RealEstateTips

1. Why buy a place in France?

Buying a French home is a major financial decision, so it’s important to be clear about your objectives. Are you looking to make an investment, or do you plan to relocate and work, set up a business, or even retire? If your purchase is a holiday home, will you make long weekend trips, or lengthier stays? Answering these questions will help identify the type of property best suited to your needs, and its ideal location.

2. Where to buy your French home

Obviously we’re big fans of the Languedoc, but France has 21 other regions too! France is a huge country boasting a wide variety of landscapes, several climatic zones and numerous micro-climates; narrowing down your search area is key, and clarifying your criteria will help. Joe Laredo’s “The Best Places to Buy a Home in France “(published by Survival Books, £11.95, www.survivalbooks.net) is a good starting point. Note that plural on “Places…” – there are so many great spots in which to look, so keep a sense of perspective: you can’t visit them all. Why not try the Languedoc for starters?

3. The location of your French property

It’s been said a hundred times, but it’s worth repeating: location is all-important. You can renovate, restore, rebuild, modernize, extend and transform a house, but its location cannot be altered. Our advice is to plump for a property in reasonable condition in a popular, accessible area, rather than a dream home in a remote spot. You can always do some DIY to turn a modest home into a fabulous French pad, but no amount of cash will transform an isolated spot into anything else. Lost in France was a hit record – but you don’t want it to become Your Tune.

4. Buy your French home according to your life stage

For retirees, sunshine may be a “must”; being within walking distance of a doctor, a post office and a couple of shops could be very helpful in later years. Having neighbours nearby can provide a helping hand and some extra security for older folk. For young families planning to relocate to France, access to schools and leisure facilities will probably be important. When buying a French property, take into account your current needs – and also how they may evolve as years go by.

5. French property – what does it cost?

As a general rule of thumb, the closer you are to a major town or the coast, the higher prices will be. French property is at its cheapest in the countryside; city homes can cost two or three times as much. Property in chic resorts on the Mediterranean coast can cost as much as €3,100 per square metre, but Paris takes the biscuit at an average €4,385 per square metre. In some rural areas it is possible to buy an old home in need of extensive work for as little as €50,000, but budget at least the same again to make it habitable. For a family-sized home with several bedrooms, a garden and pool, allow upwards of €200,000, depending on the area.

6. French property price trends

Annual increases of up to 20% have been seen in the most popular areas of France since 2000. For Brits, French property still offers excellent value; prices are typically 35-60% of those in the UK, peaking where the demand for holiday homes is the strongest, i.e. the Atlantic and Mediterranean coasts and Alpine ski resorts. Check the prices of French property advertised online or in specialist magazines to see how they vary from one region to another.

7. Travelling to your French home

Before settling on your French property purchase, ask yourself: how long will it take to get there, door to door? Are there any direct travel options? How much are they, and how frequent, year round? Is travelling by car a possibility? There’s arguably little point buying a dream home in a highly inaccessible spot; more time travelling means less time relaxing, and you may have problems when it comes to selling on.

8. House hunting in France: try before you buy

Unless you know exactly what kind of French home you want, and precisely where it should be, it can be wise to rent a property. If time allows, give yourself the chance to experience an area, its inhabitants, weather, services, amenities and cost of living, throughout the year – or at least out of the high season. Spending a week’s summer holiday in a pretty French cottage is one thing; living in a damp, drafty old house in the height of winter is quite another.

9. French property types

Hunting for a home in France? You’re spoiled for choice, as France offers a wealth of property types, from older, period homes with charm to more recent constructions with all mod cons. A third option is a brand new, off-plan purchase (in other words, reserve a home within a development and then wait for it to be built; completion time is typically 12-18 months). If you prefer your French home to be made-to-measure, a maison individuelle can be built to your specific design.

10. Buying an old French home

For a French home with character, ripe for renovation, with land and maybe outbuildings, you will inevitably be looking at an older (pre-1945) property. Remember that renovation or modernisation costs are nearly always higher than estimated, and the price of many renovated properties does not reflect the time and money invested. Older buildings inevitably cost more to maintain. Still, what price the charm of vieilles pierres (old stones) and original features?

11. Buying land in France

Any purchase of a French property covering more than a hectare (2.47 acres) has to be referred to the Société d’Aménagement Foncier et d’Etablissement Rural (SAFER), a body which has the right to pre-empt the sale if it feels that the property should remain in agricultural use; the notaire handling the sale will notify SAFER of the impending sale. SAFER rarely exercises its right, but if it does object to the sale, any agreement is null and void, so prepare yourself for disappointment; you will however be entitled to the return of your deposit.

12. Buying French property near a listed building

If your dream home is near a listed building or site, there may be restrictions on the extent to which it can be altered or renovated (in some cases you may be told what materials and colours you can use). Check with the local Mairie. An organisation called Bâtiments de France is responsible for issuing and enforcing restrictions; each département has its own Architecte des Bâtiments de France, or ABF.

13. French property and planning permission

Planning permission (un permis de construire) is needed to make any external alterations to a French property. If you are planning to buy a French home and alter it in this way, ensure that a conditional clause (clause suspensive) is included in the preliminary sales contract (compromis de vente), stating that the purchase is subject to obtaining planning and building permission; this way, if your planning application is turned down, the sale becomes null and void and your deposit will be returned.

14. Buying a French home with a septic tank

Most homes in rural France have individual sewerage systems (fosse septique). Have an approved specialist carry out an inspection before you agree to buy, and get a cost estimate for any necessary works. According to French legislation, most homes in French village centres were supposed to be connected to mains drainage (tout à l’égout) by the end of 2005, with owners paying connection charges; check with the vendor whether this has happened, and if not, ask at the Mairie to find out if this applies to the property you are considering.

15. Owning a French property with a swimming pool

Installing a pool increases a property’s rental potential and letting rates; however, pools need regular cleaning and maintenance, which will add to the running costs of your French home. Planning permission is needed to install a pool of more than 20 square metres, and all new pools and existing pools in rented properties must have an approved safety system; all other pools will have to be fitted with the same by January 2006.

16. Building your own home in France

Buying a plot and having a home built to spec is popular with the French. If you want to follow their lead, you will need to obtain a certificat d’urbanisme (confirming that the land may be built on) and planning permission (un permis de construire). Be prepared to supervise the construction, or hire an architect to do it for you. Building costs vary from €500 to €1,500 per square metre, depending on design and build quality.

17. Buying a building plot in France

Known as terrains à bâtir or terrains constructibles, French building plots are usually 1,000 to 3,000 square metres, and cost between €10,000 and €40,000; naturally, prices vary according to location, and whether mains services are connected. They can be bought from estate agents, direct from the owner, or from builders (insist on separate contracts if you opt for a package deal from a builder).

18. Buying a French property off-plan

The advantages of buying a new home in a development that has yet to be built include price (off-plan properties are often cheaper than homes that are already built); brand-new fixtures, fittings, insulation, ventilation and heating systems; lower deposit and registration fees, and exemption from property tax (taxe foncière) for two years from January 1 following the completion date. New build homes are generally high on comfort, and low on maintenance ideal for DIY dunces, older folk, and those who value the lock-up and go aspect.

19. Buying a resale property in France

Buying a new (i.e. modern, as opposed to brand-new, yet to be built) home means you see exactly what you get. The value will depend on the build quality and design, the age of the property and how well it has been maintained (ask to see copies of invoices and details of any work carried out). Resale homes within mature developments may offer the benefits of well-established services and amenities.

20. Buying a French home for retirement

Older folk planning to retire to France should look carefully when purchasing a home, checking for proximity to services and amenities, public transport, shops, doctors and hospitals, and the availability of transport links back to the UK (you may be planning to retire permanently to France, but unforeseen circumstances can prompt a quick cross-Channel trip). A modern, low-maintenance home in an accessible town with good facilities might be a wise choice.