Buying property in France is a dream for many. Whether it’s a holiday home in Provence, a Paris apartment, or a countryside château, the French real estate market attracts thousands of international buyers every year. But while the opportunities are exciting, many people make costly mistakes before signing their contracts.
If you’re considering buying a property in France, this article highlights the most common mistakes to avoid and the key steps to protect yourself.
1. Buying property in France without visiting it
It might sound surprising, but many buyers purchase properties in France without ever visiting them.
Why is this dangerous?
- Photos and videos are often flattering and don’t show the full picture.
- The neighborhood may not be as attractive as expected (noise, traffic, lack of services).
- Nuisances like nearby highways or train tracks are rarely mentioned in listings.
👉 Golden rule: Never buy property in France without visiting it at least once. Walk around the neighborhood, check the surroundings, and get a real feel for the property. This isn’t an online shopping purchase; it’s a long-term investment.
2. Forgetting key clauses in the Compromis de Vente
The compromis de vente (preliminary sales agreement) is the most important document when buying property in France. While notaires prepare it, crucial clauses are sometimes forgotten.
Essential clauses to check:
- Clause de substitution: allows you to buy through a company instead of personally. Without it, you may face ownership structure issues.
- Conditions suspensives: protective clauses that let you withdraw from the sale without penalty if conditions aren’t met (e.g., mortgage approval, building permission for a pool, or legal zoning approvals).
👉 Tip: Have an advisor review your compromis de vente before signing; it’s where you protect your interests.
3. Poor tax planning for French property owners
Tax mistakes are among the most expensive errors when buying French real estate.
Key tax pitfalls:
- Wealth Tax (Impôt sur la Fortune Immobilière – IFI): Applies to property holdings over €1.3 million. Many buyers overlook this and face unexpected bills.
- Rental Income Tax: Non-residents renting their French property must declare income and pay taxes/social charges in France. Forgetting this can be costly.
- Ownership Structure: Buying under your personal name vs. an SCI (French property company) has huge tax consequences. The biggest mistake? Buying with a foreign company (LLC, LTD, etc.), which is often the most expensive option long-term.
👉 Tip: Consult a French tax advisor before purchase to avoid painful surprises.
4. Assuming all renovations are allowed in France
Not all renovation works are permitted in France. Restrictions depend on:
- The property’s location (Plan Local d’Urbanisme).
- Whether the property is in a historic or protected zone.
- The type of building (modern vs. listed).
You may need approval from the local mairie or the Architecte des Bâtiments de France.
👉 Tip: Always ask an architect what’s legally possible before buying, and include renovation approvals in your conditions suspensives.
5. Poorly structured SCIs (French property companies)
Many foreign buyers set up a Société Civile Immobilière (SCI) to hold their French property. This can be efficient; but only if structured correctly.
Mistakes to avoid:
- Choosing the wrong tax regime (income tax vs. corporate tax).
- Ignoring long-term consequences, which often only appear at resale, resulting in painful tax bills.
👉 Tip: Get professional advice when creating an SCI to avoid costly restructuring later.
6. Ignoring currency exchange & financing risks
For non-European buyers (British, American, Swiss, etc.), currency fluctuations can dramatically affect the purchase price.
Example: Sign a compromis de vente when the euro is weak, but pay months later when it strengthens; you may lose thousands.
👉 Tip: Consider forward contracts or speak with a currency specialist to secure rates before transferring large sums.
7. Not reviewing the right documents before signing
The only document that really matters before finalizing the sale is the:
- Promesse de vente or
- Compromis de vente
Everything, price, conditions, clauses must be finalized in this pre sale contract. Once you reach the signing at the notaire’s office, it’s too late to negotiate.
👉 Tip: Treat the compromis de vente as your negotiation battlefield, not the final sale day.
8. Discovering legal issues too late
If hidden legal problems appear after signing, the outcome depends on whether the seller was aware. This can lead to long and expensive disputes.
👉 Tip: Proper due diligence and professional checks before signing are your best protection.
Final thoughts
Buying property in France can be a rewarding experience, but it comes with its complexities. From tax pitfalls to renovation restrictions, many errors can be avoided with preparation.
✅ Always visit the property in person
✅ Review the compromis de vente carefully
✅ Plan your taxes and ownership structure early
✅ Check renovation permissions before buying
✅ Secure your currency strategy
Key takeaway: Surround yourself with the right experts: notaires, tax advisors, architects, and financial specialists. With proper guidance, your dream of owning a home in France can be a safe and successful reality.