France is flat to slightly down nationally in 2026 (INSEE: -0.8% over a year), with Paris near €9,700 per m² and Marseille near €3,200-3,300. Buying costs add 7-8.5% on an older home.
French property is expensive in the capital and the Riviera, moderate in the regional cities, and flat nationally. According to INSEE, dwelling prices were down 0.8% over the year to the second quarter of 2026. Paris sits near €9,700 per m², Nice near €4,900, Lyon and Bordeaux around €4,200 to €4,600, and Marseille around €3,200 to €3,300. On top of the price, an older home costs roughly 7% to 8.5% more in notary fees and duties. This guide shows prices by city, what the national trend does and does not tell you, and the cost of buying and owning. Figures are indicative as of October 2026. For the rental side, see France rental yield and investment.
The national picture
INSEE reports that dwelling prices in France fell 1.0% in the second quarter of 2026 against the previous quarter, with the index at 126.1 (base 100 in 2015). Over a year, all dwellings are down 0.8%: second-hand homes, about 92% of the market, are down 0.8%, and new homes are unchanged. We summarise the release in France house prices fell 1.0% in the second quarter of 2026. That release does not split the figures by city or by apartments and houses, so it cannot tell you what is happening on your street.
Price per m² by city
Portal data for July 2026 and notary data for the spring give a rough map for apartments:
- Paris: about €9,700 per m² on portals; notary data put the median near €9,900 and the average near €11,100 per m², with Paris apartments up about 1.4% over a year
- Nice: about €4,850 to €5,000 per m²
- Lyon: about €4,500 to €4,600 per m²
- Bordeaux: about €4,200 to €4,400 per m²
- Marseille: about €3,200 to €3,300 per m²
Houses cost more per m² in the big cities: portals show roughly €13,300 in Paris and €7,000 in Nice. Notice that some city figures show small rises (portals show about 0.4% to 1.9% over a year) while the national index is negative. These are different measures: portal figures are mostly asking prices in the cities, INSEE covers all transactions in the country. Both can be true. Notaries describe Paris as stabilising in spring 2026.
Mountains and prime Riviera
Prime markets run on a different scale. Agency studies quote about €25,000 to €35,000 per m² in Courchevel 1850, up to about €40,000 for exceptional chalets, around €10,000 to €18,000 in Méribel, and up to about €50,000 per m² for the rarest addresses on the Côte d'Azur. Treat these as the top of the market from agency reports, not as averages you can expect to pay.
What you pay on top of the price
For an older home, notary fees (frais de notaire) are about 7% to 8.5% of the price. Most of that is not the notary's fee but transfer duties (DMTO) collected for the state, the department and the commune: after the 2025 Finance Act let departments raise their share, more than 80 departments applied the higher rate, and the total duty is now about 6.32% of the price in most of the country. For a new home bought from a developer (VEFA), fees are much lower, about 2% to 3%, because a land-registration tax of about 0.715% replaces the transfer duties. See new build or resale in France for the trade-off.
Check also whether the advertised price includes the agency fee. We did not verify a standard agency percentage, so ask for the total in writing, and add a lawyer if you want independent advice beyond the notary.
Owning costs
- Taxe foncière: the annual property tax, about €1,070 on average in 2026, with local rates varying widely and around 14% of communes raising theirs this year
- Taxe d'habitation on second homes: still payable on second homes, and in many high-demand communes a surcharge of 5% to 60% applies. In 2026, 1,666 of the 3,689 eligible communes used it, and 688 set the maximum 60%
- Co-ownership charges and insurance, which vary with the building
For the full picture across countries, see total cost of ownership abroad.
Budget example
An illustration on our arithmetic, not a quote. For an older apartment at €400,000:
- Notary fees and duties at 7% to 8.5%: about €28,000 to €34,000
- Total cash needed, before any agency fee and legal advice: about €428,000 to €434,000
For a new build at the same price, fees at 2% to 3% come to about €8,000 to €12,000. Pay attention to the second-home surcharge in your commune, because it can add a noticeable amount to the yearly bill.
FAQ
What is the average price per m² in France? There is no single figure that means much. Paris is near €9,700 per m² on portals, Nice near €4,900, Lyon and Bordeaux between €4,200 and €4,600, and Marseille near €3,200 to €3,300. Smaller towns cost much less.
Are French property prices falling? Nationally they are slightly down: INSEE shows -0.8% over a year to the second quarter of 2026. Big-city portals show small gains. Check the district.
How much are notary fees? About 7% to 8.5% on an older home and 2% to 3% on a new one. Most of it is transfer duty.
Can a foreigner buy property in France? Yes, there is no general ban on foreign buyers. Check the rules of your own situation and the notary's requirements, and see the resale checklist.
Does buying property give residency? Not by itself. See France golden visa for what is and is not available.
How we help
We shortlist French properties to your budget and goal, check price per m² against live listings and notary data for the specific district, and coordinate local lawyers and notaries. See also the France country page and best areas to buy in France.
This article is informational only and is not legal, tax or investment advice. Figures are indicative, come from market sources and change over time; confirm current numbers before you buy.