French Purchase Process: Step-by-Step Guide for Buyers

Buying property in France follows two main stages: a preliminary contract, then a final signing about two to four months later. There are no restrictions on foreign or American buyers, but the process runs through a notaire, not your own attorney, and closing costs run roughly 7.5 to 8% on top of the purchase price. Here is what happens, in order, and what to have ready at each stage.

Step 1: Make an Offer

Once you have found a property, you, often through a buyer’s agent, submit an offer directly to the listing agent or seller. There is no standard offer form at this stage. It is typically a written offer, followed by negotiation on price and any conditions.

There is no Multiple Listing Service (MLS) in Paris, so each agency generally only shows the properties it lists itself. That makes working with a buyer’s agent who can search across multiple agencies, off-market listings, for-sale-by-owner properties, and notaire sales useful at this stage.

Before making an offer, review the mandatory diagnostic tests the seller is required to complete before listing:

• The property’s exact surface area (loi Carrez)
• Presence of lead, asbestos, and termites
• Condition of the electrical and gas installations
• Energy performance rating
• Natural or environmental risk exposure, such as flood zones

These reports give a buyer recourse if a result later proves inaccurate, though the seller is not obligated to fix any issues the tests reveal.

It is also worth reviewing the last three years of co-owner meeting minutes, the building’s regulations, and information about the building management company and fees before making an offer. Renovation and building-condition issues are among the most common surprises buyers run into after closing, and they are easier to negotiate around before signing a contract.

Step 2: Sign the Preliminary Contract

Once an offer is accepted, the preliminary contract is drafted, usually within four weeks. It is the document that carries the most weight in the process, and it comes in one of two forms.

Promesse de vente vs. compromis de vente: what’s the difference?

A promesse de vente is a unilateral promise: the seller commits to sell, and the buyer’s liability if they walk away, after the 10-day cooling-off period, is limited to the good-faith deposit, typically 10% of the purchase price. There are exceptions to that cooling-off period, described below. A compromis de vente is a mutual, binding commitment from both sides. If the buyer backs out without a valid contingency, the seller can sue for specific performance, not just keep the deposit.

In practice, most transactions in and around Paris use a promesse de vente, drafted by a notaire, since it caps the buyer’s downside and allows more flexibility, including a substitution clause that lets the buyer take title through a trust or company structure after signing. A compromis de vente is more common when a private seller wants a firmer mutual commitment. If you’re asked to sign one, it’s worth having a notaire review it first, since it carries more risk than a promesse de vente.

Is a compromis de vente or promesse de vente legally binding?

Yes. Both are legally binding contracts once signed, subject to the 10-day cooling-off period described below and any contingency clauses written into the contract, most commonly a financing contingency.

What’s in the preliminary contract

• The agreed purchase price
• Any contingencies, most commonly a financing clause specifying the loan amount, interest rate, and term the buyer needs to qualify for
• The final date by which the acte de vente (final deed) must be signed

At signing, the buyer deposits 10% of the purchase price into the notaire’s escrow account as a good-faith guarantee. That figure is occasionally negotiable down to 5%, though under the contract the buyer may still be liable for the full 10% in case of default.

The 10-day cooling-off period

Every buyer of a property designated as residential, not commercial, has 10 days after signing the preliminary contract to withdraw for any reason, with no penalty and a full deposit refund. After that window closes, the buyer forfeits the deposit if they fail to complete the purchase without a valid contingency written into the contract.

Step 3: The Financing Contingency Period (If Taking Out a Mortgage)

If you’re financing the purchase, you can include a conditional clause protecting you if your loan isn’t approved on the agreed terms. This period typically runs six to eight weeks and is when most of the paperwork happens.

For the exact documents the notaire will need from you as the buyer, see the “What Documents Do You Need?” section in Can Foreigners and Americans Buy Property in Paris? It’s also worth understanding the ongoing property tax obligations that follow, covered in Property Tax in France for Non-Residents.

French banks typically lend up to 75%, often less, of a property’s value to non-resident buyers, and usually require assigning a life insurance policy to secure the loan. A French mortgage specialist, rather than a retail bank, is worth engaging early, since underwriting standards and required documentation differ from a standard French resident mortgage. For a full breakdown of rates and requirements, see French Mortgages in 2025: Why Non-Resident Buyers Should Consider French Financing.

If you’re paying cash, the notaire can sometimes skip the preliminary contract and move straight to the final deed. We recommend the two-step process regardless, since it legally binds the seller to sell earlier in the process than going straight to the final deed.

Step 4: Final Signing (Acte de Vente)

Ahead of the signing date, the notaire sends a completion statement showing the remaining balance due and all fees and taxes owed. Those funds need to be in the notaire’s escrow account before signing.

If you can’t be in France for the signing, a power of attorney can be arranged so someone else, typically a member of the notaire’s office, signs on your behalf. Once the acte de vente is signed, the notaire distributes funds to all parties: the purchase price to the seller, taxes to the state, fees to the building management, and commission to the agents. The buyer receives the keys and becomes the legal owner.

Step 5: After Closing

Once you have keys in hand, a few things need setting up promptly: utility transfers and building management (syndic) communications. Most professional Paris syndics now offer online portals for statements and notices.

Building charges (charges de copropriété), which cover maintenance of the stairwells, elevator, and shared systems, along with building insurance and the syndic’s administrative fees, are collected quarterly. We recommend setting up a SEPA direct debit with the syndic, since missed payments can result in formal notices.

It’s worth waiting about a week before contacting the syndic directly. The notaire notifies the syndic of the change in ownership first, and syndics generally prefer to receive that official notice before hearing from the new owner.

Timeline at a Glance

Stage	Typical timing	What happens
Offer accepted	Day 0	Buyer and seller agree on price and key terms
Preliminary contract signed	4 weeks	Promesse de vente or compromis de vente is drafted and signed; 10% deposit goes into escrow
Cooling-off period	10 days	Buyer can withdraw for any reason, no penalty
Financing contingency	6-8 weeks (if financing)	Mortgage approval, appraisal, and documentation; can be skipped if paying cash
Final signing (acte de vente)	2-4 months after offer	Notaire distributes funds; buyer receives keys and becomes owner

What Closing Costs Actually Look Like

Total buyer-side closing costs typically run about 7.5 to 8% of the purchase price, less for new construction, broken down roughly as follows:

Cost item	Typical rate	Notes
Land registry tax (taxe de publicité foncière)	6.35%	For existing (“old”) properties
Real estate security contribution	0.1%	Fixed rate
Notaire’s fee	~0.83% + 20% VAT	Set by law; split between notaires if buyer and seller each use their own
Miscellaneous/administrative costs	~€700	Assessed by the notaire when preparing the deed
Real estate agency commission	4-5%	Usually built into the listing price and paid by the seller from proceeds

Who pays the notaire fees? The buyer does. If both the buyer and seller are each represented by their own notaire, the fee, which is set by law, is split between the two, not doubled.

A buyer’s agent fee applies as well, if you’re working with a buyer’s agent.

Why Work With a Buyer’s Agent for This Process

Miranda Junowicz, founder of Paris Property Group, is a licensed California attorney with more than 20 years of experience in Paris real estate. Her legal background is directly relevant to navigating French contract law, an area where most real estate agents, French or international, have no formal training.

Paris Property Group coordinates the entire process from the financing, notaire through apartment set up on the buyer’s behalf, with an agent whose job throughout the transaction is to represent your interests as the buyer. Learn more about working with Miranda, or see our full buyer’s agent services.

For a complete walkthrough of the search-to-close process, see How to Buy an Apartment in Paris. For eligibility, residency, and tax-structuring questions not covered here, see Can Foreigners and Americans Buy Property in Paris?

Frequently Asked Questions

What is the difference between a compromis de vente and a promesse de vente?

• A promesse de vente is a one-sided commitment from the seller, with the buyer’s risk capped at the deposit if they walk away after the cooling-off period. A compromis de vente is a two-sided binding commitment, where a buyer backing out without a valid contingency can be sued to complete the purchase, not just lose the deposit.

Who pays the notaire fees in France?

• The buyer pays the notaire’s fee, which is set by French law at roughly 0.83% of the purchase price plus 20% VAT. If each side has a separate notaire, the fee is split between them rather than charged twice.

How long does it take to buy a house in France?

• From an accepted offer to final signing typically takes two to four months: four weeks to sign the preliminary contract, then another six to eight weeks if financing is involved (cash purchases can close faster).

Can I back out after signing the preliminary contract?

• Yes, within the 10-day cooling-off period, for any reason, with a full refund of your deposit. After that period, backing out without a valid contingency (such as a mortgage falling through) means forfeiting the deposit. Note the 10-day cooling-off period does not apply to apartments with the commercial designation.

Contact with Paris Property Group to learn more about buying a property in Paris