Buying Property on the French Riviera as a Non-Resident: Your Essential Guide

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The French Riviera is one of the world’s most sought-after property markets and one of the most accessible for foreign buyers. France imposes no nationality-based restrictions on property ownership, meaning non-residents enjoy exactly the same purchasing rights as French citizens.

1. The Purchase Process

French property transactions are heavily regulated and buyer-friendly. The key steps are:

1. Preliminary Sale Agreement (Compromis de vente) — Once you agree on a price, you sign a preliminary sale agreement and pay a deposit of 5–10%. French law then grants you a 10-day cooling-off period during which you can withdraw penalty-free.
2. Due diligence — The seller must provide a full set of mandatory surveys covering energy performance, asbestos, lead, termites, and electrical condition. For houses, an independent structural survey is also advisable.
3. Completion (Acte authentique) — Completion takes place before a notary, who acts as a state-appointed legal officer, conducts title searches, and registers the sale. On signing, you pay the balance, notary fees (7–8% for resale properties), and receive the keys.

The process typically takes 10–12 weeks from preliminary agreement to completion.

2. Key Taxes for Non-Residents

• Property tax (taxe foncière) : An annual local tax paid by all owners regardless of residency.
• Secondary residence tax (taxe d’habitation) : Still applicable to holiday homes. Some Riviera municipalities apply a surcharge of up to 60% in high-demand areas.
• Rental income : Taxed at a minimum of 20% net, plus social charges of 17.2%. A double taxation treaty between France and your home country will usually determine your final liability.
• Capital gains : Non-EU sellers pay 19% tax plus 17.2% social charges on resale profits. Tapering reliefs apply the longer you hold the property — after 22 years, no income tax is due on the gain.
• Wealth tax (IFI) : Applies if your French real estate holdings exceed €1.3 million in net value.

3. Financing Options

Cash purchases are common in the luxury market and strengthen your negotiating position. Non-residents can obtain French mortgages, though lenders typically require a 20–30% deposit and assess income carefully. Working with a specialist mortgage broker experienced in non-resident applications is advisable.

If your funds are in a currency other than euros, a foreign exchange service can help manage exchange rate risk at the point of purchase and beyond.

4. Ownership Structures

Most buyers purchase in their own name — simple and straightforward. However, families and investors often use an SCI (Société Civile Immobilière), a French civil property company that facilitates succession planning and shared ownership. Whether an SCI is appropriate depends on your circumstances; a French tax lawyer can advise.

5. Practical Considerations

• Bank account — A French account simplifies payment of taxes, utilities, and service charges.
• Property management — If you are not regularly present, a local manager is essential for maintenance and oversight.
• Short-term rentals — Platforms such as Airbnb are increasingly regulated on the Riviera. Check local rules before purchasing with a rental strategy in mind.
• Residency — Buying property does not confer the right to live in France. Non-EU nationals are subject to Schengen’s 90-day-in-180 rule for visits without a visa.

Why the Riviera Holds Its Value

Limited developable land, world-class infrastructure, and sustained international demand have made the Côte d’Azur remarkably resilient. Nice’s international airport offers direct connections worldwide; supply of quality properties remains constrained; and the lifestyle — 300 days of sunshine, the Alps, and the Mediterranean — continues to attract buyers from every corner of the globe.

“True rarity is crafted. True value endures.”

How Valmont Riviera Can Help

Buying property in a foreign country is a significant undertaking, and the details matter enormously — from choosing the right location to structuring the purchase correctly from the outset. At Valmont Riviera, we exist to make that process seamless for international buyers.

• Local expertise, international perspective Our multilingual team combines deep roots on the Côte d’Azur with a genuine understanding of the priorities and concerns of buyers coming from abroad. We know the market street by street — which neighbourhoods are appreciating, where the hidden gems lie, and how to read between the lines of a property listing.
• Access to off-market opportunities A significant share of the finest properties on the Riviera never appear on public portals. Through years of relationships with owners, notaries, and fellow agents, we give our clients privileged access to properties that are simply not available elsewhere.
• End-to-end guidance We do not hand you a set of keys and disappear. From your first conversation through to completion and beyond, we coordinate every moving part: property viewings, offer negotiation, introductions to trusted notaries and independent lawyers, tax advisers, mortgage brokers, currency specialists, and property managers.
• Discretion as standard Many of our clients value privacy as much as they value the property itself. We handle every mandate with complete confidentiality, and we never share client information without explicit consent.
• After-sales support Once you own your property, questions do not stop arising. Whether you need a reliable local tradesperson, guidance on rental regulations, or introductions to lifestyle services on the Riviera, our team remains on hand.

If you are considering a purchase on the French Riviera — whether your timeline is immediate or still taking shape — we would welcome the opportunity to speak with you.

Get in touch for a confidential consultation, contact us.

This article provides a general overview and does not constitute legal, tax, or financial advice. We recommend seeking independent professional advice tailored to your situation.