Buying property in Nice as a foreign buyer: the process, step by step

Buying property in Nice is a dream for many international buyers, but the French process can feel unfamiliar. The good news is that it is well regulated and secure, and foreigners can buy on exactly the same terms as French citizens. There are no restrictions on non-residents, and you do not need to live in France to own a home here. This guide takes you through the process from the first viewing to the handover of the keys.

From an accepted offer to the keys, a typical purchase in Nice takes around three months:

• Weeks 1–4: search, viewings and offer.
• Weeks 2–6: signing of the compromis de vente and payment of the deposit.
• 10 days after signing: the cooling-off period ends.
• Months 1–3: legal checks by the notaire and arrangement of financing.
• Around 3 months after the compromis: signing of the acte de vente and handover of the keys.

Cash purchases can move faster; a mortgage or a complex co-ownership can make it take longer.

Start with a clear brief: budget, type of property, preferred areas and how you will use it – as a main residence, a holiday home or an investment. Nice’s neighbourhoods are very different, from the historic Old Town to the Belle Époque Carré d’Or and the villas of Mont Boron, so our area guides are a good place to start.

In France, the same property is often listed by several agencies at different prices, and many of the best properties are never advertised. As a buyer’s agent, we search the whole market for you, including off-market opportunities, and arrange viewings in person or by video.

When you have found the right property, you make a written offer (offre d’achat), stating the price and any conditions, such as obtaining a mortgage. Negotiation is normal, and the right price depends on the property’s condition, the building, comparable sales and how long it has been on the market. Once the seller accepts in writing, the preliminary contract is prepared. No money changes hands at this stage.

The compromis de vente is the preliminary contract, binding on both parties. Usually drafted by a notaire, it sets out the price, the description of the property, the completion date and the conditions under which the sale can be cancelled.

Conditions suspensives

Conditions precedent protect the buyer: if one is not met, you can withdraw and recover your deposit. The most common are the mortgage condition, the town’s pre-emption right (rarely exercised for apartments) and confirmation that the seller has clear title with no unexpected planning restrictions or charges.

Diagnostics and co-ownership documents

The seller must provide technical reports on energy performance (DPE), asbestos, lead, electrics, gas, termites and natural risks, as well as the certified living area for apartments. For apartments in a co-ownership (copropriété), you also receive the building regulations, recent meeting minutes, the service charges and information on planned works. Read these carefully: they reveal, for example, whether a costly façade renovation has already been voted.

The 10-day cooling-off period

As a private buyer of residential property, you have a statutory 10-day cooling-off period (délai de rétractation). It starts the day after you receive the signed compromis, usually by registered mail, and during it you can withdraw for any reason, without penalty. The seller has no such right.

The deposit

On signing, the buyer usually pays a deposit of around 5–10% of the price. It is held in escrow by the notaire – never paid to the seller – and deducted from the price at completion. It is refunded in full if you withdraw during the cooling-off period or if a condition is not met; if you withdraw later without a valid reason, you will normally lose it.

Every property sale in France must be completed before a notaire, a neutral public official who verifies the seller’s title, checks for mortgages and charges, collects the required documents, calculates and collects the taxes and registers the sale.

You can share the seller’s notaire or appoint your own at no extra cost, as the fee is simply split between them. For foreign buyers, a notaire who speaks your language can be a real advantage. Notary fees, paid by the buyer, are typically around 7–8% of the price for an existing property and 2–3% for a new-build, and most of this amount is tax collected for the state.

French banks do lend to non-residents, although they usually require a larger deposit and take longer to approve a loan. Many international buyers also borrow at home or buy in cash.

Before completion, the balance of the price and the notary fees must be in the notaire’s escrow account. Under anti-money laundering rules, you will be asked to document the source of your funds, so keep bank statements and contracts ready. International transfers can take several days, so plan ahead.

The acte de vente is the final deed of sale, signed at the notaire’s office around three months after the compromis. Once it is signed, ownership is transferred and you receive the keys the same day. You will receive a certificate of ownership shortly afterwards, and the registered title deed a few months later. Remember to insure the property from the day of completion and transfer the utility contracts into your name.

Documents

The notaire will typically ask for a valid passport, your birth certificate (sometimes with a certified translation), your marriage certificate and any prenuptial agreement, proof of address, and documentation of the source of funds. Your marital regime affects how ownership is registered in France, and buying through a company such as an SCI has tax and inheritance consequences, so take advice before you sign the compromis.

A French bank account

A French bank account is not required to buy, as funds can be sent to the notaire from abroad. In practice, most owners open one to pay service charges, utilities, taxes and insurance by direct debit. Opening an account as a non-resident takes time, so start early.

Power of attorney

You do not need to be in France to sign. With a power of attorney (procuration), someone – often an employee of the notaire’s office – can sign on your behalf. A power of attorney signed abroad may need to be certified by a local notary and apostilled, so allow time for this. Remote electronic signing is also increasingly possible.

As a buyer’s agent, we work only for you, never for the seller. We define your brief, search the entire market including off-market properties, assess each property and its co-ownership, negotiate the price and terms, coordinate with the notaire, banks and other advisers, and explain every document in plain language. We support you all the way to the keys – and with the practicalities afterwards.