The 56 steps of buying property in France

Define the purchase project in detail: main use of the property (pied-à-terre, future home, rental investment), frequency of stays, number of people involved, time horizon and expected comfort level, then write everything down so there is a clear framework before starting the search.

List all cost items linked to the purchase (price, notary fees, agency fees, works, furnishing, bank costs, initial taxes) and calculate a global budget, isolating a realistic envelope for renovation and furnishing that fits available financial resources.

Gather financial information (income, outgoings, existing loans, savings, assets) and constraints linked to non-resident status, then estimate a borrowing capacity consistent with French lenders’ practices (amount, term, down payment, debt ratio).

Record current tax and wealth situation: country of tax residence, marital regime, existing assets, succession plans, intended ownership structure, and identify key issues that may affect the setup (type of ownership, rental regime, possible use of a company).

Define a geographical perimeter based on objective criteria: travel time from airports or train stations, preferred neighbourhood profiles, access to public transport, shops, schools, parks, then list areas to prioritise, consider or exclude.

Draw up a structured list of criteria (size, number of rooms, floor, lift, outdoor space, light, quietness, storage, overall condition) and classify them as must-have, important, nice-to-have or deal-breaker, specifying the acceptable level of compromise for each.

Gather documents usually required by banks and the notary: ID, proof of address, bank statements, income and asset proofs, civil-status documents, and organise them into a complete file that can be easily shared.

Set up search alerts on main portals and specialised sources by defining filters for price, size, location and property type, so that new listings matching the brief are received automatically.

Review incoming listings, check key elements (address, price, size, floor, layout, visible condition) and quickly discard properties that fail to meet must-have criteria or clearly exceed the budget.

Use plans, photos, maps and street views to assess the type of neighbourhood, immediate environment (noise, traffic, shops) and building style, and identify main pros and cons remotely before deciding to visit.

Compare the property with recent comparable sales in terms of location, size, floor and condition, calculate an average price per square metre and check whether the asking price looks fair, overpriced or attractive.

Study the layout and volumes to spot possible improvements: reconfiguration, adding or removing partitions, optimising storage, adapting to rental use, then list technical or aesthetic value-add opportunities.

Rank candidate properties according to fit with criteria, value for money and urgency level, then select a limited number of properties to view first in a logical order.

For each property, identify the contacts to involve: agent or seller, potential notary, broker, contractors or experts, and prepare a list of relevant names and contact details for the next steps.

Group properties to be visited by area, book appointments with the relevant contacts and organise a realistic viewing schedule taking into account travel times and everyone’s availability.

Create a standard viewing checklist listing items to check systematically (noise, light, condition, common areas, layout, works potential) and include space for notes and impressions during the visit.

Carry out the visit in person or by live video, go through each room, test windows and doors, check common areas and the immediate surroundings, and record a full video walkthrough of the property if needed.

After each viewing, record structured notes on positive aspects (light, layout, condition, surroundings) and negative aspects (noise, overlooking, major works, high charges) so different properties can be compared easily.

Review the list of viewed properties, decide for each one whether it should be dropped, monitored or kept on the active shortlist, and update the tracking sheet with the new status.

For shortlisted properties, request technical surveys, energy rating, recent AGM minutes, co-ownership rules, service charge statements and any building documents needed for further analysis.

Share the file for serious properties with relevant external advisers (notary, broker, tax adviser, architect, etc.) and collect their comments or reservations before deciding whether to make an offer.

Refine the property valuation by combining comparable sales, actual condition, required works and market context, then set a target price range for the offer including a realistic negotiation margin.

Define a negotiation strategy: opening price, target price, walk-away point, non-negotiable items and areas where concessions are possible, along with the preferred negotiation timetable.

Draft a written offer stating the proposed price, target property, financing method, timing and conditions precedent, then submit this offer to the seller or agent according to local practice.

Present the factual basis for the offer (price references, works, property condition, context) and answer questions from the counterpart so the proposal is understandable and credible.

Receive any counter-offers, compare them with the predefined limits, decide on possible adjustments to price or conditions, and issue a clear response (acceptance, new proposal or refusal).

Once agreement is reached on price and main terms, have this agreement recorded in writing (email or signed note) specifying the agreed price, key conditions and next steps up to the pre-contract.

Confirm the commitments to the seller, check that there is no competing negotiation, and ensure the property is reserved pending signing of the pre-contract within the agreed timeframe.

Choose a buyer’s notary, send basic information about the property and parties, and ask them to open the file in order to draft the pre-contract.

Send the notary required documents: draft pre-contract from the seller or agent, ID documents, financing evidence, co-ownership documents, surveys and property information.

Go through the draft pre-contract line by line, checking property description, price, conditions precedent, time limits, easements and appendices, and note any inconsistencies or missing items.

Discuss key clauses (cooling-off period, loan condition, completion date, penalties for delay) and propose adjustments to reach a pre-contract acceptable to both parties.

Fix a signing date, arrange for parties to attend or set up powers of attorney, and sign the pre-contract either at the notary’s office or remotely according to the agreed process.

Transfer the deposit to the notary’s escrow account within the specified deadline and obtain confirmation that the funds have been received.

Send the signed pre-contract and full documentation to the lenders, confirm the loan request and follow up to ensure the file is officially registered with the bank or broker.

Confirm final loan conditions with the bank (amount, term, rate, guarantees, borrower insurance), check the accuracy of the loan offer and start the signing process.

Send any outstanding documents requested by the bank or notary (recent statements, specific certificates, additional evidence) so that the final loan offer and draft deed can be issued.

Shortly before completion, visit or have someone visit the property to check its actual condition, confirm that agreed items (fixtures, included furniture) are still present and ensure no new damage has appeared since the pre-contract.

Read the draft final deed and financial statement, check consistency with the pre-contract (price, cost split, conditions precedent) and verify the amount to be paid on completion.

Choose the signing method (in person, power of attorney, video completion if available), agree a date and time with the notary and the parties, and organise the practical details of the appointment.

Plan required bank transfers (down payment, loan drawdown, ancillary costs), perform any needed currency conversions and ensure that the full amount is available in the notary’s account before completion.

On completion day, collect keys, badges, access codes, appliance manuals and any documents handed over by the seller, and record meter readings if this is part of the process.

Based on the existing layout, define the desired organisation of rooms (night, day, storage, workspaces), the intended style and materials, and formalise an overall interior design concept consistent with the planned use of the property.

List possible or necessary works (redecoration, major renovation, compliance, insulation) and establish ballpark budgets and timelines for each item to build a realistic works schedule.

Identify contractors, tradespeople or architects suited to the project type, compare their references and quotes, check their insurance cover and select the providers who will carry out the works.

Monitor site progress against the schedule, request regular updates, photos or visits, check completion of key stages and decide, where relevant, when to release scheduled payments.

Draw up a list of required furniture and appliances, compare options and delivery times, place orders, organise on-site reception of goods and installation in the property.

Take out or transfer electricity, gas, water and internet contracts, record meter readings if necessary, and schedule activation or switch-on dates before the property is first occupied.

Select or adjust a home and multi-risk insurance policy according to the intended use of the property (personal, rental, mixed) and ensure the correct cover and surface are declared to the insurer.

Decide how the property will be used over the year (personal stays, short- or long-term rental, vacant periods) and define a target calendar consistent with tax and practical constraints.

Compare different management solutions (traditional letting agent, concierge service, self-management) based on desired service level, fees and distance, then choose the preferred provider or setup.

Set up the appropriate tax and accounting framework (rental regime, any registrations, filing obligations) and organise collection of the documents needed for yearly returns.

Plan personal use and rental periods, define priorities in case of conflicting requests and record this calendar in a shared tool to avoid double bookings or scheduling errors.

List recurring costs (service charges, utilities, internet, insurance, taxes) with due dates, and set up monitoring of payments and renewal dates to avoid missed payments and contract breaks.

Gather rental or usage data, costs and works expenses, then build a simple dashboard showing income, outgoings, cash flow and key indicators to track the property’s performance over time.

Schedule periodic inspections of the property (by a manager, concierge or trusted person), check overall condition, cleanliness and functioning of equipment, and detect any issues at an early stage.