France remains one of the most popular destinations for British buyers. From Alpine chalets and Dordogne farmhouses to Parisian apartments and Riviera villas, the pull of French property has not faded since Brexit. What has changed are the rules around how long you can stay, how you finance the purchase, and the paperwork involved.
This guide explains the current position for British buyers in 2026: whether you can buy, how the notaire process works, what it costs, how the 90/180-day rule limits your stays, whether you can get a French mortgage, and which annual taxes apply to a second home.
The short answer: Yes, UK citizens can still buy property in France after Brexit, with no ownership restrictions. Brexit did not remove the right to buy, sell or rent out French property. The main changes are the 90-days-in-any-180-day Schengen stay limit, the loss of EU-citizen mortgage terms, and new tax declarations for second-home owners.
Can UK Citizens Still Buy Property in France After Brexit?
Yes. French property ownership is governed by French law, not EU law, so Brexit did not change your right to buy, own and sell property in France. You can purchase as a main home, holiday home or investment, and you can rent it out just as before. Property is registered through the French land registry and your title is fully protected regardless of your nationality.
What Brexit did change is how you use the property. Since the UK is now a third country for immigration purposes, British citizens are subject to Schengen Area rules when travelling to France. Owning a French home gives you no automatic right to live there, and it does not grant residency or citizenship. If you plan to live in France long term, you will need a long-stay visa (visa de long sejour) and, in due course, a residence permit (carte de sejour).
The French Buying Process, Step by Step
France has one of the most secure property-purchase systems in Europe. A notaire, who is a state-appointed public officer, handles the conveyancing and guarantees legal title. Here is the standard sequence:
- Find a property and make an offer. Offers can be made through an estate agent (agent immobilier). Agent commission is typically 4-7% of the price and is usually included in the advertised price, shown as FAI (frais d’agence inclus).
- Sign the preliminary contract. This is usually a compromis de vente (bilateral agreement) or occasionally a promesse de vente. It sets out the price, the completion date and any conditions, such as securing a mortgage.
- Cooling-off period. Private buyers receive a 10-day withdrawal period (delai de retractation) after signing the preliminary contract, during which you can pull out for any reason.
- The notaire carries out searches. Over the following 2-3 months the notaire verifies title, planning status, boundary records and charges, and gathers the mandatory property diagnostics (including the DPE energy rating) that the seller must provide.
- Sign the acte authentique. The final deed of sale is signed before the notaire, funds are transferred, and you receive the keys. The notaire then registers the sale with the land registry.
The whole process typically takes 3-4 months from offer to completion. You can give a power of attorney to a representative if you cannot attend the final signing in person.
Closing Costs: Notaire Fees Explained
French buyers pay acquisition costs known as frais de notaire. Despite the name, most of this money is tax collected by the notaire for the state and local authorities; the notaire’s own regulated fee is a small part of it.
For an older property (bien ancien), total acquisition costs are commonly cited at around 7-8% of the purchase price. For a new build or off-plan property, they are around 2-3%, because transfer duty is largely replaced by a much smaller land registration charge.
A 2026-relevant change: the 2025 finance law authorised departements to raise their share of transfer duty (DMTO) from 4.50% to 5.00% for deeds signed between 1 April 2025 and 31 March 2028, and the large majority adopted the increase. In those departements, total costs on an older property sit closer to 8-8.5%.
| Component | Rate (older property) | Notes |
|---|---|---|
| Departmental transfer duty | 4.50% or 5.00% | Most departements moved to 5.00% for deeds from April 2025 |
| Communal additional tax | 1.20% | Uniform across communes |
| State collection charge | 2.37% of the departmental duty | Roughly 0.11-0.12% of the price |
| Notaire’s regulated emoluments | Approx. 0.8-1.1% | Sliding scale, plus 20% VAT |
| Land registry (contribution de securite immobiliere) | 0.10% | Fixed |
| Disbursements | Variable | Searches, documents and third-party costs |
On a EUR 300,000 resale apartment, that means roughly EUR 21,000-24,000 in acquisition costs in a departement still at 4.50%, or slightly more where the 5.00% rate applies. The buyer always pays the notaire fees; the seller separately pays agent commission (usually deducted from the price) and the cost of mandatory diagnostics.
The 90/180-Day Rule: How Long Can You Stay?
As UK nationals, British buyers can visit France visa-free for up to 90 days in any 180-day period across the whole Schengen Area. That limit is rolling: every day you are in France counts towards the 90-day total for the preceding 180 days. Overstaying can lead to fines, entry bans or problems on future travel.
The 90/180 limit applies regardless of property ownership. If you want to spend more time in France, the main route is a long-stay visa (visa de long sejour), which for property owners is typically the visitor visa (visa visiteur) requiring proof of sufficient income and health insurance. Some British second-home owners have been caught out by the rule and faced selling pressure; budget your trips carefully across the year.
French Mortgages for Non-Resident UK Buyers
Non-residents can apply for French mortgages, but lending criteria are stricter than for residents. Expect a larger deposit and tighter underwriting.
- Deposit. French banks typically lend 70-80% of the property value to non-resident buyers, meaning a deposit of 20-30%. For non-EU/EFTA nationals some lenders quote loan-to-value ratios of 50-70%, so a 25-50% deposit is possible depending on the bank and your profile.
- Debt-to-income cap. French underwriting rules require your total debt burden (including insurance) to stay at or below 35% of net income, and loan terms are capped at 25 years.
- Insurance. Most lenders require borrower insurance (assurance emprunteur), covering life and disability, and buildings insurance is standard.
- Documentation. Lenders will ask for passport, proof of income, several months of bank statements and tax returns. Self-employed buyers typically need three years of business accounts.
A specialist broker experienced with international buyers can widen your options, since different banks treat sterling income, exchange-rate exposure and non-resident files very differently. If you earn in pounds but borrow in euros, remember that currency movements affect both your purchase price and your monthly payments; many buyers use a currency specialist rather than a bank transfer for the completion funds.
Annual Property Taxes: Taxe Fonciere and Taxe d’Habitation
Two local taxes attach to French property, and the distinction matters for second-home owners.
Taxe fonciere (ownership tax)
This is paid by whoever owns the property on 1 January each year, whether it is a main home or second home. It is calculated from the valeur locative cadastrale (the administration’s notional rental value of the property) multiplied by rates set locally, and it has been rising steadily as communes rely more heavily on it. Ask the seller or notaire for the current bill before you buy so you can budget for it.
Taxe d’habitation (occupancy tax)
Since 1 January 2023 this tax has been abolished entirely on primary residences, but it still applies in full to second homes, where it is formally called the taxe d’habitation sur les residences secondaires (THRS). Roughly 3.7 million second homes in France remain liable. In areas the state designates as zones tendues (housing-shortage zones), communes may add a surcharge of 5-60% on top; Paris, Nice and Cannes apply the maximum 60%, and Bordeaux applies 40%.
Owners must also file an annual declaration d’occupation with the tax office (usually before 1 July) stating how each property is occupied: main residence, second home, vacant or let. If you do not yet have a French tax number, you will need to set one up to file online at impots.gouv.fr.
France Versus Other European Markets
France is one of the most straightforward countries in Europe for foreign buyers: there is no equivalent of Switzerland’s Lex Koller regime, which restricts non-resident purchases to specific areas, and no permit system like how Austria restricts foreign buyers. The main post-Brexit friction for British buyers is the stay limit, not the purchase itself.
Practical Tips Before You Buy
- Budget in euros. Add 7-8.5% acquisition costs to the price of an older property, then add annual taxe fonciere and, for a second home, THRS.
- Get independent advice. A bilingual notaire or lawyer plus a tax adviser familiar with UK-France double taxation will pay for themselves, especially on inheritance and capital gains planning.
- Check the diagnostics. Sellers must provide energy (DPE), asbestos, lead, termite and other diagnostics depending on the property’s age and location. A poor DPE rating can mean costly mandatory renovation work on older homes.
- Plan your 90 days. Map out intended trips against the rolling 180-day window before you commit, particularly if you want winter and summer seasons.
- Never transfer funds early. Do not wire a deposit to an individual owner or agent before a contract is signed through a notaire; deposit-fraud scams targeting overseas buyers are a known risk.
FAQs: Buying Property in France as a UK Citizen After Brexit
Can UK citizens buy property in France after Brexit?
Yes. Brexit did not remove the right of UK citizens to buy, own, sell or rent out property in France. French property ownership is governed by French law, not EU law, so there are no nationality-based restrictions. What changed are the rules on how long you can stay and how you finance the purchase.
How much are notaire fees when buying an older property in France?
Total acquisition costs for an older property (bien ancien) are commonly around 7-8% of the purchase price, though in departements that raised transfer duty to 5.00% under the 2025 finance law the total sits closer to 8-8.5%. For a new build the equivalent costs are around 2-3%. Most of the total is transfer tax paid to the state, not the notaire’s own fee.
How long can a UK citizen stay in their French property after Brexit?
UK nationals can stay in France visa-free for up to 90 days in any 180-day period, under Schengen Area rules. The limit applies even if you own the property. For longer stays you need a long-stay visa, such as the visitor visa for second-home owners, before you travel.
Can non-residents get a French mortgage?
Yes, non-residents can apply for French mortgages. Expect a deposit of 20-30% (sometimes more, as some lenders offer non-EU/EFTA buyers only 50-70% loan-to-value), total debt capped at 35% of net income, terms of up to 25 years, and mandatory borrower insurance. A specialist broker for international buyers is advisable.
Do UK second-home owners pay taxe d’habitation in France?
Yes. Although taxe d’habitation was abolished on primary residences from 1 January 2023, it still applies to second homes as the THRS. Communes in designated housing-shortage zones can add a surcharge of 5-60% on top, with Paris, Nice and Cannes applying the maximum 60%.
Does buying a property in France give a UK citizen residency?
No. Owning French property gives you no automatic right of residence, and it does not grant a visa or citizenship. It can, however, support a long-stay visa application by demonstrating accommodation and financial means in France.
What is the declaration d’occupation?
It is an annual declaration to the French tax authorities stating how each property you own is occupied: main residence, second home, vacant or let. It must usually be filed online before 1 July, and owners without a French tax number need to set one up first.