Common Mistakes When Buying Real Estate in France

Published on October 4, 2025 and written by Cyril Jarnias

Purchasing real estate in France is often considered a once-in-a-lifetime investment. However, this complex process can be fraught with pitfalls for inexperienced buyers. In this article, we will explore the most common mistakes made when acquiring property in France and give you the keys to avoid them. Whether you’re a first-time buyer or a seasoned investor, these tips will help you secure your purchase and complete the transaction with peace of mind.

The Enthusiasm Trap: Not Clearly Defining Your Search Criteria

One of the first mistakes many buyers make is starting their property search without clearly defining their criteria. The excitement of becoming a homeowner can sometimes lead to hasty decisions that don’t truly match long-term needs.

To avoid this trap, it’s crucial to take the time to think deeply about your expectations. Ask yourself the right questions: What type of property are you looking for? In which geographic area? What are your needs in terms of space, comfort, and amenities? What is your actual budget, including all additional costs?

Create a detailed list of your priority criteria and those you’re willing to compromise on. This methodical approach will allow you to effectively target your search and avoid wasting time on properties that don’t meet your actual expectations.

Don’t hesitate to consult a real estate professional to help you with this process. An experienced real estate agent can guide you in defining your criteria and suggest properties that truly match your needs.

The Love-at-First-Sight Illusion: Neglecting the Importance of Location

It’s easy to fall in love with a property for its interior charm or exceptional architecture. However, neglecting the importance of location is a mistake that can have long-term consequences on your quality of life and the value of your investment.

Location remains the number one criterion in real estate. A poorly located property, even if perfect inside, can prove difficult to resell or rent. Conversely, a property in a sought-after location will maintain its value and may even appreciate over time.

Here are some essential points to consider regarding location:

• Proximity to public transportation
• Access to shops and services
• Quality of schools in the area
• Neighborhood safety level
• Upcoming urban development projects

Don’t hesitate to inquire with the city hall about planned urban development projects in the neighborhood. A new shopping center, tram line, or park can significantly increase a property’s attractiveness and value in the coming years.

The Low-Price Mirage: Underestimating Necessary Renovations

Finding a property at an attractive price may seem like a bargain, especially in a tight real estate market. However, underestimating the scope and cost of necessary renovations is a common mistake that can turn your dream into a financial nightmare.

Before committing, have a complete property assessment done by a professional. This will give you a clear view of the property’s actual condition and the work required. Don’t hesitate to contact several contractors for precise quotes, especially for major work like roof repair, electrical updates, or energy renovations.

Here are some points not to overlook when estimating renovation costs:

• Energy standard compliance (insulation, heating)
• Common area renovations for apartments
• Structural work (roof, facade, framework)
• Electrical and plumbing system compliance
• Potential interior remodeling work

Remember to include renovation costs in your overall financing plan. If necessary, inquire about renovation loans or available energy efficiency grants to supplement your budget.

Financial Imprudence: Not Properly Assessing Your Borrowing Capacity

A common mistake, particularly among first-time buyers, is overestimating borrowing capacity or not accounting for all costs associated with property purchase. This financial imprudence can lead to situations of over-indebtedness or the inability to finalize the purchase.

Before even starting your search, assess your financial situation. Precisely calculate your borrowing capacity considering your income, current and future expenses, and your personal contribution. Remember that banks generally limit the debt-to-income ratio to 35% of net income.

Here are the main elements to include in your budget:

• Property purchase price
• Notary fees (approximately 7-8% of purchase price for existing properties)
• Real estate agency fees when applicable
• Bank guarantee fees
• Potential renovations and their financing
• Property and residence taxes
• Condominium fees for apartments

Consult multiple banks and use a mortgage broker to get the best loan terms. In 2025, interest rates remain attractive, but it’s crucial to compare offers to optimize your financing.

The Fatal Rush: Neglecting Legal and Administrative Aspects

In the excitement of purchasing, it’s tempting to rush and neglect certain legal and administrative aspects. However, this haste can have serious and costly long-term consequences.

Take the time to carefully read all documents related to the transaction. The preliminary sales agreement, in particular, is a crucial document that binds both parties. Make sure you understand all clauses, especially the contingency clauses that protect you in case of loan denial or discovery of hidden defects.

Here are some essential points to verify:

• Property compliance with zoning regulations
• Absence of easements or ongoing disputes
• Validity of mandatory property inspections
• Condominium status and any approved renovations
• Required permits for any planned renovations

Don’t hesitate to consult a notary early in the transaction. Their role isn’t limited to the final deed signing; they can advise you throughout the process and secure your purchase.

Overconfidence: Ignoring Warning Signs

The excitement of becoming a homeowner can sometimes lead to ignoring important warning signs. Whether due to overconfidence or fear of missing an opportunity, some buyers choose to overlook problems that could prove costly later.

Pay attention to the smallest details during visits and don’t hesitate to ask questions, even if they seem trivial. Visible cracks, moisture stains, suspicious odors, or evasive seller behavior on certain points should raise your awareness.

Here are some warning signs not to neglect:

• An abnormally low price compared to the local market
• Recent renovations done without invoices or warranties
• A property that’s been on the market for a long time without apparent reason
• Inconsistencies in documents provided by the seller
• Seller refusal to provide certain documents or information

If in doubt, don’t hesitate to call an independent expert for a second opinion. The cost of this step is minimal compared to the risks incurred if a major undetected problem exists.

Long-Term Myopia: Forgetting Future Resale

When buying real estate, we naturally think about immediate and medium-term use. However, neglecting the perspective of future resale is a mistake that can have significant consequences on your investment’s value.

Even if you don’t plan to sell immediately, always consider the property’s attractiveness to future buyers. A property that’s difficult to resell can become a financial burden if your personal or professional situation changes and you need to move quickly.

Here are some elements to consider for future resale:

• Property versatility (possibility of reconfiguration)
• Likely neighborhood and infrastructure evolution
• Construction quality and materials used
• Housing energy performance
• Absence of predictable future nuisances (major construction, new developments)

Research long-term urban planning projects in the area. A neighborhood undergoing transformation can offer excellent appreciation potential, while a declining area could negatively affect your property’s value.

Conclusion: The Importance of a Thoughtful and Methodical Approach

Purchasing real estate in France is an important decision that requires a thoughtful and methodical approach. By avoiding these common mistakes, you significantly increase your chances of making a successful and satisfying long-term investment.

Remember that each situation is unique and the real estate market constantly evolves. In 2025, new challenges and opportunities arise, particularly regarding energy performance and digitalization of purchase processes.

The key to a successful real estate purchase lies in meticulous preparation, thorough analysis, and adequate professional support. Take the time to inform yourself, compare, and consider all aspects of your project before committing.