Tailor-made services of our luxury real estate agency on the Arcachon Basin

 From charming city-center pied-à-terres to spacious wine estates and the most magnificent historic châteaux, all Sotheby’s International Realty France - Monaco offices provide a wide selection of exceptional properties. Our teams of professionals are local experts with a solid reputation. They guarantee you will find the property that best suits the needs of your family.

The Key Steps in Buying Real Estate in France

Buying real estate in France follows a structured process centered around several key contractual documents.

It all starts with the signing of a search agreement, which formalises the relationship between the buyer and the professional responsible for finding a property that meets the buyer’s criteria. At the very same time, the seller signs a listing agreement with their real estate agent: this binding agreement sets out the terms under which the property will be listed on the market.

When an offer is submitted and accepted, both parties proceed to sign the preliminary sales agreement (also known as a private agreement) in the presence of a notary. This bilateral contract records the parties’ agreement on the property and the price, and specifies the general and specific terms governing the transaction. At this time, the buyer pays a deposit of around 10% of the price, which will be deducted from the total amount upon signing the final deed.

From the date of signing, the buyer has a 10-day cooling-off period during which they may withdraw from the purchase by sending a registered letter, without penalty. The seller, however, cannot withdraw without compensating the buyer. Once this period has elapsed, the contract becomes binding and cannot be modified by either party.

Note that the listed price includes the real estate agent’s commission.

The final step is the signing of the notarized deed before a notary, which typically takes place three months after the preliminary agreement. Notary fees amount to approximately 8 % of the sale price and are paid by the buyer.

Technical diagnostics required for real estate transactions in France

Any property sale in France requires the preparation of a Technical Diagnostics File (DDT), which must be provided to the buyer before the preliminary sales agreement is signed. This file has expanded significantly in recent years due to successive laws on energy transition and occupants' safety.

Energy Performance — The Energy Performance Certificate (DPE) is required for any property put up for sale. It is valid for 10 years for all certificates issued after July 1, 2021; DPE certificates issued between 2018 and June 2021 have automatically expired and must be renewed before the property is listed for sale. In addition to the EPC, an energy audit is now mandatory for the sale of any single-family home or single-owner building classified as E, F, or G. This document details the work to be performed and the expected savings, and determines eligibility for public subsidies such as MaPrimeRénov'. Furthermore, as of January 1, 2026, the collective EPC has become mandatory for all condominiums with 50 units or fewer for which a building permit was filed before January 1, 2013. 

Health and Safety — Asbestos and lead inspections ensure the health and safety of future occupants. A lead inspection (CREP) is mandatory for any property built before 1949, while an asbestos inspection is required for buildings with a building permit issued before July 1, 1997. 

Interior Systems — An electrical system inspection is required for any electrical system over 15 years old. The same applies to gas systems over 15 years old. For properties not connected to the public sewer system, an on-site sewage system inspection is mandatory; in the event of non-compliance, the buyer has one year after the sale to bring the system up to code. 

Risks and Environment — The Risk and Pollution Report (ERP) must be provided for any property located in an area covered by a natural, mining, or technological risk prevention plan, or in a seismic zone. This document informs the buyer of natural, industrial, or soil pollution risks that may affect the property. The presence of termites must also be assessed in geographic areas subject to a prefectural order.

Co-ownership measurement — For all co-owned units, the private area must be mentioned in the preliminary sales agreement and the final deed, in accordance with the Carrez Law. An accuracy error of more than 5% between the stated area and the actual area entitles the buyer to demand a proportional price reduction, even after the final signing. 

Note: Failure to comply with these requirements can have serious consequences: cancellation of the sale, a reduction in price, or even criminal penalties for the most sensitive inspections (energy performance, asbestos, lead). 

Imagine Participating in Sotheby's Auctions :

Sotheby's holds more than 350 auctions each year, primarily at its venues in New York, London, and Paris, but also in Hong Kong, Amsterdam, Geneva, Milan, and Singapore. The auction house thus maintains a presence in all of the world's major financial and cultural hubs. Sotheby's Realty France
Prior to each auction, the lots are presented to the public during exhibitions held over several days leading up to the sale date. Detailed catalogs, including a description of each work, its provenance, bibliographic references, and estimated price, are posted online at www.sothebys.com in multiple languages and are available for viewing and download well in advance of the auction date.
Collectors can participate in auctions in several ways: by attending the live auction, by submitting a written buy-in order in advance—available online or on the back of printed catalogs—by phone for select sales, or directly online via the auction house’s website.
Regarding fees, Sotheby’s revised its fee schedule in February 2026. In Paris, the buyer’s premium is now 28% up to €1.75 million, then 22% between €1.75 million and €7 million, and 15% above that amount. This commission, which is added to the hammer price, constitutes the total cost to be paid by the buyer. Note that sales of wines and spirits are treated separately, with a flat rate of 24%.

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