Buying an apartment in Nice as a foreign non-resident: complete 2026 guide
France is one of the most open countries in the world for property purchases by foreigners. But the process has specificities that many non-residents discover t
France is one of the most open countries in the world for property purchases by foreigners. But the process has specificities that many non-residents discover too late — at significant cost.
Can you buy property in France as a non-resident?
Yes, without restriction. A Spanish, Mexican, Argentinian or any other foreign national can buy property in France without prior authorisation. EU citizens have the same rights as French buyers. Non-EU nationals may face some additional formalities (proof of funds origin in particular), but the purchase remains entirely possible.
The French property buying process step by step
- Search and viewing: finding the property through an agent or off-market.
- Purchase offer: non-binding written offer submitted to the seller with a response deadline.
- Sale agreement (compromis de vente): preliminary contract signed before a notary, with a deposit of 5 to 10% of the price. 10-day legal withdrawal period for the buyer.
- Intermediate period (2-3 months): arranging financing, notary legal checks, mandatory surveys and diagnostics.
- Notarial deed (acte authentique): final signature, balance payment and key handover.
Real costs to budget for
The most common mistake made by foreign buyers is budgeting only for the asking price. Additional costs average 8 to 10% of the price for a resale property:
- Notary fees: 7 to 8% on resale properties, 2 to 3% on new-build.
- Agency fees: usually included in the advertised price (verify the mandate).
- Bank fees: if financing by mortgage, allow for arrangement fees and mortgage guarantee.
- Service charges: check before buying (annual amount, approved works).
- Property tax (taxe foncière): annual tax paid by the owner, varying by municipality.
Before signing anything, consult both a notary AND a tax adviser specialised in non-residents. I can recommend bilingual professionals who regularly work with Spanish-speaking buyers on the Riviera.
Download Élodie's free bilingual FR/ES guide — 8 pages, full procedure, real costs, checklist before signing.
Frequently asked questions
Can a non-resident buy an apartment in Nice?+
Yes. France imposes no restrictions on property purchases by foreign non-residents. A Spanish, Mexican or any other foreign national can freely buy property in Nice or anywhere on the French Riviera. EU citizens have the same rights as French buyers. Some proof-of-funds formalities may apply for non-EU nationals without blocking the purchase.
What are the purchase costs in France for a foreign buyer?+
For a resale property, budget approximately 7 to 8% of the price in notary fees (state taxes, notary fees, disbursements) — roughly €28,000 to €32,000 on a €400,000 property. Agency fees are generally included in the advertised price. Overall, budget an additional 8 to 10% above the purchase price for all transaction costs.
How long does a property purchase take in France?+
The process generally takes 2 to 4 months from the accepted offer to the final notarial deed. This includes the 10-day legal withdrawal period, the mortgage arrangement period (if applicable), notary legal checks and mandatory property surveys. A cash purchase can sometimes be completed in 6 to 8 weeks.
How are rental income taxed for a Spanish non-resident owning property in France?+
Rental income from French property is taxable in France, even for owners residing in Spain. The France-Spain double taxation treaty (10 October 1995) provides that this income is taxed in France with a tax credit applicable in Spain to avoid double taxation. The minimum tax rate for EU non-residents is 20% on net income.
What is a compromis de vente in France?+
The compromis de vente (also called promesse synallagmatique de vente) is the preliminary contract signed between buyer and seller before the final notarial deed. It commits both parties on price, conditions and completion timeline. The buyer pays a deposit of 5 to 10% of the price and has a 10-day legal withdrawal period (SRU law) during which they can cancel without penalty. Suspensive clauses (mortgage approval, absence of prohibitive easements) protect the buyer against unexpected events.
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