French prices barely moved in 2025 — no Portugal-style surge — and there are no nationality restrictions on buying. The catch is the 7–8% purchase costs and a rental system built around 3-year leases. Here are the numbers.
Last verified: 8 July 2026| Area | Price €/m² | ≈ USD/m²* | Data quality |
|---|---|---|---|
| France (national average, existing homes) | €3,405 (Q3 2025) | $3,880 | Notaires de France / INSEE-Notaires index |
| Paris (apartments) | €9,580 (Feb 2026) | $10,920 | Notaires du Grand Paris — official transaction data |
| Île-de-France (apartments) | €6,160 (Feb 2026) | $7,020 | Notaires du Grand Paris |
| Nice | ≈€5,274 (Jun 2026) | $6,010 | Portal estimate — not notaire data |
| Montpellier | ≈€3,850 | $4,390 | Portal estimate |
| Toulouse | ≈€3,500–4,200 | $3,990–4,790 | Portal estimate |
*At €1 = $1.14 (July 2026). City figures other than Paris/Île-de-France are portal estimates (MeilleursAgents/SeLoger), not official notaire data — treat as indicative.
The trend: 2025 prices were roughly stable nationally (apartments up about 1%). France sat out the price surges seen in Portugal and elsewhere — good news for buyers, less so for anyone hoping to ride appreciation.
| Cost | What it is | 2026 numbers |
|---|---|---|
| Transfer duties (DMTO) | The main tax, set by department | 5.09–6.31% of the price, depending on department |
| Notaire's fee + registration | Regulated scale plus land-registry costs | Makes up the balance of the package |
| Total on an existing home | The all-in "frais de notaire" | ~7–8% of the purchase price (new-build homes attract lower duties) |
On a €400,000 house, budget roughly €28,000–32,000 on top of the price. The notaire is a public official who handles the conveyance for both sides — buyers can (and foreign buyers should) appoint their own at no extra cost, since the fee is split.
The standard unfurnished lease runs 3 years (furnished: 1 year), heavily tilted toward tenant protection — the landlord can only end it at term, for narrow reasons. Rents rose about 1.5% nationally in 2025, and rent control (encadrement des loyers) caps rents in Paris and several other cities. The hard part for newcomers isn't price — it's the file: French landlords typically want a dossier proving income comfortably above the rent, and without French payslips you should expect to prepay months ahead, offer a larger file of pension/income evidence, or use a specialist relocation agency. A 12-month lease also strengthens your visa renewal file.
The two-contract process, the 10-day cooling-off right, and where foreign buyers get burned.
The dossier landlords expect, guarantee services, and what actually works for retirees.
Loan-to-value realities, the insurance-based age limits, and current French rates.