In summary…
You can buy property in France from abroad without returning to sign the deed: the notary can remotely draw up an authentic power of attorney allowing an agent to sign on your behalf, and the same credit limits apply to non-residents as to residents. However, the deed of sale itself must still be signed in France, either by you or your agent.
The requirements for down payments, currency, and country depend on each bank's policy, and owning the property makes you subject to French taxation (rental income tax, property tax, and wealth tax on real estate exceeding the threshold). Our position: everything can be arranged remotely except the viewing, and that's precisely what shouldn't be delegated without a written agreement.
«I found the apartment online, the viewing is via video conference, and the seller wants an answer within 48 hours.» This is a typical situation for an expat family wanting to buy a property in Lyon, either to return later or to rent out. Each step can be done remotely. The risk is that they might be done out of order: the preliminary sales agreement is signed before the financing and power of attorney are in place.
1. Remote procedures: what can be delegated and what cannot
Remote notarized powers of attorney have been available since November 2020.
For the preliminary sales agreement or promise of sale, a certified power of attorney, drawn up at the town hall or by a notary, is sufficient. For the final deed of sale, the decree of November 20, 2020, allows the notary to remotely establish an authentic power of attorney given to an agent., through a secure system. You give power of attorney to a trusted person, who will sign the document in Lyon on your behalf.
What remote power of attorney does not do is allow for the remote signing of the deed of sale itself, which must be signed in France, either by you or your representative. The government confirmed this in December 2020, and as of March 2022, it was not considering authorizing French notaries to practice abroad. Consulates are not the usual route: only a few retain notarial functions, and they can primarily legalize a signature on a private document, for a consular fee.
Specifically. Have the power of attorney drawn up by the notary handling the transaction, not using a template found online. Include written restrictions: maximum price, specific property details, conditions precedent (financing, planning permission), and a list of documents the agent must have reviewed before signing. A power of attorney that is too broad can jeopardize your assets; a power of attorney that is too narrow will prevent the signing on the scheduled day.
For the technician. Decree No. 2020-1422 of November 20, 2020 (notarized power of attorney established remotely); Article 9 of Decree No. 71-942 of November 26, 1971, as amended by the ministerial response cited below (an instrument received outside the territory is valid only as a private agreement). Consulates with notarial jurisdiction: according to the ministerial response published in the Official Journal of March 29, 2022 (question No. 42204), only the consulates in Dakar and Abidjan still exercised these powers, pursuant to the decree of December 17, 2018; the Ministry of Foreign Affairs now indicates that only a few consulates remain competent. An instrument executed before a foreign public official may be admitted in France subject to legalization, apostille, or exemption: this must be validated by the French notary before signing.
The visit and the documents: conducted remotely, with a methodical approach.
The Ministry of the Economy website strongly recommends an on-site visit and reserves virtual tours for the pre-selection process. If viewing remotely, request in writing the minutes of the last general meeting, the property assessments (including the energy performance certificate and asbestos survey), and the local urban development plan from the town hall. Compare the asking price to transactions recorded in the DVF database (land value requests, last five years). A licensed professional has a duty to advise.
2. Financing: same limits, policy specific to each bank
The High Council for Financial Stability (HCSF) regulates the granting of mortgage loans: the total monthly payments must not exceed 35% net income before tax, including insurance, and the duration is limited to 25 years old (27 years with a deferral linked to a delivery). Institutions may deviate from their quarterly production for 20 %. Its scope expressly includes non-resident borrowers financing property located in France with an institution supervised by the ACPR, the Prudential Control and Resolution Authority.
The requirements for down payment, currency, or country are determined by each bank's policy. Once the offer is received, a ten-day cooling-off period is required before acceptance. The offer remains valid for at least thirty days. For information on guarantees, see mortgage, surety and lender's lien ; on the offer, the information sheet and the reflection period.
Numerical case: illustrative example, calculated using the rules in effect on 23/10/2026
Situation. A couple lives abroad. Their net income before tax is €7,000 per month, or €84,000 per year. They are planning to buy a property in France, financed with a loan.
Issue. What monthly payment and borrowing capacity does the 35 % rule leave?
Strategy. Apply the HCSF ceiling, deduct the insurance, then convert the monthly payment into capital over 25 years.
Result. 35 % of €7,000 = €2,450 per month maximum, including insurance. Less €60 for insurance, that leaves €2,390 for the loan. At 3.50 % over 25 years (300 monthly payments), this corresponds to a capital of approximately €477,400.
Hypotheses. A single stable income of €7,000 net before tax, no other outstanding loans, insurance of €60 per month, nominal rate of 3.50 (% chosen for illustration purposes only - this is not an official rate or an offer); illustrative example, calculated using the rules in effect on 23/10/2026. The bank may also apply a discount to income received in foreign currency or require a down payment: its policy is not a legally binding figure.
For the technician. Decision D-HCSF-2021-7 of September 29, 2021, as amended by decisions D-HCSF-2023-2 and D-HCSF-2023-6; the HCSF's FAQ is aimed at "non-resident borrowers financing a property located in France." Cooling-off period and validity of the offer: provisions of the Consumer Code regarding mortgage offers (DGCCRF fact sheet).
3. Holding taxes: what the property costs you each year
| Tax | Who pays him? | Key takeaway |
|---|---|---|
| Property tax | The owner or usufructuary on January 1st of the tax year | Due even if you live abroad; see secondary residences of non-residents |
| Income tax (rents) | The non-resident who rents | Minimum rate of 20% % up to €29,579, then 30% % (2025 income); option available for the average rate |
| Social security contributions (rent) | The non-resident who rents | 17.2 % for an unfurnished rental, 18.6 % for a non-professional furnished rental; only the solidarity levy of 7.5 % applies if affiliated with a scheme in the European Economic Area (EEA) or Switzerland, according to the general rule indicated by Service-Public. |
| Real estate wealth tax (IFI) | The non-resident whose assets in France exceed the threshold | Taxable net value threshold of €1,300,000; tax brackets apply from €800,000; debts are deductible. |
| Capital gain upon resale | The non-resident who sells | 19.% of income tax and 17.2.% of social security contributions; tax representative to be appointed unless exempt. |
Some key points. Unfurnished rentals with gross rents up to €15,000 fall under the micro-property regime (30% allowance), in addition to the standard regime. Non-residents are subject to the French wealth tax (IFI) on their assets located in France and on shares in real estate companies that own them; debts related to the property are deductible. Acquisition costs, known as "notary fees," mainly consist of taxes (transfer duties); the notary's fees follow a sliding scale set by the French Commercial Code; for older properties, the municipal share of transfer duties is 1.20 times the amount of transfer duties, and the departmental share varies depending on the department, up to 5 times the amount since April 2025 on a temporary basis. Details: Wealth tax for non-residents, notary fees, tax representative.
For the technician. Wealth Tax (IFI): scope defined in Article 964 of the French General Tax Code (CGI), tax base and deductible debts in Articles 965 to 974, tax schedule in Article 977; minimum tax rate for non-residents: Article 197 A of the CGI; capital gains on real estate for non-residents: Article 244 bis A of the CGI (tax representative, IV: exemption, in particular for nationals of the European Union or the EEA with a tax treaty with France, for a sale price of €150,000 or less, or for an exempt capital gain). Temporary increase in the departmental rate of transfer taxes, upon deliberation by the department: Article 116 of Law No. 2025-127 of February 14, 2025, on the 2025 budget. Notary fees: Article A. 444-91 of the French Commercial Code.
Frequently asked questions
Is it possible to sign the deed of sale from abroad without having to travel?
Not directly: the official document is signed in France. However, you can grant an agent a power of attorney drawn up remotely by a French notary, from abroad. The agent signs the document on your behalf.
Does a French bank grant a loan to a non-resident?
The HCSF's limits apply to both non-resident and resident borrowers when the lender is regulated by the ACPR; down payment, currency, and country requirements are determined by each bank's policy. Compare several institutions and obtain a written response before signing the agreement.
What French taxes do you pay when owning property in France from abroad?
Property tax, due by the owner on January 1st, income tax and social security contributions on rents if you rent, IFI if your net real estate assets in France exceed €1,300,000, and capital gains tax on resale.
Our position
Buy remotely if you must, but proceed in stages: financing first, power of attorney next, and the preliminary sales agreement last. Decide on the property's intended use (future residence, rental, inheritance) before purchasing, because the taxation of rental income, wealth tax (IFI), and resale is not the same. A property purchased without this decision will later require costly adjustments.
Do you live abroad and are planning a purchase in France? We review with you the financing, the use of the property and the taxation of ownership before the preliminary sales agreement.
Are you a notary, chartered accountant, lawyer, or fellow consultant? And one of your clients is buying in France from abroad? We act as a co-contractor on the financing and taxation of ownership: the client remains yours, you receive a detailed statement ready to insert in your file.
Book an appointment
The initial consultation is to establish your exact situation and determine if there is anything that can be done—sometimes there is nothing, and we will say so as well. Thirty minutes, with no obligation.
Book an exchange with Balmont Conseil
Alexis Sagnier, financial and real estate investment advisor, insurance broker, AMF certified. ORIAS 13003497. Updated on 23/10/2026.
Official sources consulted
- Economie.gouv.fr, How to buy real estate remotely?
- Ministry of Justice, Authentic acts: the power of attorney can be established remotely
- Ministry for Europe and Foreign Affairs, Obtaining or requesting a copy of a notarial deed abroad
- Senate, oral question no. 1390S (2020), authentic remote signature
- National Assembly, question no. 42204 (2021), solemn notarial acts of clients residing abroad
- HCSF (economie.gouv.fr), measure relating to the granting of mortgage loans
- HCSF, frequently asked questions on mortgage lending decisions
- DGCCRF, Mortgage loans: read the documents provided carefully
- Service-public.gouv.fr, Real estate wealth tax: people and properties concerned
- Service-public.gouv.fr, Calculation of the IFI
- Service-public.gouv.fr, Social security contributions on investment income
- Service-public.gouv.fr, Rental income (unfurnished rental)
- Service-public.gouv.fr, Capital gains tax on real estate
- Economie.gouv.fr, Taxes: what are the rules for residents abroad?
- Economie.gouv.fr, Notary fees for a real estate purchase
- Service-public.gouv.fr, Property tax on built properties
