The French Riviera, from Cannes and Antibes to Cap Ferrat, remains among the most sought-after coastlines in Europe. My earlier article explains how the best estates are acquired off-market. This note covers the practical side: how a French purchase works, and what to budget.
How a purchase works
A French sale is handled by a notary, who is a public officer and verifies title, planning and any pre-emption rights. The parties usually sign a preliminary contract, followed by a cooling-off period for the buyer and a period of several weeks to months before the final deed. The conditions in the preliminary contract, such as financing or planning, deserve careful drafting.
Acquisition costs
On existing property, buyers should budget roughly 7% to 8% of the price in what are commonly called notary fees, most of which are transfer taxes (Service-Public). The combined transfer tax rate depends on the department, and the ceiling was raised to 5% for departmental tax between April 2025 and March 2028. New homes carry lower fees but are subject to VAT.
Ownership taxes
- Property tax (taxe foncière) and, in many communes, a surcharge on secondary homes
- Real estate wealth tax (IFI), which can apply to non-residents on French property above a threshold
- Capital gains tax on resale, with rules that differ for residents and non-residents
Succession rules in France also differ from common-law systems, and should be considered at the outset with a qualified adviser.
A quiet route to the best homes
Many Riviera properties are sold privately, often before reaching agency windows. I work by introduction and coordinate notaries and advisers so that you deal with one point of contact. See my Real Estate overview, or Contact Vincent.
This article is general information, not tax or legal advice. Rules change, so confirm them with your own advisers before committing.