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1st French Property
Your 1st French Property? Do you already own property(ies) in France and you are thinking to invest again here?
The following Real Estate Guide is for you!
Introduction l Finding The Place l Getting Started! l Reading Listings l Closing The Deal l Tax Considerations l Financing l Note To The Reader
Please fill in the French Property Form in order to make your specific request for your 1st French Property. Even better: before doing so, read the guide below... You have spent your holidays in France or just dream to live here. You have fallen in love with a specific region or area and you would like to buy your 1st French Property. Or perhaps you already own (a) property (ies) in France and you would like to buy another one; for investment or other reason? Everything you need to know about buying French real estate is here . Whether you're looking for a sumptious cliff-top villa, or a " pied-a-terre" (small flat) in Saint Tropez! Do you need the services of a Real Estate Agent when sourcing to buy an apartment on the French Riviera or when you buy a French Property Riviera or elsewhere in the country? How she/he will be helpful for your 1st French Property? How to buy your French Riviera Property? Through a SCI? What is a SCI anyway? Where is/are the Most French Prestigious Riviera Villa - Apartment (s), what is available for sale right now? An Apartment on the French Prestigious Riviera? Is YOUR most wanted apartment or villa for sale on the French Riviera in France , right now? I didn't get it! You do no want to buy an apartment or a villa on the French Riviera, you just want to know about apartments and villas rentals on the French Riviera, in France or find an Unique French Riviera Luxury Rental for your next holidays here. You just want to know all about French Mortgage Property or regarding French Succession Law or French Inheritance Tax? Whether you are looking for a studio, an apartment, a country house, a luxury villa, a Leaseback, Buy-to-Let, Investment Properties all over France; or if you are thinking or planning to Retire here on the French Riviera or in France, all is there. How to access to this free and helpful information? Easy, when the text is blue there is a link, click on it; this is where you will find answers to your questions.The top tool bar of this page has also links to these precious information. Have a good trip on About French Riviera Real Estate guide for your 1st French Property. Need more info? Drop me a note. You are at the right place! You will discover all that you need to know here, in these pages. Well, first thing that you have to know is that the French Riviera comes just after Paris and its suburbs regarding the number of sells of properties in France.
As you look for what you want, here are several things to bear in mind:
Do not always expect state-of-the-art appliances, floor layouts, or conveniences everywhere. Part of the charm of old buildings is that they are old, and that includes the kitchens and plumbing sometimes! Others properties have been redone-up; can be furnished and ready to move in. Bring your clothes and sheets!!! In fact you will find different kind of properties and different styles of construction or buildings. On the French Riviera architecture goes with the history of the area: rich. For your 1st French Property you will have the choice but... Always remember that there are more buyers than properties for sale on the market especially in the "most wanted" places as Paris and the French Riviera. True! Sometimes you will need to be patient to find the right property for you. Another point coming from my experiences: I live in English speaking countries for many years. When I was young with my parents and later on when I was older on my own. My family and I share our time these days between the French Riviera, Indonesia and Australia. That gave me the chance to think and to react as an English speaking person and sometimes I act as a typical French. But I do understand YOU! Some real estate agents here really don't. I just want to be realistic not sarcarstic here.
These days, I have even a better understanding of the differences between the different English cultures (Australians are Australians, Irish are Irish, English are English and so on…) as my own family is “mixed” too. It is the same for the people that I work with as an independent real estate broker here. They have all travelled a lot and some lived abroad too. We all know what after-sell means. I am use to say to my customers that I am here before-during-after a sell. This is not a just a sales pitch, this it is reality. This is something that most of French real estate agents do not quite understand and do not apply in their work. That doesn’t quite fit with the French culture maybe, they sell you a property, shake your hand the day of closing and Bye; not all of them but quite a few! My job is done bye and Thanks! For me, most of my costumers became my friends, I am here always. Another note: sometimes I also found the right property for one of my customer (99, 9% of my customers are foreigners) and they don’t react “well” if you are a bit pushy. Equation here is still the same: More Customers than Properties for sale on the market . If it is what you are looking for and you are ready to invest, don’t miss it! Go for it!
Decide first if you want a "pied-à-terre" (a small place where you can comfortably stay for several weeks or months at a time) or a year-round residence. Your 1st French Property has to be what YOU want not what the real estate agent want to sell... Sometimes, an apartment is sold with an empty kitchen - four walls and a water outlet. There are stores that will help you design and install your own kitchen, ranging from pre-fabricated cabinets at IKEA to a kitchen created by "cuisinistes". Get at least three estimates as well as references before selecting your vendor. If you will be in a city, decide whether or not you will have a car. Parking in large French cities is like anywhere in the world: difficult; having a parking place can greatly increase the resale value of your property. If one is available with the property you plan to buy, buy it. It will be very easy to rent it anyway if you do not use it. The French Riviera offers a wide variety of properties. Before you go to the effort of buying something, you really need to explore. As an example Nice itself is divided into different “quartiers” (areas), each with its own character. If you are willing to live outside the city, prices drop dramatically. Properties in the countryside are considerably cheaper.
Finding the right house or flat is very easy for your 1st French Property, if it is available on the market. There is also a Multiple Listings in France; you don’t need to shop around. In France, good real estate brokers are linked and have access to SIA/MLS a common internal database for real estate brokers, where properties for sale are listed. I use it intensely myself for my customers! 80 percent of real estate transactions occur with the help of real estate agents; the rest are directly between buyer and seller. As a foreigner, you might be more comfortable working through an agent, or “agent immobilier”, who knows the laws in France, from who you will benefit from his/her hands on expertise and his/her wide experience and knowledge of the market in order to finalise your project.  Back to top.
Let’s say you’ve decided to buy an "appartement" (flat), your 1st French Property in Cannes. Walk the streets to find an area you like, and then hunt down some agencies that look promising. You can also check out the listings and realtors in various magazines, newspapers, and on the Internet. If you found a good real estate agent, keep her/him, he/she will advise you where to live and not to, regarding your needs and preferences. There is relatively little new construction in large cities. Those apartment complexes that are being developed are usually sold when ground is first broken. In other words, you basically buy an apartment two years before it is completed. They tend to be smaller and smaller too, some with bedrooms under 9 sqm. Occasionally, you will find almost-completed apartments listed in newspapers and real estate magazines. If you are truly brave, you can buy a place at auction for your 1st French Property. Notices appear in newspapers such as Nice-Matin for the French Riviera. Let the buyer beware. At least take an architect with you when you go to look at the offering. Have a survey done on the property that worth the money spent. As you can see you have different ways to find your 1st French property.  Back to top.
No matter where you find your listings, they will all be posted as A Louer (For Rent) and A Vendre (To Buy). They will also tell you which area (if in a city) or “département” (if in the rest of the country) the property is located in.
Perhaps most importantly, they will give you the size in square meters and the number of rooms. Most apartments in France are small. Studios are 100 - 200 square feet, some smaller. Three-bedroom apartments are frequently less than 1,000 square feet. Listings will tell you how many rooms there are other than the kitchen. A studio is one room. A one-bedroom apartment will be called two “pieces” (2 Pièces in French), or two rooms, plus the kitchen. Bedrooms are almost uniformly small, while the living rooms are comparatively large. Your 1st French Property has to be what Property has to be what you want. Bear in mind that in France we follow the European convention of counting the first floor as the ground floor (Rez-de-Chauseé or Rdc); the second floor in American terminology is the first floor in Europe. Generally, the higher is the floor, the more expensive the property. A terrace, a sea view, a garage, a parking or others will add to the price. How you can see, there are a couple of things to consider before you invest in your 1st French Property. It is not difficult, be organized. It is important that you have a notebook with you where you write down all details, what you see, feel and think; for each property. I also advice my customers to use simply a page by property they visit in their note book where they have two columns one for + and one for - , write all you thoughts. It will be difficult to found exactly what you want but the sum in theses pages will help you to take your decision objectively.
After all my role is only to advise you regarding your preferences and needs when you invest in your 1st French Property, to help you for a mortgage if you need too and other important aspects. But I will never live in the place you choose, you will! Sometimes, I know that the property that I am showing is the right for the customer visiting it, experience! But if the customer doesn't "click", I do not insist. My concern is that YOU also like the property, not me! I work on a long term-basis, I never had until today a customer coming back to me saying: Bruno I am not happy with my property and I don't want that happens. If you are happy with your investment you will spread the word, if you are not happy, well it will be not good for me...at all...  Back to top.
Once you have decided on a place you like at a mutually agreed upon price, you and the seller sign a document known as a "promesse de vente", you are on your way to own your 1st French Property. You are also on your way to invest in your 1st French Property! This is a legally binding document that confirms that the seller must sell the property to the buyer. You have however 7 days to change your mind (starting the day when you receive a registered mail): Loi SRU or La loi Solidarité et renouvellement urbains - SRU Law. The seller must also provide to the buyer an accurate floor plan of the property (only for condominiums, for private property as villas it is not compulsory but you can ask for and I do advice it): Loi Carrez - Carrez Law.
All sales in France are conducted with "Notaires". When you talk to them, you have to call them Maitre (Master); it has always made me laugh! Both the buyer and seller have usually their own “Notaire”. Part of their “job”" is to confirm that all aspects of the sale are done according to law. Depending on buyer and seller choices the notaire could be the same for the buyer and the seller. If you are buying a flat, there will be a set of rules that govern the building. As an owner, you are a “co-proprietaire” and are bound by the laws; to tough let’s say rules of the building. Owners collectively determine such things as whether you are allowed to install a satellite antenna on your balcony, whether the building as a whole will subscribe to cable TV, how often and how much money will be spent on repainting the walls, etc. Do not make the mistake (as some do…) of not personally reading all regulations before you sign. As a foreigner, it is advisable to hire an "avocat" or lawyer, who specializes in real estate. In case of a disagreement, you are far better off having someone who knows the law and speaks French. When you buy your 1st French Property: learn, it will help you to understand the process.  Back to top.
Before buying your 1st French Property, you should know that the French Government has very specific succession and inheritance laws. On your death law divides your property divided equally between your spouse and your surviving children. There are some steps you can take to ensure that the surviving spouse can continue to live in the house or flat. Speak with a lawyer and your French notary about this before you buy the property.
You will pay between 6 and 8 percent in taxes and fees of the buying price. If you buy a property older less than five years old, however, you will pay only 3 to 5 percent. Ask also about property taxes, which tend to be less in some parts in the country. Generally, you will be responsible for both a land and a habitation tax. A larger question is your residency status. If you reside in France full time and earn a living here, you will become part of the French social system. The taxes are extraordinarily high (more than 50 percent). Again, you should seek the advice of a tax attorney who is familiar with both: your country and French taxation systems. You can get a list of attorneys from your embassy or consulate usually. Your 1st French Property is an investment, with the right advices every aspect will go smoothly!  Back to top.
If you are able to pay cash for your 1st French Property, you will not need any mortgage, and many properties for sale in the country might well be within reach of your savings kitty. If you need a mortgage, things become a little bit more complicated. A French bank will issue a mortgage to expats as long as you can show regular income. If you apply for a mortgage in France, the total of all of your mortgage payments worldwide cannot be more than 30 percent of your total income. Lastly, you must have mortgage insurance for a large mortgage and a physical examination at the bank’s expense. Visit our French Property Mortgage page where you will find all that you need to know regarding your 1st French Property mortgage.
If you do not fall neatly into an income category (e.g., you are retired without a fixed income. The good news is that mortgages in France currently have excellent rates. Most mortgages (or ‘prêts’) are for 15 years and currently run 4.5 percent annually on average. Last update now in France you can apply for a mortgage for 50 years! All in all, buying property in France might seem like a daunting experience, but it is not an unpleasant one. Contrary to France’s reputation of being inhospitable to foreigners, many of my customers have found the opposite to be true. With the notable exception of a few surly cab drivers, they have found the French to be polite and helpful. And as you will take your evening walks, you can’t help but be amazed that a small part of France belongs to YOU! Buying your 1st French Property with a Mortgage can be a good idea, but getting the right advice can be a problem.
Please do not hesitate to contact me or to call me online for your 1st French Property or for any question you may have. At About French Riviera I can supply specialist advice and arrange French mortgages for my costumers. Last note regarding mortgage: you can also apply for a mortgage in your country for your 1st french Property . You will maybe find this solution more practical for you. But once again remember that interest rates for mortgages are lower in France compare to other countries. For your 1st French property take your mortgage in France, it will be easier... 
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This real estate guide for your 1st French Property is provided for information purposes by About French Riviera and should be used for information purposes only. This guide has been written and is updated on regular basis upon my own experiences as a real estate broker. No part of this guide forms, part of a contract and legal advisors and tax specialists should be sought before acting, or deciding not to act on the basis of information provided by this guide. Details of legal advisors and tax specialists can be provided on request. Whilst I took and take every care in the writing of this guide, About French Riviera/1st French Property cannot accept responsibility for any losses arising from information, errors or omissions. Yours truly,  Are you ready to invest in your 1st French Property on the French Riviera or for your 1st French Property in France? Sure you are now!
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