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 US, but with some important distinctions. 

As in most other 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 which case they act as a chasseur immobilier, or property finder).

Estate agents in France are a fragmented and highly localized 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 recognized professional body such as the 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. However, even when paid by the seller they are often reflected in the sale price itself so effectively supported by the buyer.

Traditional estate agencies continue to dominate the French market despite competition from online platforms, notaires and private sales sites such as Particulier à Particulier. Commission levels depend in part 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, organizing viewings, handling negotiations and dealing with 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 diagnostics, including the energy performance certificate (DPE, see below), which must be available before the property can be advertised.

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 site immobilier.notaires.fr.

Ways to find out what similar property nearby sold for

France offers an unusually high level of transparency when it comes to property prices. The government provides a free online database known as the Demande de valeurs foncières (DVF), which allows the public to consult actual sale prices of properties over the past five years.

Updated twice yearly, the DVF provides an interactive map showing transaction prices, dates, property types, surface areas and price per square meter, at national, regional and local level. 

Searches can be carried out by entering an address directly, by navigating through the map down to commune or cadastral level, or by 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 advertised prices alone.

This tool is available here. 

What is a DPE (energy performance rating)?

In France, every property sold or rented must have an official energy performance rating, known as a diagnostic de performance énergétique (DPE). This is broadly comparable to an energy efficiency certificate in the US, but it carries much greater legal and financial weight.

The DPE is a central indicator of cost, comfort, future obligations, and resale value –and should be reviewed as carefully as the title deeds or survey.

Essentially, a DPE measures:

• a home’s estimated energy use, 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 be rented out in future

Homes rated F or G are often referred to as ‘heat sieves’ (passoires thermiques) 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 standardized model that looks at the building itself, including:

• construction materials

• insulation

• window glazing

• orientation

• heating and 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) to buyers.

This document:

• explains why the rating is low

• outlines recommended renovation work

• estimates likely costs and energy savings

The work is not mandatory for the sale, but it gives buyers a clear picture of future investment needs.

Rental restrictions (important for investors)

France is progressively banning the rental of poorly rated properties:

• 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 – long-term or as a holiday let – the DPE rating is critical.

Validity and reliability

• A DPE is valid for 10 years.

• Ratings cannot legally be “adjusted” or manipulated unless sufficient works have been undertaken on the property.

• Misrepresentation carries financial penalties.