Real estate in France: the most active foreign buyers in 2025

In 2025, foreign buyers continue to play a strategic role, accounting for nearly 2% of all existing home transactions in France. But which nationalities are most active? What types of properties are they looking for? And why do they often turn to a property hunter? Here’s a full analysis.

Top Nationalities Buying in France In 2025, foreign buyers represent about 2% of real estate transactions for existing homes in France, based on recent publications and notarial reports. Here are the main nationalities involved, based on data up to 2023 and projected trends for 2025:

• Belgians: The leading non-resident buyers, they accounted for 20% of foreign purchases in 2023, especially in the Var (28% of non-resident transactions) and Provence-Alpes-Côte d’Azur (PACA, 17%). In 2025, they remain active, notably in Alpes-Maritimes (13%).
• Britons: Their share has dropped (17% of non-resident purchases in 2023 vs. 35% in 2015) but they remain active in Dordogne and PACA, with an average €500,000 budget for second homes.
• Americans: Leading in Paris (25% of non-resident transactions in 2023), they invest in high-end properties with an average budget of €715,000. The Côte d’Azur is also a key target for luxury purchases.
• Dutch: Their activity increased by 45% between 2022 and 2025, with an average budget of €298,000. Preferred areas include Creuse (8% of sales in 2023) and Haute-Savoie (12%).
• Germans: Active in the Var (18%) and Alsace, they typically invest in properties priced between €400,000 and €600,000.
• Chinese: Growing presence in Paris (10% of foreign resident transactions in 2023) and the Côte d’Azur, with budgets exceeding €1 million.
• Lebanese: They made up 12% of non-resident purchases in Paris in 2023, focusing on prestigious properties.

Example: An American family buys a 90 m² apartment in Paris’s 7th arrondissement for €950,000 in 2024 for short-term rentals on Airbnb, targeting a 4.5% rental yield. A Belgian couple buys a villa in Antibes for €600,000 in 2025 for Mediterranean vacations, motivated by its proximity to Belgium.

Key figures (2023–2025)

Based on notarial reports, Global Property Guide, and Investropa, here are the latest insights:

• Transaction volume:
  • 2023: 935,000 sales of existing homes (-21% vs. 2022)
  • 2024: 780,000 sales (-17% vs. 2023)
  • 2025 (forecast): 825,000 sales (+6%), according to FNAIM
• Foreign buyer share:
  • 1.8% of transactions in 2022 (17,000 sales)
  • 2% in 2025, with increases in the south (Alpes-Maritimes: 13%, Haute-Savoie: 12%)
• Average prices:
  • Paris: €9,520/m² in Feb 2025 (-2.8% YoY)
  • Côte d’Azur (Alpes-Maritimes): €5,500/m² for older apartments (+6% since 2023)
  • Creuse: €1,200/m², among the lowest in France
• Average budgets of foreign buyers:
  • Americans: €715,000 in Paris
  • Britons: €500,000–€1M for second homes
  • Dutch: €298,000 (+30% since 2022)
  • Chinese: >€1M for luxury investments
  • Lebanese: >€800,000 in Paris
• Rental yields:
  • Paris: 4–5% (seasonal rentals)
  • Lyon: 4.5%, Nantes: 5%
• Mortgage rates: 3.14% in Dec 2024 (down from 3.63% in 2023), expected to drop to 2.5% in 2025

Example: A German investor buys a house in Strasbourg for €450,000 in 2025, benefiting from a 6% price increase driven by the region’s economic appeal.

Trends over time

• 2008–2018: Foreign non-resident buyer share drops to 1.7% in 2018; median prices down 10% in provincial France.
• 2020–2021: The pandemic reduces foreign purchases to 1.3% in 2020, followed by a rebound to 1.8% in 2022.
• 2022–2023: Belgians overtake Britons, affected by Brexit (-6% transactions between 2020–2021).
• 2024: Transactions and prices fall (-17% and -3.96% respectively for existing homes), but stabilization expected in 2025 (+1% price growth).
• 2025: Foreign buyers increase their market share, especially in Alpes-Maritimes, Gers, and Haute-Savoie. Demand rises for eco-friendly homes (30% of new builds) and smart homes (20% of households).

Example: In 2023, 8% of sales in Creuse are to non-residents, attracted by low prices (avg. €136,000 in Châteauroux). In 2025, a Dutch buyer purchases a rural home in Creuse for €150,000, ideal for remote work.

Why these countries buy in France

• Economic & Political Stability: France, with a fragility index of 28.3, is seen as a safe haven by Americans and Chinese buyers.
• Quality of Life: The Mediterranean climate, gastronomy, and culture attract Britons and Belgians to areas like Dordogne and PACA.
• Rental Yield: Seasonal rentals in Paris and the Côte d’Azur offer 4–5% yields, appealing to American and Chinese investors.
• Geographical Proximity: Belgians and Dutch buyers focus on easily accessible regions like Var and Creuse.
• Ease of Purchase: No legal restrictions for foreign buyers, though visas (e.g., VLS-TS Visitor, requiring €1,800/month passive income) may be needed for non-EU nationals.

Example: A Chinese investor buys a €1.2M apartment in Nice in 2025 for tourist rentals, capitalizing on France’s 90 million annual visitors.

France’s appeal as an investment destination

• Real Estate Diversity: From Parisian flats (€9,520/m²) to rural houses in Creuse (€1,200/m²)
• Economic Growth: Residential real estate market to reach $366.71B in 2025 (+6.75% CAGR through 2030)
• Government Incentives: The expanded zero-interest loan (PTZ) in 2025 supports foreign buyers as well
• Tourism: With 13.5M visitors during the 2024 Olympics, seasonal rentals thrive
• Sustainability: 30% of 2025 new builds meet eco-standards, appealing to green-conscious investors

Example: A Dutch buyer invests in an eco-friendly house in Lille (€400,000) in 2025, benefiting from energy renovation subsidies.

Top locations by country

• Britons: Dordogne (rural homes, €200,000–500,000), PACA (coastal villas, €500,000–1M)
• Americans: Paris (7th, 8th districts, >€700,000), Côte d’Azur (luxury villas, >€1M)
• Belgians: Var (28% of foreign purchases), Alpes-Maritimes (13%)
• Dutch: Creuse (8% of sales, ~€136,000), Haute-Savoie (12%)
• Germans: Alsace (cultural ties), Var (18%)
• Chinese: Paris (10% of resident purchases), Côte d’Azur (prestige properties)

Example: A Belgian couple buys a villa in Antibes (€600,000) in 2025 for vacations, while an American purchases a pied-à-terre in the Marais (Paris, €800,000) for mixed use.

Investment budgets

• Luxury: Properties >€15M (+15–20% since 2018) on the Côte d’Azur
• Paris: €9,520/m² in Feb 2025, average foreign buyer budget ~€715,000
• Rural Regions: Creuse (€136,000), Dordogne (€200,000–500,000)
• Wine Estates: Bordeaux (starting at €350,000 for vineyards)
• Additional Costs: Notary fees (8.6–29.7%), property tax, renovation costs for energy-inefficient homes

Example: A Lebanese investor buys a 100 m² Paris apartment for €1M in 2025, paying €80,000 in notary fees, targeting high rental returns.

Comparison table

In 2025, the French property market continues to attract foreign investors—especially Belgians, Britons, and Americans—thanks to stabilized prices (+1% projected) and falling mortgage rates (expected at 2.5%). Paris, the Côte d’Azur, and rural areas like Creuse stand out for their diversity and appeal. Motivations include economic stability, lifestyle, and attractive rental yields.