Plug in your numbers. Get an all-in cost picture, annual holding estimate,
and a plain-language realism verdict — based on 2025–2026 market norms for
foreign second-home buyers.
Your situation
Figures are planning estimates, not advice. Local taxes, renovation, and FX can move totals a lot.
Realism verdict
Calculating…
Indicative market price—
Closing costs (notaire + tax)—
All-in project cost—
Liquid cash to have ready—
Est. annual holding—
Mortgage if needed—
Est. monthly payment—
Cash coverage
Debt capacity
Holding budget fit
What this implies
Next practical steps
2026 reality check (foreign buyers)
You can buy — staying is separate
No nationality ban on freehold ownership. Ownership does not grant residency.
Non-EU visitors are generally limited to 90 days in any 180 without a long-stay visa.
Asking price ≠ all-in
Resale homes: add ~7.5–8.5% (transfer tax + notaire). New-build: ~2–3% on top of
VAT-inclusive price. Budget renovation separately — common on older stock.
Mortgage is the bottleneck
Non-residents often face ~20–40% deposit, ~35% debt-to-income cap, and rates near
3.5–4.25% (early 2026). US buyers may hit FATCA friction at some banks.
Second-home taxes stick
Pay taxe foncière yearly. Taxe d’habitation still applies to second homes,
sometimes with a tourist-area surcharge. IFI wealth tax can apply above ~€1.3m French realty.
Markets are polarized
Coastal resorts ~€4,500+/m² on average; Brittany more accessible; Riviera and trophy
Alps remain expensive. Move-in-ready beats deep renovation on resale risk.
Rental is not “free money”
Short-term lets need local rules, registration, income tax, and often social charges.
Treat rental as optional offset — not the reason the purchase works.