Updated: August 2026
In summary
- Buying or selling property in France from abroad involves specific considerations, including more complex mortgage financing, non-resident taxation and remote management.
- French banks generally assess expatriate applications more cautiously and often require a higher deposit than they would from a French resident.
- A property can be sold remotely using a notarial power of attorney, electronic signatures and video viewings, without necessarily having to return to France.
- The applicable tax regime depends on your tax residence. This determines the taxation of capital gains, social contributions and, above certain thresholds, whether an accredited tax representative must be appointed.
- Maintaining a French bank account can make transactions considerably easier, while postal and administrative delays should be anticipated well in advance.
- Working with a local real estate advisor who can manage the entire process remotely is often the key to a successful project, whether you are buying, selling or holding property through joint ownership (indivision) or an SCI.
Do you live in London, Montreal, Dubai or Singapore and want to buy a pied-à-terre in France in preparation for your return? Or perhaps you need to sell a family apartment inherited from your parents?
You are not alone. Every year, thousands of French expatriates and foreign nationals seek to buy or sell property in France from abroad without being able to travel easily, while dealing with time differences, international postal delays and professionals who may not always be familiar with the specific requirements applying to non-residents.
Geographical distance does not, however, have to be an obstacle.
Digital tools—including electronic signatures, video calls and international bank transfers—and existing legal solutions such as powers of attorney and management mandates now make it possible to complete a French property transaction from start to finish without ever setting foot in the country.
The key is understanding the rules surrounding financing, taxation, notarial formalities and the practical precautions involved.
This article explains everything expatriates need to know when buying or selling property in France: how to finance a purchase from abroad, how to organise a remote sale securely, which tax rules apply to non-residents and how a local real estate advisor can help secure the entire transaction.
Buying Property in France from Abroad: More Complex Financing
For most expatriates looking to purchase property in France, the first obstacle is not legal but financial.
Obtaining a French mortgage while living and working abroad generally requires more preparation than a standard mortgage application.
Foreign-Currency Income Can Be More Difficult to Assess
French banks work in euros and use risk assessment criteria primarily designed for borrowers who live and work in France.
Income received in US dollars, pounds sterling, dirhams or yen, for example, must be converted and may be adjusted to account for exchange-rate risk and the stability of the borrower's country of residence.
In practice, some banks may only take part of the applicant's foreign income into account when calculating their debt-to-income ratio.
They may also require additional guarantees, such as the pledge of a life insurance policy, a bank guarantee or additional mortgage security.
The supporting documents required are also generally more extensive and may include:
- translated and, in some cases, certified payslips;
- tax assessments from the country of residence;
- an employer's certificate;
- several months of foreign bank statements;
- evidence of the stability of the applicant's local employment contract.
It is advisable to prepare these documents in advance, as expatriate mortgage applications often take longer to process than standard applications.
A Higher Deposit Is Usually Required
To compensate for the perceived additional risk, banks generally require expatriates to provide a larger personal contribution than French residents.
It is not uncommon for lenders to request 20% to 30% of the purchase price, compared with around 10% for a typical resident borrower.
For example, when purchasing a property for €300,000, an expatriate may be asked to provide between €60,000 and €90,000, compared with around €30,000 for a standard resident profile.
However, some banks specialise in working with non-residents and French nationals living abroad and offer solutions specifically designed for these borrowers, particularly through dedicated expatriate departments.
It is therefore worth comparing several lenders—including those with specialist expatriate services—rather than relying exclusively on your existing French bank.
Prepare Your Financing Before Starting Your Property Search
To avoid losing a property because your financing has not yet been approved, it is advisable to obtain an agreement in principle or, at the very least, a reliable financing assessment before you begin viewing properties.
A local real estate advisor familiar with expatriate transactions can also refer you to mortgage brokers or partner banks experienced in handling non-resident applications, which can significantly speed up the process.
Selling Property in France Without Being Present: Remote Solutions
Selling from abroad can be a concern for expatriate property owners who worry about being unable to monitor the transaction or having to return to France at every stage.
In practice, French law and notarial procedures make it possible to manage almost the entire sale remotely.
The Notarial Power of Attorney: Essential for Remote Sales
A power of attorney (procuration) granted to a trusted third party allows an expatriate seller or buyer to sign the preliminary sales agreement and final deed without being physically present on the day of signing.
Depending on the circumstances, the appointed representative may be the notary or another authorised trusted person.
The expatriate signs the power of attorney beforehand, generally before a local notary, a French consular authority or, depending on the country, a foreign notary whose signature may subsequently need to be legalised or apostilled.
The power of attorney must be drafted precisely and specify the powers being granted, such as:
- signing the preliminary sales agreement;
- signing the final deed of sale;
- carrying out the authorised formalities relating to the transaction.
It must then be provided to the notary handling the transaction in the required form.
International postal and administrative delays should therefore be anticipated, as they may take several weeks depending on the country of residence.
Electronic Signatures: A Valuable Time-Saver
An increasing number of French notaries offer remote electronic signatures for documents that are eligible for this procedure, particularly preliminary agreements.
This secure and legally regulated solution avoids having to send original documents by post and allows expatriates to sign from virtually anywhere with a reliable internet connection.
Electronic signatures do not systematically replace a power of attorney for the final authentic deed, but they can considerably simplify intermediate stages such as the sales mandate, preliminary agreement and amendments.
Property Viewings by Video Call
Unable to visit properties yourself or personally welcome prospective buyers?
A local real estate advisor can organise live video viewings.
For sellers, this allows the advisor to present the property and manage viewings in their absence.
For expatriate buyers, video calls make it possible to explore a property remotely before deciding whether a final physical visit is necessary.
This practice has become increasingly common and makes transactions significantly easier when the parties are not in France at the same time.
Non-Resident Taxation: What You Need to Know Before Buying or Selling
The tax rules that apply to an expatriate buying or selling property in France depend primarily on one key factor: tax residence.
Determining Your Tax Residence
As a general rule, an individual is considered a French tax resident if their household, main professional activity or centre of economic interests is located in France.
An expatriate who meets these criteria outside France is generally considered a French non-resident for tax purposes, even if they retain French nationality and continue to own property in France.
This status has direct consequences for the taxation of rental income and, above all, for the taxation of capital gains when a property is sold.
Property Capital Gains and Social Contributions for Non-Residents
When a non-resident sells property in France, any capital gain is generally subject to property capital gains tax and social contributions.
The precise rules vary depending in particular on the seller's country of residence—for example, whether they live in the European Union, the European Economic Area or a third country.
Allowances based on the length of ownership may apply, as they do for French residents, and certain exemptions may also be available. These can include, subject to specific conditions and time limits, the sale of a former main residence in France.
The exact tax treatment should therefore be assessed according to the seller's country of residence and individual circumstances.
The Accredited Tax Representative
Above a certain sale price threshold—which may change depending on the regulations in force—non-residents living outside the European Union may be required to appoint an accredited tax representative.
This representative is generally a specialist organisation approved by the French tax authorities and is responsible for guaranteeing that the capital gains tax due by the non-resident seller is correctly calculated and paid to the French Treasury.
The representative's fees are generally calculated as a percentage of the sale price.
These costs should therefore be factored into the estimated net proceeds from the sale from the beginning of the project to avoid unexpected expenses at completion.
Taxation When Buying: Rules Similar to Those Applying to Residents
When purchasing property in France, expatriates generally pay the same transfer duties and notary fees as French residents.
The main areas requiring particular attention are the potential declaration of French rental income if the property is rented out and the interaction between French taxation and the bilateral tax treaty between France and the buyer's country of residence.
These treaties are designed in particular to prevent double taxation.
Advice from a tax specialist or notary experienced in non-resident transactions can help clarify these issues before completing the purchase.
Working with a Local Advisor to Manage Your Project Remotely
With numerous parties involved—including banks, notaries, property managers, surveyors and potentially an accredited tax representative—many expatriates choose to entrust the overall management of their property transaction to a local real estate advisor.
This professional acts as a single point of contact.
They can coordinate property viewings, forward documents to the different parties, monitor the financing process, help prepare the documents required for a notarial power of attorney and keep the client updated by video call or telephone while taking the time difference into account.
This support is particularly valuable when determining the correct market value of a property before selling.
A free online property valuation can provide an initial price range before a local advisor refines the valuation following an in-person assessment of the property and its surroundings.
For buyers, the advisor can also pre-select properties that closely match the expatriate buyer's requirements, helping to avoid unnecessary trips to France.
Practical Precautions Before Starting Your Project
A few practical precautions can help prevent the most common problems when managing a property transaction from abroad.
Open or Maintain a French Bank Account
Having a French bank account can make property transactions considerably easier.
It facilitates:
- payment of the deposit;
- payment of notary fees;
- receipt of the sale proceeds;
- payment of condominium charges;
- payment of property tax and other ongoing expenses.
Relying exclusively on a foreign bank account may make international transfers more complicated, increase processing times and generate significant currency conversion fees.
For this reason, many expatriates deliberately keep a French bank account open for occasional transactions of this kind.
Allow Plenty of Time for Postal and Administrative Formalities
Legalising or apostilling a power of attorney, obtaining certified translations, sending original documents internationally, obtaining a French tax number or gathering consular documents can each take several weeks, depending on the country of residence.
It is therefore advisable to begin these administrative procedures as soon as your purchase or sale project becomes sufficiently concrete.
Waiting until the last minute could delay the signing of the final deed.
Check Withdrawal Periods and Conditions Precedent
The statutory withdrawal periods applicable to buyers and the conditions precedent contained in a preliminary sales agreement—particularly obtaining mortgage financing—apply to expatriates in the same way as they do to other buyers.
The main difference is the additional time that may be required to send and receive documents from abroad.
It is therefore advisable to build a safety margin into the transaction timeline rather than working with deadlines that are too tight.
Properties Held in Joint Ownership or Through an SCI by Expatriates
Many properties owned by expatriates are not held individually in full ownership.
Instead, they may be held in joint ownership (indivision), particularly following an inheritance shared between several heirs, or through a Société Civile Immobilière (SCI).
Selling a Jointly Owned Property When the Owners Live in Different Countries
When a property is held in joint ownership and the co-owners live in several different countries, the sale generally requires the agreement of all the co-owners, except where a specific statutory regime allows a qualified majority in certain circumstances.
Coordinating several signatures across different countries, continents and time zones is precisely the type of situation in which notarial powers of attorney and electronic signatures can be particularly useful.
This situation frequently arises in an international inheritance, where the heirs of a deceased owner live in different countries.
Professional support can make it easier to coordinate all parties and ensure that the necessary formalities are completed correctly.
Holding Property Through an SCI: Specific Rules to Anticipate
Holding property through an SCI can offer advantages for inheritance planning and shared management, but specific rules must be considered when the shareholders live abroad.
These include:
- convening and holding general meetings remotely;
- complying with the formalities governing collective decisions;
- transferring SCI shares;
- selling property owned by the company;
- dealing with the relevant tax regime depending on whether the SCI is subject to income tax (IR) or corporation tax (IS).
The transfer of SCI shares is legally different from the direct sale of a property and is subject to its own specific rules.
In both joint ownership and SCI structures, working with a local professional is particularly valuable for coordinating collective decisions, preparing the necessary powers of attorney and ensuring that every shareholder or co-owner receives clear, up-to-date information regardless of where they live.
Contact a Capifrance Real Estate Advisor
Buying or selling property in France from abroad as an expatriate means simultaneously coordinating specific financing requirements, remote notarial formalities and non-resident taxation.
A local Capifrance real estate advisor can manage the entire process remotely.
They can organise video viewings, help prepare the documents required for your power of attorney, coordinate with the notary and tax representative where necessary, and remain your single point of contact throughout the transaction, regardless of your time zone.
To get started, find a local Capifrance real estate advisor familiar with expatriate property transactions who can support you from the initial valuation through to completion.
Conclusion
- Financing a property purchase from abroad requires more thorough preparation, particularly when it comes to providing evidence of foreign-currency income and a personal contribution that is often higher than for a French resident.
- A remote property sale can be handled securely using a notarial power of attorney, electronic signatures and video viewings.
- The applicable tax rules depend on your tax residence, particularly regarding capital gains, social contributions and, depending on the sale price, the potential requirement to appoint an accredited tax representative.
- Maintaining a French bank account and allowing plenty of time for postal and administrative procedures can help avoid last-minute delays.
- Properties held in joint ownership (indivision) or through an SCI by expatriates require additional coordination between parties who may be living in several different countries.
- For most expatriates, working with a local real estate advisor who manages the entire process remains one of the best ways to successfully buy or sell property in France without being physically present.
Whether you are preparing to return to France or managing the sale of a family property, professional support can make all the difference. A local expert can turn what may initially seem complicated from abroad into a well-managed property project.
Discover how a Capifrance real estate advisor can support your property purchase in France while taking into account the specific requirements of expatriate transactions.
FAQ
Can I Buy Property in France Without Being Physically Present ?
Yes.Thanks to a notarial power of attorney and, for certain stages, electronic signatures, it is possible to complete an entire property purchase in France without travelling there.
However, the process should be organised in advance, particularly regarding property viewings—which can be conducted by video call—and the transmission of the documents required by the notary.
Why Do Banks Require a Higher Deposit from Expatriates?
French banks generally consider foreign-currency income, residence outside France and, in some cases, their more limited knowledge of the borrower's financial profile to represent additional risk.
To compensate for this, they often require expatriates to provide a higher personal contribution, typically around 20% to 30% of the purchase price.
How Does a Power of Attorney Work When Selling Property Remotely?
A power of attorney is a document through which the seller or buyer authorises a trusted third party—often the notary or their representative—to sign documents on their behalf.
It must clearly specify the powers being granted, be signed before the appropriate authority according to the country of residence, and then be sent to the notary's office handling the transaction.
International delivery and administrative processing times should therefore be anticipated.
Do Expatriates Pay the Same Tax as Residents on Property Capital Gains?
The general principles for calculating capital gains—including allowances based on the length of ownership and potential exemptions—are broadly similar.
However, specific rules apply to non-residents, particularly depending on their country of residence and the potential requirement to appoint an accredited tax representative above certain sale price thresholds.
What Is an Accredited Tax Representative and When Is One Required?
An accredited tax representative is an organisation approved by the French tax authorities that guarantees the correct payment of capital gains tax on behalf of a non-resident seller.
Depending on the regulations in force, one may be required above a certain sale price for non-residents living outside the European Union.
The representative's fees should be anticipated when calculating the expected net proceeds from the sale
Do I Need a French Bank Account to Buy or Sell Property in France?
It is not an absolute legal requirement, but it is strongly recommended.
A French bank account makes it easier to manage transfers relating to the deposit, notary fees, ongoing property expenses and receipt of the sale proceeds.
It can also help avoid the additional delays and currency conversion fees associated with international transfers.
How Can I Sell a Jointly Owned Property When the Heirs Live in Different Countries?
Selling a property held in joint ownership (indivision) generally requires the agreement of all the co-owners.
When they live in different countries, notarial powers of attorney and electronic signatures can be used to coordinate the necessary signatures remotely.
Professional support is recommended to centralise communications between all parties and ensure that the transaction remains on schedule.
Why Use a Local Real Estate Advisor Instead of Managing Everything Yourself?
A local real estate advisor familiar with expatriate transactions understands the specific challenges involved and can provide access to reliable contacts, including notaries, mortgage brokers and tax representatives.
They can also manage much of the process remotely, including property valuations, video viewings, financing follow-up and coordination with the notary.
This helps reduce the risk of errors and delays caused by geographical distance.
Author :
Frédéric Rémy – Director of Commercial Performance
A real estate professional for several years within the Capifrance network, I would like to share with you some essential advice to help you succeed in your real estate project with the support of our advisors.
