The "frais de notaire" everyone quotes as a flat 7% changed in 2025 — and it now depends on which département you buy in. Get your true, all-in acquisition cost on the only English-language calculator built on verified June-2026 French figures. Free, two minutes, no guesswork.
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Enter the price, the property type, the département and your buyer status. Your real all-in cost updates live — no email needed to see it.
| DMTO — transfer tax | — |
| Notaire émoluments (incl. 20% VAT) | — |
| CSI — security contribution (0.10%) | — |
| Débours — disbursements | — |
| Total | — |
A personalised PDF breakdown of the calculation above, plus the plain-English guide to the 2026 French property-law changes — the LMNP plus-value reform, the class-G rental ban, the LFSS-2026 social-charge split and the DMTO geography — that just made most online advice wrong. Your numbers stay on screen either way.
No card. One email. Unsubscribe anytime. Educational tool — not tax, legal or financial advice.
French property splits into two very different journeys. Which describes you?
Somewhere to live, holiday, or eventually retire. We'll walk you through the notaire-driven purchase, the visa reality, and the true cost of ownership.
Take the home-buyer path →Returns, structure, tax efficiency. We'll show you the 2026 math — gross to net, regime choice, financing under HCSF, exit modelled.
Take the investor path →Not sure yet? Pick the one closest to today — you can switch any time, and a lot of the groundwork is the same.
Pinel ended. The 15-Feb-2025 LMNP plus-value reform now adds previously-deducted amortissement back into your taxable gain. The class-G rental ban has been live since January 2025. Loi Le Meur cut the micro-BIC. The LFSS-2026 split social charges. And the DMTO rose +0.5pt across most of the country.
Each of those decides outcomes — and almost every English guide predates them. We pin every figure to verified June-2026 law and date-stamp it, so you always know exactly how current the number you're acting on really is.
Start free with the calculator above. When you're ready to go further, two one-time courses — one for home buyers, one for investors. Prices are launch estimates pending live validation.
For the home or second-home buyer. Walk in wanting a place in France; walk out able to judge the true cost, navigate the notaire-driven purchase, and separate the property from the right to stay — on verified 2026 rules.
Order bump at checkout: the "2026 — What Changed" premium guide (€25).
Get "Buy Your French Home" →The investor flagship. Analyze, finance, buy, structure, let, manage and exit a French rental correctly under 2026 law — and walk out with a written go/no-go Decision Dossier for your own situation.
Payment plan: 12 × €150 (value ~€2,900 in displaced professional fees). [price pending live-launch validation]
Get the Investor flagship →The kept-current layer. The numbers that decide your outcome don't hold still — so we keep them current. Re-run your tools on this quarter's rates and this year's law, and get alerted the moment a reform changes your math.
Bundled free for Year 1 inside the Investor flagship.
Stay current →For context: a buyer's agent in France charges 2–4% of the purchase price — on a €300k purchase that's €6,000–€12,000 for a single transaction, with no education product to hand you.
Both courses carry a 30-day, no-questions money-back guarantee. What we will never do is guarantee a yield, a loan approval, a visa, or a tax outcome — this is education, not regulated advice, and France-specific figures are dated, moving targets you must re-verify before acting. That "verify-before-you-act" discipline isn't a disclaimer to bury; it's the whole point of the brand.
No — that flat number is the single most common mistake. Most of it is transfer tax (DMTO), which since the 2025 reform varies by département — raised to 5.0% in 87 of 101 départements as of January 2026. It's also far lower on new-build (neuf/VEFA), and first-time principal-residence buyers can be exempt from the +0.5pt surcharge. The calculator above shows your exact number for your inputs.
No. Owning property in France grants no residency right and no visa — France has never run a real-estate "golden visa." Non-EU nationals (which, since Brexit, includes UK citizens) get 90 days in any rolling 180 in Schengen. Longer stays need the right visa, most commonly the VLS-TS "visiteur" route. You plan the purchase and the right to stay together — it's covered in the home-buyer path.
You can find most individual facts for free — buried in French-language official sources, scattered across forums, or stated confidently and wrongly in an English guide written before 2025. What you can't easily find: the numbers assembled into a working model you run on your own deal, explained in English for resident and non-resident situations, verified and dated, and kept current as the law moves.
No. The French Property Playbook is education built to make you a sharper client of your own notaire, courtier or fiscaliste. We teach you to run your own numbers and tell you exactly which ones to re-check before you sign. Every figure is verified as of June 2026 and date-stamped.
Every France-specific number is pinned to verified June-2026 law and date-stamped. Fast-decaying inputs — the quarterly taux d'usure, the DMTO window, the taxe foncière coefficient — are flagged "re-check before you act." The optional "French Property Current" membership keeps your tools running on this quarter's rates.
"Buy Your French Home" is the lifestyle path — purchase process, visas, true cost of ownership. "Build a French Portfolio" is the investor flagship — all 14 calculators including the Vehicle & Regime Comparator, the STR model and the Exit & Decision Dossier, plus Year 1 of the kept-current membership. If you'll ever let the place out, the flagship is the one — and lifestyle buyers can upgrade by paying the gap.
Before you make an offer, know your true all-in cost — on verified 2026 figures, in two minutes, free.