Buying Property in Les Arcs

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There are several different routes to buying property in Les Arcs, each with its own advantages depending on your circumstances.

• Estate agents (agents immobiliers) – Licensed professionals who bring buyers and sellers together. Many in ski resorts speak more than one language. Properties are often listed with several agents, sometimes at different prices, so it’s worth comparing.
• Private sales – Buying direct from the owner can sometimes be cheaper, as there are no estate agent fees included in the price. Look on national property websites, in local papers, or even for handwritten “à vendre” signs in windows.
• Notaire sales – A notaire is a government-appointed legal official who oversees property transactions. Occasionally, especially with inherited property, sales are handled directly through their office.
• Auctions (ventes aux enchères) – Less common in France than in some countries, but occasionally they offer good opportunities. There are voluntary auctions (owners selling property) and judicial auctions (linked to inheritances or liquidations).

Leaseback property

In ski resorts, you may see “leaseback” schemes offered on new-build apartments. This arrangement allows you to buy the property freehold, then immediately lease it back to a management company.
The company rents it out, you receive guaranteed rental income, and you can usually use the property for a set number of weeks each year. One advantage is the possibility of reclaiming the 20% VAT (TVA) on the purchase price. However, rental returns have declined in recent years, and selling before the end of the lease may require repayment of VAT.

Buying process

Buying property in France follows a structured process with clear stages. Knowing them in advance makes the journey much smoother.

1. Make an offer (offre d’achat) – Put your offer in writing, usually via the agent, with any conditions clearly stated.
2. Sign the preliminary contract (compromis de vente) – This legally binding agreement sets out the price, conditions, and timescales. Protective clauses (clauses suspensives) can be added, such as subject to finance or survey results.
3. Pay the deposit – Typically 5–10% of the price. A ten-day cooling-off period applies, during which you can withdraw without penalty. After that, the deposit becomes non-refundable.
4. Completion (acte authentique de vente) – The final deed of sale, signed at the notaire’s office. At this stage, full payment is made and ownership passes to you.

The notaire is a neutral party acting for the state, not just for one side. However, buyers can appoint their own notaire if they prefer.

Offer to completion process

During the buying process you will be required to sign official documentation and hand over the required funds to make the property legally yours. Buying property abroad can sometimes become a complicated process, and you should note that in many countries the process varies significantly. 

It is strongly advised that before committing you arm yourself with all the relevant purchasing information, and complete all necessary financial and structural checks relating to your property. Before signing any official documentation you should make sure you fully understand the legal complexities involved in your purchase and, if possible, make sure you have a notaire fluent in both English and French, so they can explain to you exactly what you are signing.

It is also worthwhile ensuring that your notaire checks the debts against the property, as in some countries once the house sale has been registered you could be liable for any attached debt.

Property buying fees

Costs to Expect

Alongside the purchase price, you’ll need to allow for additional fees and taxes. These can vary depending on whether the property is new or old, and how the transaction is structured.
Notaire’s fees (frais de notaire): usually 7–10% for older properties, around 2–3% for new builds.

• Estate agent commission: often 3–10%, sometimes included in the asking price, sometimes added separately.
• Registration tax (droits d’enregistrement): about 5% on older properties, lower for new developments.
• VAT (TVA): charged at 20% on new builds and many associated fees.
• Other potential costs: surveys, mortgage fees, and currency exchange charges.

Mortgages

French mortgages usually last 7–25 years with strict affordability checks. Payments normally can’t exceed a third of your income. You’ll also need life insurance to secure the loan.

General taxes

Property ownership in France carries certain ongoing taxes. These can vary depending on the property and your circumstances, so it’s worth taking professional advice.

• Local taxes: taxe foncière (land tax) and taxe d’habitation (occupancy tax). Both apply even if the property is only used seasonally.
• Wealth tax: charged on assets above a certain threshold.
• Capital gains tax: payable when selling a second home or rental property.
• Inheritance rules: French succession law can override wills, with property often passing directly to children.

Final Tips

Buying a property abroad can feel daunting, but the French system is clear and well regulated. A few precautions will help everything run smoothly:

• Always have contracts translated or fully explained before signing.
• Consider arranging a survey, particularly for older Alpine homes.
• Be mindful of currency exchange fluctuations if funding your purchase from abroad.
• Take independent legal and tax advice tailored to your situation.