The basics of buying French Property

Role of the estate agent

The agent immobilier plays a role broadly comparable to that of an estate agent in the UK, though with some important distinctions.

As in most jurisdictions, the agent normally acts for the seller, not the buyer, unless they have been specifically mandated by the buyer to search for a property on their behalf. In this case they act as a chasseur immobilier (property finder).

Estate agency in France is a fragmented and highly localised activity. Large national and international chains are present in most medium-sized and larger towns, but independent agencies remain dominant, particularly in rural areas.

Choosing an agency that belongs to a recognised professional body such as FNAIM (Fédération nationale de l’immobilier) provides a degree of reassurance. Membership requires compliance with professional standards and includes a financial guarantee covering funds entrusted to the agent.

Agency fees typically range from around 5% to 10% of the sale price, depending on the property, price bracket and local market conditions. Fees are not fixed by law and are negotiable.

They are usually paid by the seller, though this should always be confirmed, as the allocation of fees affects the official sale price recorded in the notarial deed. Even when the seller pays the fee, it is often reflected in the sale price itself and therefore effectively borne by the buyer.

Traditional estate agencies continue to dominate the French market despite competition from online platforms, notaires and private sales websites such as Particulier à Particulier.

Commission levels depend partly on whether the agent has an exclusive mandate (mandat exclusif) to sell the property.

Exclusive mandates are typically cheaper (often under 5%), while non-exclusive mandates tend to range from around 6% to 8%. Roughly one in five agency listings in France is sold under an exclusive mandate.

Private sales without an agent

Around 31% of residential property transactions in France take place without the involvement of an estate agent.

High commission rates and the ease of online advertising have encouraged many owners to sell privately, particularly smaller properties and apartments in urban areas where demand is strong.

While private sales can appear attractive, they are not suitable for everyone. Managing enquiries, organising viewings, negotiating with buyers and handling administrative requirements can be time-consuming, especially for sellers who do not live locally or who are not fluent in French.

Larger houses, rural properties, or homes that need to be marketed widely – particularly to both French and international buyers – are often better handled by professional agents.

Sellers are free to advertise privately while also instructing estate agents, provided they have not signed an exclusive mandate.

If selling privately, the seller remains responsible for arranging all mandatory diagnostic reports, including the energy performance certificate (DPE), which must be available before the property can be advertised.

Property sales through a notaire

Notaires can also sell property, a route that is sometimes overlooked by foreign buyers.

Historically, notarial sales were often linked to inheritance cases, but today notaires operate alongside estate agents and online platforms.

Since 2016, notarial commissions are no longer fixed by law and typically range from around 4% to 10%, depending on the property value.

Selling via a notaire is therefore not necessarily cheaper, and fees should be compared locally.

Notarial listings can be found on the official website immobilier.notaires.fr.

How to find out what similar properties sold for

France offers an unusually high level of transparency when it comes to property prices.

The government provides a free online database called Demande de valeurs foncières (DVF), which allows the public to consult the actual sale prices of properties over the past five years.

Updated twice a year, the DVF provides an interactive map showing:

• transaction prices

• sale dates

• property types

• surface areas

• price per square metre

Searches can be carried out by entering an address directly, navigating the map down to commune or cadastral level, or filtering by property type.

The database covers most of France, with the exception of Bas-Rhin, Haut-Rhin, Moselle and Mayotte.

For buyers, it is a valuable tool for assessing whether an asking price reflects recent local market conditions, rather than relying only on advertised prices.

What is a DPE (energy performance rating)?

In France, every property sold or rented must have an official energy performance rating called a diagnostic de performance énergétique (DPE).

This is broadly comparable to the Energy Performance Certificate (EPC) used in the UK, although in France the rating carries greater legal and financial implications.

The DPE is a key indicator of running costs, comfort, future renovation obligations and resale value, and should be reviewed as carefully as the title documents or survey.

A DPE measures:

• a home’s estimated energy consumption, and

• its greenhouse gas emissions

Properties are graded on a scale from A (most efficient) to G (least efficient).

Why it matters to buyers

The DPE rating must appear in all property listings.

It can affect:

• running and heating costs

• resale value

• renovation obligations

• whether the property can legally be rented in future

Homes rated F or G are often referred to as “passoires thermiques” (heat sieves) and are increasingly discounted in the market.

How the rating is calculated

The DPE is not based on past energy bills.

Instead, it uses a standardised model analysing the building itself, including:

• construction materials

• insulation

• window glazing

• orientation

• heating systems

• hot-water systems

As a result, older properties – particularly stone houses without modern insulation – can receive poor ratings even if they are only lightly used.

Extra requirements for low-rated homes

If a property is rated E, F or G, the seller must also provide an energy audit (audit énergétique).

This document:

• explains why the rating is low

• outlines recommended renovation work

• estimates likely costs and energy savings

The work itself is not mandatory for the sale, but the audit gives buyers a clearer picture of potential future investment.

Rental restrictions (important for investors)

France is gradually restricting the rental of poorly rated homes:

• G-rated homes are already restricted

• F-rated homes will follow in 2028

Ultimately, only properties rated D or above will be freely rentable.

If you plan to rent out a property, whether long-term or as a holiday let, the DPE rating is therefore crucial.

Validity and reliability

A DPE is valid for 10 years.

Ratings cannot legally be altered unless substantial renovation work has been carried out.

Providing misleading information can lead to financial penalties.