Yes, a foreigner can buy an apartment in Paris with no nationality restrictions, no residency requirements, and no specific visa needed. France is one of the most open countries in the world when it comes to property acquisition by non-residents. In 2026, nearly one in five buyers in central Paris holds a foreign nationality, and this proportion exceeds 30% in sought-after arrondissements like the 6th, 7th, or 8th.
At Home Select, international buyers have represented approximately 30% of our clientele since 2011. Americans, British, Lebanese, Singaporeans, Brazilians: in fifteen years and over 1,200 projects, we have guided hundreds of non-residents through the intricacies of the French real estate system. This guide brings together everything they wish they had known before getting started.
The legal framework: total freedom, or nearly so
Let us start with the good news. Unlike Switzerland, Australia, Thailand, or Singapore, France imposes no restrictions on property purchases by foreigners. Regardless of your nationality, place of residence, or immigration status, you can become the full owner of a property in Paris under exactly the same conditions as a French citizen.
No special permit, no quota, no purchase surcharge reserved for foreigners. This is a French particularity worth appreciating when you come from the Anglo-Saxon world, where restrictions have multiplied in recent years.
A few nuances, however. If you are not a French tax resident, certain tax specificities apply, and we will return to these in detail. And if you are a national of a non-EU country, bank financing requires a stronger application. But none of this constitutes an obstacle: these are parameters to manage, not walls.
The steps of a property purchase in Paris: the complete process
The purchase process in France follows a well-defined path, very different from what exists in the Anglo-Saxon world. Here are the main steps, in order.
Define your project and budget
Everything starts with precise scoping. What type of property? Which arrondissement? Primary residence, pied-a-terre, or rental investment? The budget must include not only the purchase price but also notary fees (approximately 8% of the price for older properties, which we will come back to), any renovation work, and property hunter fees if you engage one.
For a non-resident, this phase is crucial. Paris is not London or New York: the codes are different, neighbourhood geography is more nuanced, and price dynamics vary considerably from one block to the next. A property hunter who knows the terrain is worth their weight in gold at this stage, literally.
The search: the central role of the property hunter
In Paris, the market is fragmented. There is no equivalent of the American MLS, that centralised database where all properties are listed. Listings are scattered across dozens of portals (SeLoger, Leboncoin, Bien’ici), agencies that do not publish everything online, and an “off-market” segment: properties that circulate by word of mouth between professionals, without ever appearing on the internet.
For a buyer based abroad, navigating this ecosystem from a different time zone is an exercise in frustration. Good properties sell within days, sometimes hours. This is precisely why the property hunter, a professional mandated exclusively by the buyer and never by the seller, makes complete sense.
At Home Select, the search works like this: a detailed brief via video conference, rigorous pre-selection (we visit for you and eliminate everything that does not match), then 3 targeted viewings on average for the client. For our remote clients, these viewings can take place via live video call or through narrated video tours.
The purchase offer
You have found the property. Now comes the time to make an offer. In France, the purchase offer is a written document (not a simple phone call) addressed to the seller, in which you propose a price, often below the asking price. If the seller accepts, both parties are morally committed, but not yet legally bound.
This is where negotiation comes in. An experienced property hunter knows how to read a local market: is this an overpriced property that has been sitting for three months, or a rare apartment that will sell at asking price? At Home Select, we achieve an average of 6% negotiation off the seller’s price: on a property at 800,000 euros, that is 48,000 euros in savings.
The compromis de vente (preliminary contract)
This is the deed that seals both parties’ commitment. The compromis de vente, the closest equivalent being the “exchange of contracts” in English law, is signed before a notary or between the parties, and legally binds both the buyer and the seller.
A few essential points to understand:
The deposit: the buyer pays between 5% and 10% of the price, held in escrow by the notary. This is not a “down payment” in the common sense. If the sale goes through, this amount is deducted from the price. If the buyer withdraws within the legal period, it is fully refunded.
The cooling-off period: the buyer has 10 days after signing the compromis to withdraw without reason and without penalty. This is a protection unique to French law. Note: this period benefits only the buyer, not the seller.
The conditions precedent: the compromis contains clauses that protect the buyer. The most common is the financing condition: if the bank refuses your loan, the sale is cancelled and your deposit is returned. For a non-resident, this clause is essential.
If you cannot be present in Paris for the signing: do not worry. The compromis can be signed by power of attorney. Your property hunter, a lawyer, or any trusted person can sign on your behalf, provided they hold a notarised power of attorney. Our guide on buying remotely details the practical workings of this procedure.
To learn more about the subtleties of the compromis, see our detailed guide to the compromis de vente in Paris.
Financing: the sensitive topic for non-residents
This is often the step that worries foreign buyers the most, and rightly so, as conditions differ significantly from those offered to French residents.
Banks that lend to non-residents. Not all French banks serve this clientele. Among those that regularly accept non-resident applications: BNP Paribas, Credit Agricole Ile-de-France, HSBC France, certain private banks (Rothschild, Neuflize, Lazard Freres Gestion). The choice depends on your profile, your country of residence, and the project amount.
Minimum deposit. Where a French resident can borrow with 10% deposit (sometimes less), non-residents must generally present 20 to 30% of their own funds. Some banks go as low as 15% for strong profiles, while others require up to 40% for countries deemed higher risk.
Interest rates. Non-residents pay a slight premium, approximately 0.2 to 0.5 percentage points above resident rates. In 2026, this places non-resident rates between 3.3% and 4.2% over 20 years, depending on profile.
Timelines. Allow 2 to 3 months to obtain a loan agreement as a non-resident, compared to 4 to 6 weeks for a resident. The compromis de vente must allow for this extended timeline in the financing condition.
The currency question. If you earn in dollars, pounds sterling, or Swiss francs, you will borrow in euros and repay in euros. Currency risk exists. Some banks offer foreign currency arrangements, but this is rare and expensive.
Jean Mascla’s advice: Never start searching without first validating your borrowing capacity. At Home Select, we work with brokers specialising in non-resident financing who can give you an in-principle response within 48 hours. This is the first thing we do with our international clients.
Our comprehensive guide to mortgages in Paris details financing conditions, including for non-residents.
Notary verifications (2 to 3 months)
Between the compromis and the final sale, the notary, a public officer specific to the French system, conducts a series of mandatory verifications. Town planning, easements, mortgages, the municipality’s pre-emption right, technical diagnostic reports (the DPE, or Energy Performance Diagnosis, asbestos, lead, termites…).
The notary is not a lawyer. They are a public officer appointed by the State, who authenticates the transaction and gives it legal force. They are neutral, representing the interests of both parties, not those of the buyer or seller alone. However, you have the right to have your own notary in addition to the seller’s, at no extra cost (the two notaries share the fees).
The acte authentique: the final signing
Approximately 3 months after the compromis, sometimes a little longer for non-resident cases, everyone meets at the notary’s office for the signing of the acte authentique. This is the equivalent of the American “closing” or the British “completion.”
The notary reads the deed (yes, in its entirety, as required by law), the buyer pays the balance of the price and the notary fees, and the seller hands over the keys. You are now the owner.
If you cannot be present, the signing can be done by notarised power of attorney, or remotely via secure video conference, a system made permanent since the pandemic.
Costs to plan for beyond the purchase price
This is the point that foreigners systematically underestimate. In France, “notary fees” are not negligible.
For an older property (the vast majority of apartments in Paris), fees amount to approximately 7.5 to 8% of the purchase price. On a 600,000-euro apartment, that is 45,000 to 48,000 euros in additional fees. This amount covers transfer duties (taxes paid to the State and the department), notary emoluments, and formality costs.
For a new-build property (off-plan sale, or VEFA), fees drop to approximately 2.5 to 3%.
Add to this the property hunter’s fees (2.5% of the net seller price at Home Select, minimum 10,000 euros including VAT, 100% success-based), and potentially mortgage broker fees.
Our article on the hidden costs of buying property in Paris details all these costs item by item.
Taxation for non-residents: what you need to know
Taxation is the topic that frightens people, often unnecessarily, but sometimes for good reason. Here are the broad outlines, knowing that each situation is unique and that an international tax specialist should be consulted for your personal case.
Property tax (taxe fonciere)
Good news: it is identical for residents and non-residents. Expect between 800 euros and 3,000 euros per year in Paris, depending on the arrondissement and property size.
Second home surcharge
If your property in Paris is not your primary residence (which is the case by definition for a non-resident), a surcharge on the housing tax applies. In Paris, this surcharge is 60% of the base housing tax. This is an additional cost to factor into your calculations.
Rental income
If you rent out your property, the income is taxed in France, even if you live abroad. The minimum rate is 20% for non-residents (30% above 27,478 euros of net taxable income in 2026). Bilateral tax treaties between France and your country of residence prevent double taxation, but the specifics vary from country to country.
Capital gains on resale
When you resell, the capital gain will be taxed in France. For EU residents, the rate is 19% plus 17.2% in social contributions, totalling 36.2%, with progressive allowances based on length of ownership (full exemption after 22 years for income tax, 30 years for social contributions). For non-EU residents, the tax rate can rise to 33.33% depending on the country.
IFI (Real Estate Wealth Tax)
If your net real estate assets in France exceed 1.3 million euros, you will be subject to the IFI. Non-residents are taxed only on their real estate assets located in France, not on their property abroad.
Jean Mascla’s advice: Never buy in Paris without consulting a tax specialist in international law. Bilateral tax treaties are a labyrinth, and poor structuring can prove costly. We systematically refer our international clients to specialised firms.
Buying through an SCI: relevant for non-residents?
The SCI (Societe Civile Immobiliere) is a French legal structure that allows you to hold property through a company rather than in your own name. For non-residents, it offers several advantages.
First, remote management. With an SCI, decisions are made at general meetings, which can be held remotely. This is simpler than managing a property in joint ownership, and particularly suited if you want to buy in Paris to rent out from abroad.
Second, inheritance. Transferring SCI shares is more flexible from a tax perspective than transferring a property directly, especially for non-residents.
Third, protection. The SCI separates the property from personal assets, an advantage in the event of financial difficulties or divorce.
However, be aware that the SCI has costs (set-up, annual accounting, general meetings) and a complexity that is not justified for every project. For a simple pied-a-terre used occasionally, buying in your own name is often simpler.
Buying alone or as a couple: the legal implications
A point that foreigners often discover late: the French matrimonial regime directly impacts property purchases. If you buy as a couple, married or not, the rules change considerably.
Married couple under the French community property regime. Property purchased during the marriage automatically belongs to both spouses, even if only one signs and pays. If your marriage was celebrated abroad, the notary will need to determine which matrimonial regime applies: that of your country of marriage or that of your country of residence.
Unmarried couple (cohabitation or PACS). The property is acquired in joint ownership, with each buyer holding a share proportional to their contribution. In the event of a separation, the situation can become complex, especially with different jurisdictions involved. The SCI can be a protective solution in this case.
Single buyer, married abroad. Be careful about the effects of your foreign matrimonial regime in France. Some regimes, such as the “community property” of certain US states, for example, may mean that your spouse is automatically a co-owner of the property purchased in Paris. The notary will require a matrimonial regime certificate. Plan to have your marriage certificate and prenuptial agreement (if you have one) translated and apostilled well in advance: sworn translations take time.
The off-market: the decisive advantage in Paris
If you come from a transparent market like that of the United States (with the MLS) or Australia (with Domain and Realestate.com.au), the concept of “off-market” in Paris will surprise you.
In Paris, it is estimated that 15 to 20% of transactions take place “off-market,” meaning the property is never published on a listings portal. These properties circulate within professional networks: real estate agents among themselves, property hunters, notaries, wealth managers. The reasons are varied: sellers who do not want tourist visits, discreet estates, apartments in prestigious buildings where discretion is expected.
For a buyer based abroad, accessing this invisible market is virtually impossible without a locally established property hunter. At Home Select, our network of over 3,000 partner agents in Paris and Ile-de-France gives us access to these properties before they reach the general public, when they ever do. In the most sought-after arrondissements of the 6th, 7th, or 8th, where quality properties are scarce, this access often makes the difference between finding and missing out.
Documents to prepare before you begin
A practical tip that will save you weeks: assemble your administrative file before even launching the search. Here is what the notary and the bank will ask for.
For bank financing: identity document (passport), last three payslips or financial statements (translated into French by a sworn translator), last three bank statements, latest tax notice from your country of residence, proof of address, employer certificate.
For the notary: birth certificate (translated and apostilled), marriage certificate if applicable (translated and apostilled), matrimonial regime certificate, proof of the origin of funds (France applies strict anti-money laundering rules: the notary must be able to trace the origin of every euro).
The apostille: if you are unfamiliar with this term, it is an international certification that authenticates a public document. Most countries are signatories to the 1961 Hague Convention that governs this system. Check with your country’s ministry of foreign affairs.
Jean Mascla’s advice: Have everything translated by a sworn translator (in France, they are called “traducteur expert agree pres la Cour d’appel”) as soon as your project takes shape. Sworn translation timelines can reach 2 to 3 weeks, and a missing translation can hold up the entire process.
Classic mistakes made by foreign buyers in Paris
In fifteen years and over 1,200 projects, we have seen just about every possible mistake. Here are the most common ones.
Underestimating notary fees. When you buy in London, stamp duty is clearly identified. In Paris, the 8% notary fees systematically catch international first-time buyers off guard. Factor them in from the very first budget calculation.
Wanting to visit 30 apartments. This is the instinct of the Anglo-Saxon consumer used to “shopping” for property. In Paris, good properties sell fast. A property hunter who presents 3 ultra-targeted viewings saves you weeks and prevents you from losing a property while you compare.
Neglecting the DPE. The Energy Performance Diagnosis is the property’s energy label, from A (excellent) to G (energy sieve). In 2026, G-rated homes can no longer be rented out. E and F ratings will follow. A poorly rated property may seem attractive to buy, but insulation work in Paris (windows, heating) is expensive and subject to co-ownership constraints.
Applying your home country’s codes. French procedure timelines are long compared to the UK or the US. Between the compromis and the final sale, expect a minimum of 3 months, sometimes 4 for non-residents. This is not a sign that “something is wrong”: it is the normal rhythm of the French process.
Forgetting about the co-ownership. In Paris, 95% of apartments are in co-ownership. Monthly charges (maintenance of common areas, lift, concierge, collective heating) can represent 200 to 600 euros per month. And works voted at the general meeting (facade renovation, roof repair) can generate significant special assessments. Always request the last three general meeting minutes and the building’s maintenance log.
Not planning financing in advance. In France, the “agreement in principle” does not really exist for non-residents in the same way as in the UK. The process is longer, more documented, and banks require more supporting documents. Start the process before you even begin viewings.
The realistic timeline for a remote purchase
Here is what you can expect in terms of schedule.
Weeks 1-2: project scoping, financing capacity validation, brief with your property hunter.
Weeks 3-6: active search, pre-selection, viewings (in person or remotely). At Home Select, the average search time is 45 days.
Week 7: purchase offer, negotiation.
Weeks 8-9: signing of the compromis de vente (by power of attorney if necessary). Payment of the deposit (5-10%).
Weeks 9-12: cooling-off period (10 days), loan application assembly.
Weeks 12-20: notary verifications, loan approval.
Weeks 20-22: signing of the acte authentique. Key handover.
In total, expect 5 to 6 months between the start of the search and move-in. This is longer than in many international markets, but it is the normal pace in France, and the legal protections you enjoy as a buyer justify the patience.
Why a property hunter changes everything when buying from abroad
Let us be honest: yes, we are a property hunting firm, and yes, this section also serves our interest. But facts are facts.
Buying property in Paris from abroad involves navigating a legal system you do not know, in a language that may not be yours, in a market where good properties disappear within days, with a time zone difference that prevents you from reacting in real time.
The property hunter, unlike the traditional real estate agent who represents the seller, works exclusively in your interest. They know the real prices (not the listed ones), have access to the off-market, negotiate for you, coordinate with the notary, broker, and banker, and help you avoid traps that only a local professional can identify.
At Home Select, 30% of our clients live outside France. Like this British family who settled in Boulogne-Billancourt in 8 weeks or these expats returning from Singapore. Americans based in New York, Franco-British couples in London, Lebanese families in Dubai, Swiss retirees looking for a pied-a-terre: we know the questions, concerns, and pitfalls specific to each situation. Our 16 hunters speak English, and our process is designed to work remotely.
Do you live abroad and have a property project in Paris? Tell us about your project: your dedicated hunter will call you back within 24 hours, in French or English. Free and with no obligation. Contact us
Key takeaways
Buying an apartment in Paris from abroad is perfectly possible, legal, and, with the right support, smooth. France imposes zero restrictions based on the buyer’s nationality. The specificities concern financing (higher deposit, longer timelines) and taxation (bilateral conventions, non-resident capital gains). The process takes an average of 5 to 6 months from the initial brief to key handover.
The trap is not the legal framework, which is protective. It is starting without preparing the financing, without understanding the real costs, and without having a local professional who defends your interests in a fast-moving market.
Are you an expat returning to France? You should also plan for the administrative steps of settling in alongside your property search.
Since 2011, Home Select has been supporting the most demanding buyers, and those furthest away geographically, in their property search in Paris. 1,200 completed projects, 4.9/5 on Google, 96% satisfaction. Tell us about your project : we handle everything from search to keys.
Frequently asked questions
Can a foreigner buy an apartment in Paris?
Yes, with no nationality restrictions whatsoever. France imposes no residency or visa requirements to become a property owner. An American, British, Chinese, or Brazilian citizen can buy real estate in Paris under exactly the same conditions as a French citizen. The only specificities concern financing (different banking conditions for non-residents) and taxation (bilateral conventions, non-resident capital gains tax).
Can you buy an apartment in Paris without being physically present?
Yes, this is entirely possible through the power of attorney system. A representative (your property hunter, a lawyer, or a trusted person) can sign the preliminary contract and even the final deed on your behalf. Since 2020, notaries can also arrange remote signings via video conference. At Home Select, approximately 30% of our international clients complete their purchase without travelling to Paris.
What is the minimum budget to buy in Paris as a foreigner?
There is no legal minimum budget, but the Parisian market imposes its own realities. For a studio in an affordable arrondissement (10th, 11th, 18th, 19th, 20th), expect to start from 200,000 euros. For a two-bedroom apartment in a central neighbourhood, budgets start around 400,000 to 500,000 euros. On top of that, notary fees (~8% for older properties) add approximately 30,000 to 40,000 euros. French banks generally require a 20 to 30% deposit from non-residents.
