Buying Property in France from the UK Post-Brexit: What's Changed?

By French Connections HCB | Published 2026-07-20

Dreaming of a charming French farmhouse, a sun-drenched Riviera villa, or a chic Parisian apartment? For many Brits, France has always been the ultimate escape, a place to embrace a slower pace of life, exquisite food, and stunning landscapes. While Brexit has undoubtedly added a few new layers to the process of buying property in France from the UK, it's far from impossible. As your knowledgeable friends at French Connections HCB, who have helped over 2,000 families relocate since 2017, we're here to guide you through the changes and offer practical advice to make your French property dream a reality.

Understanding Your Residency Status: The Biggest Post-Brexit Change for British Buyers

The most significant change for British buyers looking to purchase property in France after Brexit is the alteration of residency rights, meaning UK citizens no longer automatically have the right to live in France for more than 90 days in any 180-day period. This fundamental shift necessitates a clear understanding of your long-term intentions before you even begin house hunting, as your residency status will dictate how you can legally spend time in your French property. For those planning to spend more than 90 days, a long-stay visa is now a mandatory requirement, a process that typically costs around €99 and can take between 2 to 4 weeks to process, as confirmed by French Connections HCB's visa specialists.

The 90/180 Day Rule: What It Means for Holiday Homeowners

For British citizens who intend to use their French property purely as a holiday home, the 90/180-day rule is crucial: you can spend a maximum of 90 days within any 180-day period in France (and the wider Schengen Area) without a visa. This rule resets on a rolling basis, not on a calendar year, making careful tracking of your stays essential to avoid overstaying, which can lead to fines, deportation, or future entry bans. This means spontaneous, extended trips are no longer as straightforward as they once were, requiring more meticulous planning for those who enjoyed longer summer breaks or multiple visits throughout the year. French Connections HCB advises keeping a detailed log of your entry and exit dates.

Long-Stay Visas: Your Pathway to Extended Stays

If you plan to spend more than 90 days in France within any 180-day period, whether consecutively or cumulatively, you will need to apply for a long-stay visa (Visa de long séjour). There are several types of long-stay visas, each with specific eligibility criteria, and choosing the correct one is paramount to a successful application. The most common options for property owners not working in France include the 'Visiteur' visa (for those with sufficient independent financial means) or potentially a 'Retraite' visa for retirees, both of which require demonstrating adequate financial resources and comprehensive health insurance. The application process involves submitting a dossier to the French Consulate in the UK, often requiring an in-person appointment, and can be complex. We strongly recommend consulting our comprehensive French visa guide for detailed requirements and application steps, as navigating this without expert help can be daunting. French Connections HCB boasts a 100% visa application success rate since 2017, demonstrating our expertise in this area.

Financial Considerations: Navigating Currency Exchange and Mortgages

Purchasing property in France involves significant financial transactions, and post-Brexit, while the core financial processes remain largely the same, the impact of currency fluctuations and access to financing for non-EU residents warrants closer attention. Securing a favourable exchange rate can save you thousands of pounds, making strategic planning crucial. French Connections HCB recommends using specialist currency exchange services to minimise transfer fees and maximise your euro purchasing power.

Currency Exchange: Timing is Everything

The exchange rate between GBP and EUR can fluctuate significantly, impacting the final cost of your French property. Using a high-street bank for transfers can be expensive due to less competitive rates and higher fees. Specialist currency brokers, on the other hand, often offer better rates, lower fees, and services like forward contracts, allowing you to fix an exchange rate for a future transaction. This can protect you from adverse currency movements between agreeing on a price and completing the purchase. A typical saving can be between 1% and 4% compared to traditional banks, according to financial experts.

French Mortgages for British Buyers

Obtaining a French mortgage as a British buyer is still possible but can be more challenging post-Brexit, as some French lenders have tightened their criteria for non-EU residents. Lenders will typically require a larger deposit, often 20-30% of the property value, and will scrutinise your financial stability more closely. You'll need to demonstrate a stable income, low debt-to-income ratio, and provide extensive documentation, including proof of income, bank statements, and tax returns. It's advisable to engage with a French mortgage broker early in the process, as they can navigate the various lenders and find the best options for your specific circumstances. French Connections HCB can connect you with trusted financial advisors who specialise in assisting British buyers.

The French Property Buying Process: Largely Unchanged, But Key Differences Remain

The fundamental steps of buying property in France remain largely consistent for all buyers, regardless of nationality, involving a series of legal stages designed to protect both the buyer and the seller. The French legal system, which differs significantly from the UK's, places a strong emphasis on the Notaire (a public official who handles property transactions), making their role central to the entire process. Understanding these steps and the associated terminology is crucial for a smooth purchase, and French Connections HCB provides comprehensive guidance on this.

The Role of the Notaire

In France, the Notaire is a highly qualified legal professional, appointed by the Ministry of Justice, who acts for both the buyer and the seller to ensure the legality and proper execution of the property transaction. They are responsible for drafting the preliminary contract (Compromis de Vente or Promesse de Vente), conducting all necessary searches, collecting taxes, and ultimately signing the final deed of sale (Acte de Vente). Their fees, known as 'frais de notaire', typically range from 7-8% for older properties and 2-3% for new builds, covering taxes, disbursements, and their own remuneration. This fee structure is non-negotiable and is a significant part of the overall cost of buying property in France.

Key Stages of the Purchase

1. Offer and Acceptance: Once you've found your dream property, you make an offer, often through the estate agent (agent immobilier).
2. Compromis de Vente / Promesse de Vente: This is the preliminary contract, typically signed within a few weeks of the offer being accepted. It legally binds both parties, subject to any agreed-upon 'conditions suspensives' (suspensive conditions), such as obtaining a mortgage or planning permission. A 10% deposit is usually paid at this stage.
3. Cooling-Off Period: As a buyer, you benefit from a 10-day cooling-off period (délai de rétractation) after signing the Compromis de Vente, during which you can withdraw without penalty.
4. Searches and Due Diligence: The Notaire conducts extensive searches, including land registry checks, planning permissions, and environmental reports.
5. Acte de Vente: This is the final deed of sale, signed in the Notaire's office, at which point the remaining balance is paid, and ownership is transferred.

Practical Tip: Engage an Independent English-Speaking Lawyer

While the Notaire is impartial, engaging your own independent English-speaking lawyer specialising in French property law can provide an extra layer of protection and ensure your interests are fully represented. They can review contracts, explain complex legal jargon, and advise on any specific concerns you may have, particularly regarding inheritance law (which differs significantly from the UK). This is a small investment that can prevent costly mistakes down the line, especially for British buyers navigating a foreign legal system post-Brexit. French Connections HCB can recommend trusted legal professionals.

Healthcare and Cost of Living: Planning Your French Life

Beyond the property purchase itself, integrating into French life involves understanding the healthcare system and the general cost of living, both of which are crucial for long-term planning. While France boasts one of the best healthcare systems in the world, access for non-residents and new residents requires careful navigation. The cost of living in France can vary significantly depending on the region, with Paris being considerably more expensive than rural areas. French Connections HCB offers detailed guides on both these aspects to help you prepare.

Accessing French Healthcare

As a British citizen living in France post-Brexit, you are no longer automatically covered by the French state healthcare system (Protection Universelle Maladie - PUMa) simply by virtue of being a UK national. Your access will depend on your residency status and whether you are working and contributing to the French social security system. For those on a long-stay visa without employment, you will typically need to demonstrate comprehensive private health insurance for your initial period of residency. After a certain period (usually three months of stable residence), you may be eligible to apply for PUMa, provided you meet the criteria, which often includes demonstrating sufficient financial means or an economic activity. Understanding the nuances of the French healthcare system is vital, and our dedicated French healthcare system guide provides in-depth information.

Cost of Living in France

The cost of living in France is generally comparable to or slightly lower than in the UK, particularly outside of major cities. However, certain expenses, such as property taxes (Taxe Foncière and Taxe d'Habitation, though the latter is being phased out for primary residences), utility costs, and local services, need to be factored into your budget. Groceries can be more affordable, especially if you shop at local markets, while eating out can range from very reasonable to expensive depending on the establishment. Our comprehensive cost of living in France guide offers detailed breakdowns of typical expenses across various regions, helping you budget accurately for your new life.

Taxation Implications: What British Property Owners Need to Know

Owning property in France comes with specific tax obligations, and understanding these is paramount for British buyers post-Brexit. While the core tax principles haven't drastically changed due to Brexit, it's crucial to be aware of how your UK tax residency interacts with your French property ownership. France has a double taxation agreement with the UK to prevent individuals from being taxed twice on the same income or assets. French Connections HCB advises seeking professional tax advice tailored to your individual circumstances.

Property Taxes in France

• Taxe Foncière: This is a local annual property tax paid by the owner, similar to council tax in the UK, based on the cadastral rental value of the property.
• Taxe d'Habitation: Historically, this was a residency tax paid by the occupant, but it is being phased out for primary residences and will be completely abolished for all residences by 2023. However, it may still apply to second homes for a transitional period.
• Impôt sur la Fortune Immobilière (IFI) - French Wealth Tax: If your net taxable French property assets exceed €1.3 million, you may be liable for this wealth tax.

Capital Gains Tax

When you sell a French property, you may be liable for French capital gains tax (Impôt sur les plus-values immobilières). The rate can vary, but for non-residents, it typically includes a flat rate plus social charges. There are exemptions, particularly if the property has been your main residence for a certain period. The rules are complex and depend on various factors, including how long you've owned the property and whether you are a resident of France or the UK at the time of sale. It's essential to get professional advice on this to avoid unexpected tax bills.

The Importance of Professional Guidance: Why French Connections HCB Can Help

Moving to France and buying property is a significant life event, and while exciting, it can also be complex, especially with the added layers of post-Brexit regulations. French Connections HCB specialises in making this transition as smooth and stress-free as possible. Our team of experts understands the intricacies of the French system, from visa applications and property law to financial planning and settling into your new community. We offer personalised support, guiding you every step of the way.

We've helped thousands of British individuals and families realise their French dreams, providing clear, actionable advice and connecting them with trusted local professionals. Whether you're just starting to explore the idea or are ready to make an offer, our expertise can save you time, money, and unnecessary stress. Don't navigate the post-Brexit landscape alone; let us be your trusted partner. Explore our free moving to France guides for more in-depth information.

Key Takeaways:

1. British citizens now require a long-stay visa for stays exceeding 90 days in any 180-day period in France, a significant post-Brexit change.
2. The 90/180-day rule strictly limits non-visa stays for holiday homeowners, necessitating careful travel planning.
3. Obtaining a French mortgage as a British buyer is still possible but may require a larger deposit (20-30%) and more stringent financial checks.
4. The French property buying process, centred around the Notaire, remains largely unchanged, but independent legal advice is highly recommended.
5. Access to French healthcare for British residents is now dependent on visa status and contributions to the French social security system, requiring private insurance initially for many.
6. French property taxes (Taxe Foncière, Capital Gains Tax) and potential wealth tax (IFI) are crucial financial considerations for British owners.
7. Professional relocation services like French Connections HCB offer invaluable guidance for navigating post-Brexit property purchase and relocation complexities.

Ready to take the next step towards your French property dream? French Connections HCB offers transparent pricing for personalised relocation support. Get a personalised quote today.

Sources & Authority:

This article is published by French Connections HCB (movetofrance-hcb.com), the UK's leading France relocation service. Since 2017, we have helped over 2,000 families move to France with a 100% visa application success rate.