Buying guides
Buying a price-cut or auction home in France
Most French homes on CasaAlpha Deals are ordinary sales where the price has been cut by 10% or more. Some are court or notary auctions. The two work very differently, so check which one you're looking at first.
Checked 1 October 2026. Rules and rates change, so confirm the details with a local professional.
Your team
- Notaire (notary): handles every ordinary purchase, and you can appoint your own at no extra cost.
- Avocat (lawyer): required to bid at a court auction, and must be registered with that court.
- Building surveyor (expert en bâtiment): optional, but worth it on an older home.
An ordinary sale, step by step
- Make an offer through the agent, usually in writing.
- Sign the preliminary contract (compromis de vente) and pay a deposit of 5–10%.
- You then have 10 days to change your mind and get the deposit back.
- If you need a mortgage, the contract normally says the sale falls through, with your deposit returned, if the loan is refused.
- Sign the final deed (acte de vente) at the notary's office, usually about three months later.
Why has the price been cut?
A cut of 10% or more usually means the home was priced too high, has been on the market a long time, or needs work. Read the seller's survey reports (diagnostics), especially the energy rating (DPE): homes rated F or G face limits on being let, which pushes prices down.
Court auctions (ventes judiciaires)
- The court sells the home for a lender. You must bid through a lawyer registered with that court.
- Your lawyer hands in a bank cheque as a deposit, typically 10% of the starting price (mise à prix).
- For 10 days after the sale, anyone can bid at least 10% more (surenchère), which reopens the auction.
- The balance is usually due within two months. There is no cooling-off period and no mortgage condition, so have your funds ready.
Notary auctions (ventes notariales)
Run by notaries, often for estates. You can bid yourself after registering and handing over a deposit cheque, often 20% of the starting price. The same 10-day higher-bid rule applies.
Is anyone living there?
Check before you bid or offer. Removing an occupier in France can take one to two years, and evictions stop over the winter (1 November to 31 March).
Taxes and costs
- Ordinary sale: notary fees and taxes (frais de notaire) of about 7–8% for an existing home.
- Court auction: the costs already run up (frais préalables), registration taxes of roughly 6%, and your lawyer's fee, all on top of your bid.
- Each home's page has a cost calculator for a first estimate.
General information only, not financial advice. Rules and lender criteria change; confirm with a regulated adviser.