Buying property in France: Here's how it works!

The search begins! Once you've shared your requirements and budget with us, we can easily sign the exclusive search mandate digitally. Unlike traditional real estate agents, we're not limited to our own portfolio – we search the entire market for you and collaborate with all local agents in the region. This means you have access to virtually every property in the South of France, including off-market properties that aren't publicly listed! We'll present you with suitable properties that match your search criteria. Feel free to send us links to listings you've found online – the easiest way is via WhatsApp! We'll then gather further information for you and contact the relevant agencies. This saves you the often tedious communication with French real estate agents. After a while, we'll narrow down the selection to approximately five favorites together. Best of all: there are no additional costs for you as the buyer, as we share the commission with the seller's agent!

In France, property addresses are often not disclosed, and sometimes the "dream home" turns out to be a disappointment, located right on a noisy street. With us by your side, this won't happen – we thoroughly inspect the properties and the area. Our search area: Juliane will personally accompany you through the hinterland of Cannes and Nice (Mougins, Grasse, Valbonne, Opio, Cabris, St. Paul-de-Vence), while Kim focuses on Cannes, Antibes, and the surrounding area. Upon request, we are both available to assist you between the Italian border and St. Tropez!

PS: If you wish, the exclusive search mandate (our guarantee of commission) can also be signed only after our initial personal meeting in France. A certain level of trust is essential. The commission is purely success-based; you only pay if we successfully find a suitable match.

Before you start looking for your dream property, financing is paramount – and this is a topic you should absolutely not underestimate or address too late! Many buyers make the mistake of only taking care of financing once they've already found a suitable property. This can lead to considerable stress and wasted time. Why? In France, sellers expect a financing commitment on the day the offer is submitted – including the basic terms and conditions such as the maximum interest rate, loan term, and available equity. Anyone who only starts filling out the bank's self-disclosure form at this stage will find themselves under time pressure and significantly weaken their negotiating position.

Herein lies an additional challenge: Only a few German banks finance holiday homes or second residences abroad. The selection is significantly more limited than with real estate financing in Germany. We would be happy to put you in touch with a German financial advisor who specializes in international real estate and can guide you competently through the process.

If you don't need financing – all the better! As a so-called "cash buyer," you are highly regarded by French sellers and have a particularly strong negotiating position. The seller knows: no bank means no risk of financing being rejected, and the purchase process runs much faster and more smoothly. Nevertheless, even as a cash buyer, you shouldn't be unprepared: ask your bank early on for proof of creditworthiness in French or English (e.g., confirmation of sufficient available capital). This way, you are ideally prepared and can leverage your strong position with the seller to its fullest!

Of course, you should know your budget – but it's just as important to have realistic expectations of what you can actually buy with it in your desired region. The Côte d'Azur is a region with some of the most expensive real estate in France, but the price differences between locations are sometimes enormous! For the price of a renovated apartment in Cannes or Nice, you could sometimes buy a house in the hinterland.

Our tip: The better you can demonstrate your creditworthiness, the stronger your negotiating position will be. As a foreign buyer, your goal is to reassure the French seller as much as possible and show them that you are a serious, financially sound prospective buyer. A solid financing commitment or proof of sufficient equity is your strongest argument. Therefore, prepare these documents as early as possible – ideally even before you begin your actual search. This way, you can enter the process relaxed and with a strong negotiating position once you've found your dream property!

Once you have a shortlist of favorite properties, we'll organize a joint viewing tour, usually in collaboration with several local real estate agents. It's best to plan for several days (we recommend at least a week) – this gives you ample time to approach the viewings at your leisure and even schedule a second viewing, perhaps with a surveyor. On a typical tour, you can visit up to five properties per day, depending on your schedule, the location, and the travel times between properties. In addition to the viewings, you should also plan time to explore the surrounding area: What restaurants and supermarkets are nearby? Where can I walk my dog? How quickly can I get to the airport or the beach? Careful preparation pays off: Most of our clients often find their dream property during the very first viewing tour.

After the viewings, hopefully, the moment has arrived: you've found your dream property! Perhaps it's the charming country house in the hinterland of Grasse, the penthouse with sea views in Cannes, or the luxurious villa in Valbonne – whatever the location, the most important thing is that it feels right. We always recommend a second viewing to be absolutely certain and to clarify any remaining questions. In the next step, we'll review all available documents for the property with you: floor plans, energy performance certificate, any building permits, and other important documents. Discuss all the details with us: Does it need any renovations? What are the running costs? What are the special features of this property? For structural questions, we can also consult a surveyor, architect, or interior designer. Now is also the right time to obtain final financing confirmation from your bank – or to provide bank confirmation of sufficient equity (in French). You'll need this documentation at the latest for the next step. If everything checks out and you're completely sure, we'll move on to the next step: submitting your bid!

In France, price negotiations typically begin verbally before anything is put in writing. This is perfectly normal and allows both sides to communicate discreetly and flexibly. We handle the negotiations for you, speaking with the seller or their real estate agent. We contribute our market knowledge and can assess where there is still room for negotiation. Unlike in Germany, where the focus is often on quickly getting to the "final price," in France, people tend to take more time for this phase. Besides the purchase price, other points can also be discussed: Which furniture or furnishings are included in the price? When is the desired move-in date? Are there any necessary repairs that still need to be done? Be realistic, but don't hesitate to make a reasonable offer – negotiation is simply part of the process! We keep you informed about the progress of the negotiations and provide you with honest recommendations. Sometimes it takes several rounds of talks until both sides are satisfied – please be patient!

If both parties have agreed on a purchase price – congratulations! This moment is called a trade agreement and is an important milestone on your way to your dream property. In France, a verbal agreement is not yet legally binding! The next step is the written phase:

After the verbal agreement, the first formal step follows: the written purchase offer, in French "l'offre d'achat" or simply "l'offre." This multi-page document is prepared by us for you and contains all the essential details: your identification information, a precise description of the property, the agreed purchase price, the exact amount of the real estate agent's commission, and any conditions precedent. Such conditions might include, for example, a financing commitment from your bank or a positive building survey – these protect you as the buyer! The offer typically has a validity period of a few days to a week, during which the seller has time to decide. You can easily sign the offer digitally without having to travel to France again. As soon as the seller accepts your written offer and returns it signed, the deal becomes legally binding. From this moment on, the property is reserved exclusively for you – the seller may no longer offer or sell it to other interested parties. They may not accept any other offer, even if it is higher! Furthermore, no further viewings may take place for the time being. The property will now be reserved for you until a specified date, when the preliminary contract will be signed at the notary's office. This usually takes place approximately 3-4 weeks after acceptance of the bid.

From this moment on, the seller is legally obligated, which puts you, as the buyer, in a very secure position! However, you can still withdraw without any problems! This somewhat one-sided regulation in favor of the buyer is typical of French real estate law and serves to protect consumers.

We require the following information from you for the OFFRE: 1) From all buyers: Surname, first name, wife's maiden name (very important in France), date of birth, place of birth, nationality, marital status, occupation, registered address, email address, mobile phone number (you will receive a code for the digital signature) 2) Proof of creditworthiness or financing confirmation from the bank (specifying the terms and conditions such as interest rate, etc.) 3) Copy of identity documents

IMPORTANT: Submitting a bid does not mean you have to make a deposit!

Approximately one to four weeks after accepting the offer, the most important appointment takes place: the signing of the preliminary sales contract, known in French as "Promesse de Vente" or "Compromis de Vente." This appointment is held before a French notary, who has a neutral, legally mandated role and advises and protects both parties. We would be happy to recommend German- or English-speaking notaries in Nice with whom we regularly collaborate.

Important to know: In France, it is not uncommon for the seller and buyer to engage two different notaries. The notaries coordinate the process between themselves; this does not incur any additional costs.

The preliminary contract is a comprehensive document that legally records all the details of the purchase: purchase price, payment terms, a precise description of the property, the seller's assurances, conditions precedent, and much more. The notary will explain the entire contract to you point by point – take your time to ask questions! The appointment can easily last two hours, depending on whether there are many questions or if negotiations are necessary. Important: During this initial notarization, agreements can still be changed or added (with the consent of all parties). This is no longer possible in the second and final notarization, the "Acte de Vente" (sale deed).

Be sure to bring your identification documents and a debit card, as an advance payment for the notary (for registration fees) is due directly at the appointment.

A few days after the notarization, you pay a deposit of 10% of the purchase price into the notary's escrow account. Sometimes a 5% payment is possible by prior arrangement. The notary will confirm receipt of the payment.

Apply for international birth and marriage certificates now (online) – you will need them later for final registration!

Immediately after signing the preliminary contract, a statutory 10-day withdrawal period ("délai de rétractation") begins. This period protects you as the buyer: within these 10 days, you can still withdraw from the purchase without giving a reason and without losing your deposit! The seller does not have this right – only you as the buyer. The notary will inform you of the start of this period by registered mail (AR24), so you know exactly when the period begins and ends. This might seem strange at first – "Why should I withdraw if I just signed?" But this period is an important consumer protection measure in French law and gives you another opportunity to calmly reconsider your decision. After these 10 days have expired, the preliminary contract is legally binding – then you can only withdraw from the purchase under very specific conditions (such as the bank's refusal to finance it). In the vast majority of cases, however, this phase is simply a formality, and the excitement of the purchase prevails!

After the preliminary contract, a period of approximately 2-3 months begins, during which the notary handles all necessary checks, deadlines, and registrations. A great deal happens legally during this time, even though you don't have to do much yourself! For example, the notary checks whether the municipality has a right of first refusal on the property (which is common in France, but very rarely exercised). They have any encumbrances removed from the land register, review all property documents (as in Germany), and ensure that everything is legally sound. At the same time, your financing period also begins during this phase: If you need a loan, you must submit the bank's financing commitment by the agreed deadline. Should the bank reject the loan, you can withdraw from the purchase and receive your deposit back – this is an important safeguard! The best way to bridge this waiting period is with practical preparations: We are happy to help you find reliable tradespeople, insurance companies, or other local service providers – so you can get started right away after receiving the keys! We will keep you informed of all important developments!

Take care of the "assurance d'habitation" insurance now; you will need the completed policy for the final signature.

Once the notary has completed all the necessary checks and registrations, they will inform you. You will then be asked to pay the remaining purchase price, including all ancillary costs and registration fees. The money will be transferred to the notary's escrow account – not directly to the seller! The notary will provide you with detailed information about the exact amount to be transferred. Important: Be sure to initiate the transfer in good time, as the notary cannot proceed with the final notarization without prior receipt of funds! International transfers can take a few days, so please factor this in. At the same time, you should also take out insurance – most importantly, the "assurance d'habitation" (homeowner's insurance), which you will need on the day of handover. No insurance, no keys! You can also register for electricity (e.g., with EDF) and water (e.g., with SUEZ) online. We are happy to assist you with these practical steps; in France, everything can be done online.

The day before the final notarization, a joint viewing of the property takes place. This is your opportunity to check everything one last time: Is the property in the agreed-upon condition? Are all the items listed in the contract still present? Is everything working? During this viewing, the meter readings for electricity, water, and possibly gas will also be recorded – important for later billing. You can clarify any last-minute questions with the seller, for example, about operating the heating system, the neighbors, or practical matters such as garbage collection schedules. Make sure you set aside enough time for this appointment – it's the last moment before the property officially belongs to you! If any defects are noticed during the viewing that weren't there before or weren't agreed upon, these can still be discussed. Usually, however, everything goes smoothly, and the anticipation for the next day is immense. Soon you'll be holding the keys!

The big day has arrived: the second and final notarization, the "Acte de Vente"! At this appointment with the notary, the final purchase agreement is signed – from this moment on, you are officially the owner of your property in France. The notary will read aloud all the important points of the contract once more, even though no changes are possible at this stage. Everything has been legally reviewed and secured. After both parties have signed, the most wonderful moment follows: the handover of the keys! The seller will give you the keys to your new home – a magical moment you have worked so hard for. The notary will register the transfer of ownership in the land registry in the coming weeks, but this is a mere formality. From now on, you can use the property, renovate it, rent it out – entirely as you wish. Congratulations, you are now the proud owner of a property in the South of France!