Primary residences

90-day limit: Homeowners are permitted to rent out their primary residence for up to 90 days per year for short-term stays.

Registration requirement: It is mandatory to register the property with the City of Paris before offering it for short-term rental.

Occasional exceptions: Limited exemptions may apply in specific circumstances (for example, temporary relocation abroad for work), but these are strictly regulated and assessed on a case-by-case basis.

Secondary residences / investment properties

Short-term letting of a secondary residence is subject to a change of use authorisation (changement d’usage) from the City of Paris.

In many cases, this also involves a compensation requirement (compensation), meaning an equivalent commercial property must be converted into residential use. The process is highly regulated, complex, and tightly controlled, particularly in central Paris.

Medium-term rentals (available for both property types)

Bail mobilité (mobility lease): A fully legal furnished rental contract ranging from 1 to 10 months, designed for students, professionals on temporary assignment, and individuals in transitional accommodation.

This is a widely used alternative to short-term lets, as it is not subject to short-term rental night limits.

Important notes

Rental regulations in Paris are strictly enforced. Non-compliance with registration, zoning, or change-of-use requirements can result in significant fines and legal penalties.

Once you find a property you are interested in, the seller is legally required to provide the dossier de diagnostics techniques (DDT) along with supporting legal and property documentation. This serves as the official disclosure and diagnostics package and typically includes:

• Property size and floor area measurements

• Presence of risks such as lead, asbestos, termites, or other environmental hazards (where applicable)

• Condition of key installations, including electricity and gas systems

• Energy performance certificate (DPE – diagnostic de performance énergétique), including insulation quality and emissions rating

• Règlement de copropriété: building regulations, including usage rules and rental restrictions (if applicable)

• Minutes from recent copropriété meetings, detailing voted works, planned renovations, and shared building expenses

After reviewing these documents, an offer may be submitted. If accepted, a notaire (civil law notary) prepares a preliminary contract, typically either a promesse de vente or a compromis de vente.

• Promesse de vente: a unilateral commitment by the seller to sell the property to the buyer for a defined period. The buyer benefits from a 10-day cooling-off period during which they may withdraw without penalty.

• Compromis de vente: a bilateral agreement binding both buyer and seller to complete the transaction, subject to agreed conditions. The buyer also retains a 10-day statutory cooling-off period.

Once the preliminary contract is signed, the buyer typically pays a deposit of around 5–10% of the purchase price (depending on agreement terms).

The transaction then moves into the completion phase, usually lasting approximately 3–4 months. During this period, financing is finalised and the notaire carries out legal due diligence, including title checks and administrative verification. The transaction is completed upon signing the acte de vente (final deed of sale), which formally transfers ownership of the property.

Under French law, all property transactions must be prepared and finalised by a notaire. A notaire is a public legal official responsible for overseeing the transaction and ensuring full compliance with French property law. Their role is impartial, serving to protect the legal interests of all parties involved.

There may be one or two notaires involved in a sale. While it is common for the buyer and seller to share the same notaire, buyers often choose to appoint their own. The total notaire fee is regulated by French law, meaning that having two notaires does not increase the overall cost—the fee is simply shared between them.

Responsibilities of a notaire:

• Title verification: Confirms that all title and land registry details correspond to the property being sold

• Identity verification: Verifies the identities of both buyer and seller to ensure a legitimate transaction

• Mortgage and lien checks: Ensures there are no undisclosed mortgages, debts, or encumbrances attached to the property

• Financing oversight: Verifies that the buyer’s financing and deposit are sufficient to complete the purchase

• Planning and zoning compliance: Obtains planning documentation from the local municipality to confirm compliance with urban planning regulations

• Financial breakdown: Provides a detailed summary of costs, including taxes, agency fees, and notaire fees

• Legal documentation: Prepares and oversees the signing of all contracts, including the preliminary agreement and final deed of sale

• Tax collection: Collects transfer taxes and associated government fees linked to the transaction

Important Notes

• Language: Most legal documents will be issued in French. We work with bilingual notaires who can guide you through the process and answer questions in your preferred language.

• Translations: Official certified translations are available but can be costly. In many cases, summaries or informal translations may be sufficient for general understanding.

• Notaire fees: In French property transactions, notaire fees are typically paid by the buyer and generally range from approximately 7–8% for resale properties, with lower rates for new-build purchases.

Having a trusted notaire is essential to ensuring a smooth, transparent, and legally compliant transaction. We are happy to recommend experienced bilingual professionals when needed.

When purchasing property in France, buyers can expect total acquisition costs (frais d’acquisition) of approximately 7–8% for resale properties and 2–3% for new builds, in addition to the purchase price.

The majority of these costs consist of taxes and state duties collected by the notaire on behalf of the French government, while only a small portion corresponds to the notaire’s actual professional fees and administrative costs.

For a precise estimate tailored to your purchase, you can consult the Paris Chamber of Notaries calculator at Chambre des Notaires de Paris.

Agency Fees

The frais d’agence (agency fee) typically range from 4% to 7% of the purchase price, and are often included in the advertised listing price. In most cases, this fee is paid by the seller, although the structure can vary depending on the listing and agency arrangement.

Please note that the agency fee is separate from our consulting fee, which covers services such as property search, negotiation support, and assistance through to closing.

Yes — it is possible for foreigners to obtain a mortgage in France, although approval depends on your residency status, income, and financial profile. Many French banks and specialist brokers work with international buyers, particularly those relocating or purchasing property in France.

We can connect you with experienced mortgage brokers who specialise in expat financing and guide you through the eligibility process. A helpful tool for estimating borrowing capacity is the France Home Finance mortgage calculator.

Building charges (charges de copropriété) are recurring fees paid by apartment owners in shared buildings in France, similar to HOA fees.

They are managed by a syndic (property management company) and overseen collectively by owners through the assemblée générale de copropriété, where budgets, maintenance, and building works are voted on.

These charges typically cover:

• Maintenance of common areas (hallways, lifts, gardens, façades)

• Repairs and upkeep of shared building infrastructure

• Utilities for communal services (water, electricity, heating where applicable)

• General building management and administration

They are usually billed quarterly, with costs varying depending on the building type, location, and amenities (such as concierge services or elevators).

In Paris, average costs are roughly €40/m² per year, though this can be significantly higher in luxury or service-heavy buildings.

Before purchasing, it is recommended to review the last 3 years of copropriété meeting minutes, which outline past decisions and any planned future works or expenses.

Costs are distributed between owners based on their tantièmes (ownership share in the building).

You can give procuration pour acquerir (power of attorney) to your notaire, or someone else you know in France.

Taxe Foncière (Property Ownership Tax)
Annual tax based on the cadastral rental value of the property, location, size, and local municipal rates.

Taxe d’Habitation (Secondary Residence Tax)
Applies to second homes only. Calculated on cadastral value and local rates. Some cities apply additional surcharges on secondary residences.

Rental Income Tax
Rental income is taxed in France and may include income tax and social contributions. Rates depend on rental type (furnished/unfurnished) and tax residency status.

Wealth Tax (IFI)
Applies if net French real estate assets exceed €1.3 million. Progressive rates starting at 0.5%, based only on French property holdings.

Buying property in Paris is a unique process that often differs significantly from other markets, particularly in pace, structure, and communication style.

Timelines can vary
Although the average closing period is around 3–4 months after signing the preliminary contract, it can extend to 6 months or more depending on financing, administrative steps, or seller circumstances.

The process is more deliberate than fast-paced
French property transactions prioritise legal precision and thoroughness over speed. Communication with agents, sellers, and notaires may take longer than expected, and response times can vary.

Seasonal delays are common
August is typically a slower month due to national holidays, which can temporarily impact progress across the entire transaction chain.

Each transaction is unique
Unexpected elements may arise, such as:

• Delays in seller move-out timelines

• Financing or administrative processing delays

• Renegotiations following inspections or additional findings

With the right guidance, these nuances become manageable and part of a structured, well-supported process.

Approach the process with patience, flexibility, and an open mind. Purchasing property in Paris is as much about timing and process as it is about the property itself—part of the broader experience of building a life here.

We are here to guide you at every step, helping you navigate both the practical process and cultural nuances with clarity and ease.

Click here to view the Paris Region real estate market report (February 2026).