involves a combination of visa compliance, financial planning, healthcare registration, and adapting to local life.
Applying for healthcare and social services
If you’re planning to live in France for an extended period, access to state-provided healthcare in France becomes essential. For visa and residency purposes, you’ll need to show proof of adequate health insurance.
Options include:
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Private health insurance: Often required initially for visa approval.
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PUMa (Protection Universelle Maladie): After becoming a resident in France, you may apply to join the national healthcare system, provided you meet income and residency criteria.
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S1 form: For UK retirees receiving a state pension, the UK government may still cover your healthcare via the S1 form—check current eligibility, as rules may evolve.
Once you’re covered, you’ll get access to one of the best healthcare systems in Europe, but make sure to register early to avoid coverage gaps.
Integrating into the local community
France isn’t just a beautiful country—it’s a complex, diverse society with its own language, customs, and administrative processes. To truly feel at home, integration is key. This includes:
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Learning the language, at least conversationally
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Understanding local customs and etiquette
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Registering at the local mairie (town hall) or préfecture
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Getting involved in community events or local associations
Successful integration also means respecting the culture and avoiding the “expat bubble” that can limit your experience. In many regions popular with UK nationals, locals appreciate foreign residents who make the effort to learn the language and contribute to the community.
Tax implications of becoming a French resident
Residency isn’t just about where you sleep at night—it’s also a tax status. Once you’re classified as a tax resident in France, you may be liable to pay taxes on your worldwide income, not just income from French sources.
Some tax-related considerations include:
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Income from a UK rental property must be declared in both the UK and France.
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Pensions and other retirement income may be taxed differently depending on bilateral tax treaties.
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Owning a second home may result in additional taxes in France, including wealth tax if the property value is high.
To avoid double taxation, the UK-France double tax treaty generally allows tax credits and relief. However, it’s vital to consult with a tax or other professional advisor who understands both jurisdictions.
By properly planning your legal and financial affairs, you can enjoy your new life in France with peace of mind, knowing that you’re compliant, protected, and fully integrated into your new home.
Conclusion: making a smart property investment in France
Buying a property in France after Brexit is still absolutely possible—and for many, it’s one of the most rewarding decisions they’ll ever make. But success in this journey doesn’t come by chance. It comes through careful planning, legal awareness, and financial foresight.
Let’s recap the most important points to remember:
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UK citizens can still buy property in France, but ownership doesn’t equal automatic residency.
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Without the proper visa, you’re limited to 90 days in France every 180 days.
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Applying for a long-stay visa or becoming a French resident is essential for longer stays or permanent relocation.
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The process of buying is legally structured and requires signing both a compromis de vente and an acte de vente, overseen by a notaire.
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Expect additional costs: notary fees, taxes, legal services, and exchange fees can add 10–15% to the property price.
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Securing a mortgage in France is possible, but requires strong documentation and often a larger deposit for non-EU buyers.
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Choosing the right location—based on lifestyle, services, and resale potential—is key.
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Understand French property law, including inheritance rules and tax implications.
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Avoid common pitfalls like overstaying the 90-day limit, underestimating renovation costs, and skipping professional advice.
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If you plan to live in France, prepare for integration: register locally, manage your healthcare, and plan your tax residency carefully.
France offers a beautiful, stable, and attractive property market—but navigating it post-Brexit requires more preparation than before. If you take the time to understand the legal framework, plan your move properly, and seek expert support when needed, your dream of owning a home in France can become a lasting reality.
