Learn › Property & housing in France

In short: In France, beyond the purchase price plan for a deposit of roughly 10 % minimum, notaire fees of about 7–8 % for older homes (2–3 % for new builds), an indicative mortgage rate around 3.1–3.6 % over 20 years (as of 2026), and a recurring annual property tax (taxe foncière). The PTZ zero-rate loan can fund part of the purchase for first-time buyers, subject to income limits. This chapter is educational and is not tax, legal or financial advice; when in doubt, check an official source or a professional.

Property & housing: buying a home in France

Kontoo editorial team · Updated 06/24/2026

Buying a home in France is about far more than the asking price. Between the deposit lenders expect, notaire fees, the true cost of the loan and recurring charges such as the property tax, the full budget often exceeds what buyers first imagine. This chapter sets out clear, rounded figures, current as of 2026, so you know which questions to ask and which amounts to plan for before committing.

Estimate your deposit (apport): banks generally expect at least 10 % of the price to cover fees, and 20–25 % unlocks the best interest rates.
Add up the total cost: property price + notaire fees (≈ 7–8 % for older homes, ≈ 2–3 % for new builds) + any renovation work.
Simulate your loan over 20–25 years and check the monthly payment keeps your debt ratio reasonable (often capped around 35 %, insurance included).
Check aids and constraints: PTZ eligibility if you are a first-time buyer, and the home’s DPE energy rating, which affects its value and future rentability.

What matters

A property purchase in France breaks down into three cost blocks worth keeping separate. First, the entry cost: the property price, your deposit and the notaire fees. Second, the financing cost: the loan rate, borrower’s insurance and the term, which set the monthly payment and the total cost of credit. Third, the recurring charges: property tax, condominium fees, upkeep and energy. Notaire fees are the first surprise for many buyers. On older homes they come to roughly 7–8 % of the price, because they are dominated by transfer duties (DMTO) paid to local authorities. Recent finance laws let many départements raise their rate, nudging these fees up. On new builds they fall to about 2–3 %. Reliefs exist for first-time buyers in some départements (as of 2026, check the official source if in doubt). The loan is the central item. In 2026, indicative 20-year rates sit around 3.1–3.6 %, with the strongest third of applications (high deposit, stable income) getting the lowest terms. The monthly payment must not blow your debt ratio, generally kept around 35 % of income, insurance included. The PTZ (zero-rate loan) helps first-time buyers within income limits. Since the reform it funds new homes nationwide, and older homes only in B2/C zones with at least 25 % spent on energy-renovation work. It covers a share of the project (roughly 10–50 % depending on income) and always tops up another loan. Finally, the DPE (energy performance diagnosis) has become central. It reports the home’s energy use and governs the renting of inefficient homes: properties rated G can no longer be put under a new lease since 2025, with F following in 2028. A reform of the calculation method, in force since 1 January 2026, mechanically moved many homes out of the inefficient category. A poor DPE remains a strong negotiation lever and a renovation budget to anticipate.

ExampleWorked example (rounded, older home). Property at €250,000. Notaire fees ≈ 7.5 %, i.e. ≈ €18,750, so total cost ≈ €268,750. With a €50,000 deposit (20 %), the amount borrowed is about €218,750. Over 20 years at 3.4 %, the monthly payment excluding insurance is around €1,255, for a total cost of credit (interest) of roughly €82,500 over the term. On top sits a recurring annual property tax, for example around €1,000–1,500 depending on the commune (as of 2026, indicative figures).

Run the monthly payment and total cost with the Kontoo mortgage calculator, then verify your rights on the official portal service-public.gouv.fr.

In depth

Deposit and rate: a virtuous circle

A deposit does more than shrink the amount borrowed: it signals lower risk to the lender. A 20–25 % deposit often places the file in the best rate band, cutting the total cost twice over. Conversely, a small deposit is paid for with a higher rate and a heavier monthly payment.

DPE: home value and hidden cost

Beyond the gradual rental ban, the DPE directly affects market price and future energy bills. An F- or G-rated home usually implies an energy-renovation budget. It is also why the PTZ on older homes requires at least 25 % spent on work: the State steers buyers toward renovated housing.

Important note

This chapter is purely educational and is not individual tax, legal or financial advice. Rates, ceilings and rules change; for a purchase decision, verify up-to-date figures with an official source (service-public.gouv.fr, impots.gouv.fr) or a professional (notaire, mortgage broker).

Checklist

Does my deposit cover at least the notaire fees (≈ 7–8 % for older homes)?
Have I worked out the total cost of credit (interest + insurance), not just the monthly payment?
Have I checked my PTZ eligibility and any first-time-buyer duty reliefs?
Have I factored the DPE and the property tax into my long-term budget?

Common myths

Myth: “Notaire fees all go to the notaire.”

Reality: False. Most of them are taxes (transfer duties) paid to the State and local authorities; the notaire’s own fee (émoluments) is only a small part.

Myth: “You can no longer sell a home rated F or G.”

Reality: False. Selling an energy-inefficient home is still legal everywhere in France. It is new rentals that are being progressively banned (G since 2025), not sales.

Frequently asked questions

How big a deposit do I need to buy in France?

In practice, banks often ask for at least 10 % of the price to cover fees (notaire, loan guarantee, arrangement). A deposit of 20–25 % reassures the lender and unlocks the lowest rates. Buying with no deposit is still possible but has become rare and more expensive (as of 2026).

Why are notaire fees higher for older homes?

Most of the so-called notaire fees are actually transfer duties (taxes paid to the State and local authorities), which are much higher on an older home than on a new build. That is why you budget roughly 7–8 % for older property versus 2–3 % for new (as of 2026, check the official source if in doubt).

Can the DPE rating stop me buying a home?

No, selling or buying a home rated F or G is still legal. However, renting out certain energy-inefficient homes is being progressively banned (rating G since 2025), which weighs on value and on the renovation work to plan. A poor DPE is therefore a key negotiation point and renovation-budget item.

All lessons · Glossary · Editorial · Kontoo does the math and explains – this is general education, not tax, legal or financial advice.

Your data stays with you. Full stop.

Kontoo collects, sees and stores none of your data. No account, no cloud, no trackers, no ads.

No accountNo cloudNo trackingNo ads