Our Guide on Renting or Buying a Home in France

Jump right in:

• Renting a house or apartment
• How to search for an apartment in France
• Requirements & documents for renting in France
• Short-term rentals
• Buying a property as a foreigner
• Process and steps for buying a property in France
• Utilities
• Internet & television

Renting is the most common housing option for expats moving to France, especially during the first few months after arrival. It offers more flexibility, lower upfront costs than buying property, and allows newcomers to explore different neighborhoods before settling long term.

Average rent in France The average rent per square meter across France is around EUR 16/sqm, rents rose by approximately 2.4% in the last 3 years.

• On average, the rental price for a one-bedroom house outside of the city center of main cities is in the range of 500 – 750 EUR (approx. 580 – 870 USD)
• Paris, for example, a one-bedroom apartment in the city center can cost more than 1,500 EUR (approx. 1,740 USD)
• Outside of the city center, you can find a place for an average of 1000 EUR (approx. 1,060 USD). Steps of renting a house or apartment The average time to search for an apartment and moving can take you several months. Follow the steps to make the process smooth: Step 1: Choose between furnished & unfurnished apartment. Confirm your income meets the 3 times the rent rule. Step 2: Collect your visa, last 3 payslips, employment contract, 3 months bank statements, tax return and passport. Upload everything to DossierFacile for a verified shareable link Step 3: Apply to VISALE (visale.fr) if eligible, it's free and government backed. Alternatively use Garantme or SmartGarant (approx. 4.5% of annual rent). Step 4: Search and view apartments. Use SeLoger, LeBonCoin, PAP.fr. Act fast, good listings in Paris disappear within hours. Apply immediately after viewing. Check the DPE energy rating (G-rated homes cannot legally be rented). Step 5: Submit your application and get it approved. Landlord or agency reviews all applications. If selected, you'll receive a verbal or written offer. Arrange home insurance (assurance habitation) and obtain the certificate required before signing. Step 6: Sign the lease and pay the deposit. Sign the contract & pay the deposit (1 month for unfurnished, up to 2 months for furnished). Provide your attestation assurance habitation. Step 7: Check the move-in inventory. Done together with the landlord when you receive the keys. Document every wall, floor, fixture, and appliance and photograph everything. Kepp in mind that any undocumented damage can be charged to you at move-out. Steo 8: Set up utilities and move in. Transfer or open accounts for electricity (EDF), gas (GrDF), and internet. Allow up to 5 working days for gas reconnection and up to 1 month for a new electricity connection. Start this as soon as the lease is signed.

Real estate agent

You can use the services of a real estate agent to help you in your search if your budget allows for it. Agencies usually charge a fee equal to one month’s rent, but on the upside, the process can be easier than dealing with a landlord directly. It can also be more convenient if you are in a rush to find accommodation or if you are struggling to find a place on your own.

Online real estate agents:

• Century21
• Orpi
• Foncia

Network

Once you have an idea of where you would like to live, talk to other expats, colleagues, or friends to see if they know of any vacancies. Many apartments are recommended through word of mouth, and you might be able to find a place before it is even on the market. Of course, this approach is more straightforward if you already have a support network in France.

Classifieds

The classifieds sections of various local magazines and newspapers are excellent options for finding a place to rent in France, but keep in mind that competition is fierce. The best approach is to get a copy of the classifieds as soon as they are published and call the landlord right away. Many landlords might not return your call so it up to you to be persistent. Make sure to brush up on the real estate lingo before you get in touch with anyone: learn how to ask for the étage (floor), number of chambres (rooms), and whether the apartment is meuble (furnished). PAP is one the magazine you can find this ads.

Online

There are also many real estate search engines and websites, which are simple to browse and navigate. Keep in mind that when looking for rent online you can bump into scammers. Here are some popular sites:

• SeLoger
• Leboncoin
• Logic-Immo

Furnished or unfurnished

You have the option of renting a furnished or unfurnished place. A standard contract for an unfurnished apartment usually has a longer minimum lease usually three years, but the contract offers greater legal protection to the tenant. If you decide to rent a furnished apartment, make sure to check and ensure that everything is there and in proper working conditions. It is the responsibility of the landlord to replace broken devices or pieces of furniture that are no longer in good working condition.

Renting an apartment in France often involves more paperwork. Landlords and agencies typically ask for detailed financial and identity documents before approving a tenant.

Below is a list of the main documents to have:

• copy of your passport and visa
• recent pay slips
• job contract with salary details
• details of a guarantor and their pay slip
• recent tax returns
• bank account details
• university letter (if a student)

A guarantor (garant) is a person or organization that agrees to cover your rent if you are unable to pay. Many landlords prefer guarantors who:

• live in France
• earn a stable income
• have French financial records

Possible guarantor options include:

• an employer
• a family member living in France
• a French bank
• a private guarantor service like garantme & smartgarant

Rental contract & deposit

An official rental contract is important because it will help you understand the rental process and rules for both landlord and tenant, and who is responsible for what. In France, the first thing that is important to note is that your lease will automatically renew unless proper notice is given by either you or the landlord. It should be signed before or on the move-in date which should also be clearly stated in the tenancy agreement. The law in France also says that a landlord has the right to request the tenant to take out home insurance in the case of a fire, water damage, explosions, or a robbery. Lack of coverage can be grounds for canceling a lease. Paying a rental deposit in France Most rentals require a security deposit before moving in.

Typical deposit amounts:

• one month’s rent for unfurnished properties
• up to two months’ rent for furnished rentals

Upon your exit from the apartment, your deposit should be returned to you in full, assuming there are no damages to the property. It should not take a landlord more than two months to return your deposit after the end of your lease date.

Expats who are only staying in France for a few months or who are looking for a short-term rental while they search for a more permanent apartment for rent should look into holiday rentals as a potential option. There is an active holiday property market in France, including “long-term” rentals of up to three months, as well as monthly furnished rentals. For holiday rentals, the deposit should not exceed 20% of the total rent (or 25% if a middle person is involved such as a real estate agent).

Some other common temporary rental options include:

• Hotels: Hotels are ideal for expats arriving in France who need accommodation immediately before finding a rental apartment. Booking.com, Accor Hotels & Hotels.com can be a good place to book.
• Bed & breakfast: Bed & breakfasts are common throughout France, particularly in smaller towns and countryside regions. They are often more personal and affordable than hotels. Chambers-hotels.fr , gites-de-france & airbnb good place to book
• Residence apartments: Residence hotels (aparthotels) are one of the best short-term housing options for expats because they combine hotel services with apartment-style living. Most used platforms are Apartment city , Montempo apartments & Nexity studea.

No matter where you decide to settle down in France, the information below will guide you through the process of buying a property in France even if you are a non-resident.

The French housing market

Ownership can give you a sense of security and reassurance. However, it can still be costly when you factor in monthly mortgage payments, taxes, and the cost of purchase. Property prices in France vary greatly, depending on the type of property and the location.

Here are estimates of the prices per square meter in different French cities:

Costs when buying property

In addition to the property price, buyers should budget for additional purchase costs, including:

• Notary fees
• Registration taxes
• Legal fees
• Agency commissions
• Mortgage-related fees
• Property insurance
• Renovation or maintenance costs

Role of the Notaire

A Notaire is a government-authorized legal professional who manages the legal side of property transactions in France. The Notaire is responsible for:

• verifying ownership,
• preparing contracts,
• collecting taxes and fees,
• officially registering the property transfer. Both buyers and sellers may share the same Notaire, although buyers can also appoint their own.

Working with real estate agents

Many expats use French real estate agents because the buying process can be difficult to navigate without local knowledge or French language skills.

Agents can assist with:

• property searches
• negotiations
• paperwork
• arranging viewings
• and communication with sellers and notaries

When looking for an agent, make sure that they are certified by a registered body such as CNAB (Confédération Nationale des Administrateurs de Biens), FNAIM (Fédération de l’Immobilier), SNPI (Premier Syndicat Français de l’Immobilier), or UNPI (Union Nationale de la Propriété Immobilière).

Once you have found your dream home, you are ready to begin the process of buying a house in France.

Step 1: Define your budget. Purchase price is only part of the cost. Notaire fees add 7–8% on top. Factor in agent fees, mortgage broker fees, and any survey costs before setting a ceiling price.

Step 2: Get a mortgage agreement. Approach a French bank or mortgage broker (courtier) for an accord de prêt en principe. Lenders expect monthly repayments to stay under 35% of gross income. Non-EU buyers typically need a 30–50% deposit. Have this ready before making offers.

Step 3: Find a property. Search via SeLoger, LeBonCoin, Logic-Immo or through an estate agent. Check out the DPE energy rating — G-rated properties cannot legally be rented and may be harder to sell. Verbal offer first, then confirm in written.

Step 4: Review the diagnostic report. The seller must provide a Dossier de Diagnostics Techniques technical report covering energy (DPE), lead, asbestos, termites, electrics, gas, flood risk zones, and more. Review it in full of your agent before committing. It can run to 100+ pages.

Step 5: Final walkthrough. Just before signing, walk through the property with the seller to confirm its condition matches the agreement. If anything has changed or work promised has not been done, the notaire can withhold payment until it is resolved. You can attend in person or via video call.

Step 6: Sign the acte de vente. All parties meet at the notaire's office. The contract is read aloud in French. This is your legal right as a buyer. Once signed and all fees paid, the notaire registers your ownership at the land registry (cadastre).

How to apply for a French mortgage

Step 1: Assess your eligibility. Check that your total monthly debt repayments will stay under 35% of your gross income.

Step 2: Choose a broker or apply direct. Use a specialist expat mortgage broker; they have lender relationships, cost you nothing (the bank pays), and significantly raise your approval chances.

Step 3: Gather and submit your documents. Collect pay slips, bank statements, tax returns, and passport, and have all non-French documents certified translated before submission. The exact list is mentioned below.

Step 4: Receive the offre préalable. The bank issues a conditional offer but you are legally barred from accepting it for 10 days; you then have 30 days total to sign.

Setp 5: Arrange life insurance (assurance emprunteur). Mandatory before the mortgage can proceed; you can use the bank's own policy or shop around for a better rate.

Step 6: Transfer funds to the notaire. Send your deposit and fees to the notaire's account at least 10 days before the completion date to ensure the funds clear in time.

Some of the documents you will need to gather for the application are:

• Copy of your passport
• Proof of income (last three pay slips and previous year’s tax returns)
• Self-employed workers will need to show a set of audited financials of the past three years
• Last 3 – 6 months of bank statements (all accounts)
• Current rental agreement
• Statement of assets
• Executed sales agreement
• Certified French translations of all non-French documents

Things to keep in mind

• Budget 7–8% above the purchase price for notaire fees alone — this covers stamp duty (~5.8%), land registration, and disbursements.
• The rules are complex and vary by family situation professional legal advice is strongly recommended before purchasing.
• Many buyers only budget for the property price and get caught off-guard calculate the full total before making an offer.

Setting up utilities is one of the first practical tasks after signing your lease or completing a purchase. Start early as some connections take longer than you expect.

Water

There are three main providers in France: Véolia,Suez, and la Saur. However, water supply and sanitation is the responsibility of the communes (municipalities), and the individual does not get to choose the water provider. Contact your local mairie or communauté de communes to find out who the provider is for your area. In France, water supplies are metered and read at least once a year. Your water bill will show your consumption and the charge per cubic meter. The national average water price is approximately 4 – 5 EUR per cubic meter (m³), including water supply and wastewater treatment. On average, 1 person is likely to spend between 16 – 28 EUR monthly and a family of 4 likely to spend 45 – 58 EUR monthly on water supply.

Electricity

To open an electricity account, you will require the following documents:

• Proof of identity
• Proof of residence
• Bank account details (if you opt for automatic payment each month)

Électricité de France (EDF) is the state-owned supplier of domestic electricity in France, but there are also local co-operatives in rural areas. EDF will connect you for a fee, which are relatively low if the property already has a meter installed. Electricity connection fees usually start at around 2 EUR for homes with a Linky smart meter. Standard or faster activation services typically cost between 30 EUR to 80 EUR. Completely new electricity connections can cost several thousand euros depending on location and infrastructure work required. You should be connected within a month, assuming the property has the correct planning permission to install a meter. Additionally,EDF has a dedicated English-speaking customer helpline.

Gas

To set up a gas connection in France, you usually need:

• proof of identity
• your address
• bank details
• the name of the previous tenant or owner

Gas services are managed through suppliers, while the network is operated by GRDF Gaz Réseau Distribution France. If the property already has an active connection, activation generally takes a few days and costs around 20 – 60 EUR (approx. 24 – 70 USD) depending on the urgency. New gas connections for houses can cost significantly more and may require technical inspections and installation work.

Available supplier are:

• EDF
• Engie
• TotalEnergies

Your gas bill will be divided into the following sections:

• Fixed subscription charge – varies depending on supplier, consumption, rate, and plan you choose
• Consumption charge – measured in kWh, this is the cost for the amount of gas you consume
• State-regulated tariff – this changes every month and is set by the government

Garbage collection

Garbage collection is mostly run by the local authorities of each commune, with their own set of requirements and regulations on how to properly dispose of specific items. For electronic equipment, you can bring the items to the shops you purchased from, and they can dispose of them for you. However, you can also take them to your local waste collection center. Provided that you live in the area, it will not cost you anything to dispose of your items here.

Internet

You will have to choose between optical fiber (faster but not available everywhere in France) or ADSL. Both offer unlimited internet, and all the providers offer some type of bundle packages where internet, television, landline, or mobile plans are included. Internet providers in France include the following:

• Orange
• Sosh
• NordNet
• Bouygues Telecom
• Teleconnect

No matter which provider you choose, the documents and information required to set up your internet will be the same. You will need:

• Contact information (name, email address, and telephone number)
• Full address
• Banking information

Television

TNT (Télévision Numérique Terrestre) is France's digital terrestrial network. It gives you access to over 25 free French channels TF1, France 2, France 3, M6, Arte, BFM TV, and others with no subscription. While many packages tend to be French-centric, there are some television/internet packages that offer English channels such as BBC, Sky News, CNN, Al Jazeera, and other news.

Orange was found to provide the most English-language channels in its standard TV package. You may find a better selection of channels in the premium packages or by adding a “bouquet” of extra channels. Popular streaming platforms can also be accessed like Netflix, Amazon Prime, and Hulu.