Climate & Quality of Life
Over 300 days of sunshine annually, mild winters, and a Mediterranean climate that transforms daily life. The Luberon has been listed among Europe's finest places to live by numerous international publications.
Your Luberon property. From anywhere.
A complete guide to purchasing a property in Provence, the legal process, taxes, costs, and everything a British, American, Belgian, Swiss or Dutch buyer needs to know before signing.
300+
Days of sunshine per year
1.2M€+
Average property we represent
100%
Digital process, buy from anywhere
EN · FR
Fully bilingual support throughout
The region
Why international buyers choose the Luberon
Year after year, the Luberon attracts the world's most discerning buyers. Here is why, beyond the lavender fields.
Proven Capital Appreciation
Properties in the Luberon have consistently outperformed broader French real estate over the past decade. Limited land supply, strict construction rules, and sustained international demand create structural price support.
Rental Income Potential
Premium villas and mas in the Luberon generate yields of 4 to 6% through seasonal rental. Strong demand from high-net-worth tourists, particularly American, British, and Scandinavian visitors, keeps occupancy rates elevated from April to October.
Legal Certainty & Political Stability
France offers one of Europe's most robust property law frameworks. Non-EU buyers face no restrictions on property ownership. The notarial system provides exceptional title security, your investment is fully protected under French law.
Accessibility
Avignon TGV is 2h40 from Paris by train. Marseille-Provence airport connects directly to London, Amsterdam, Brussels, Geneva and New York. The Luberon is reachable from most European capitals within 3 hours door-to-door.
Exceptional Heritage & Scarcity
The Luberon Natural Regional Park strictly limits new construction. Authentic mas, bastides, and châteaux cannot be replicated, their scarcity is structural, not cyclical. What you buy here is genuinely irreplaceable.
Step by step
The buying process in France
French property law is reassuringly methodical. From your first visit to receiving your keys, here is exactly what happens, and when.
Property Search & Selection
We curate a bespoke selection of properties matching your criteria. Virtual tours available for international buyers before travelling. Typical timeline: 2 to 8 weeks.
Offer & Negotiation
We manage all negotiations on your behalf. Once an offer is accepted, both parties sign a compromis de vente, a preliminary sales agreement with legal force.
Due Diligence & Notary
A notaire (public official) conducts title searches, verifies planning permissions, and prepares the final deed. You have 10 days to withdraw after signing the compromis.
Completion (Acte Authentique)
Final signing at the notary's office. Can be done by power of attorney if you cannot be present. Keys handed over immediately on payment of the full balance.
The full process typically takes 4 to 5 months from accepted offer to completion.
The 10-day cooling-off period after signing the compromis applies to the buyer only, the seller is immediately bound. This protects your interest entirely at every stage.
Legal framework
The Notaire system
& your legal protections
France's notarial system is one of the strongest property title protections in the world. Understanding it gives you complete confidence.
The Role of the Notaire
A Public Official, Not a Private Lawyer
The notaire is appointed by the French state. Their role is to protect both parties equally and ensure the legality of the transaction, not to advocate for seller or buyer.
Title Search & Clear Ownership
The notaire verifies that the seller has full, unencumbered ownership. Any mortgages, liens, or disputes are resolved before completion. You cannot receive a disputed title.
Your Own Notaire
You may appoint your own notaire at no additional cost, the fees are shared between the two offices. We strongly recommend this for non-French buyers.
Power of Attorney
If you cannot attend the final signing in person, a power of attorney (procuration) can be set up in your home country, no travel required for completion.
Key Legal Checks
Planning Permissions (PLU)
The notaire verifies the local urban plan (PLU). Any extensions, pools, or constructions must have valid permits. We flag any irregularities before you are committed.
Mandatory Surveys (Diagnostics)
French law requires a comprehensive diagnostic file: asbestos, lead, energy performance (DPE), termites, electrical systems, gas, flood risk, and more, all paid by the seller.
Right of Pre-emption (SAFER)
For agricultural or rural land, the SAFER (rural land authority) holds a right of first refusal. In practice this rarely affects residential properties, but your notaire will confirm.
Inheritance Law (Succession)
EU Succession Regulation 650/2012 allows EU residents to elect their home country's law for inheritance. Non-EU buyers (US, UK) should seek specialist advice on cross-border succession.
Financial planning
Complete cost
breakdown
No surprises. Here is every cost you will encounter when purchasing a property in the Luberon, budgeted against a reference purchase price of €900,000.
| Cost item | Amount | Notes |
|---|---|---|
| Property purchase price | €900,000 | Reference price for this breakdown |
| Notary fees (frais de notaire) | ~€67,000 | Approx. 7 to 8% for older properties (includes transfer tax, notaire's fee & registration). Around 2 to 3% for new-build. |
| Agency fees | Included | Our fees are typically included in the listed price (HAI, honoraires d'agence inclus). We confirm this clearly on every listing. |
| Survey / Structural inspection | €800 to 2,000 | Not legally required but strongly recommended for older properties. We can refer trusted independent surveyors. |
| French bank account setup | €0 to 500 | Required for utility contracts. Many international banks (BNP Paribas, Crédit Agricole) have dedicated non-resident services. |
| Currency exchange (if applicable) | Variable | UK and US buyers: use a specialist FX provider (not your high-street bank) to save 1 to 2% on large transfers. We can introduce you. |
| Total acquisition cost (estimate) | ~€970,000 | Budget approximately 8 to 10% above purchase price for all acquisition costs on a resale property. |
Ongoing costs
| Annual cost | Typical amount | Notes |
|---|---|---|
| Taxe foncière (property tax) | From €2,500/yr | Varies significantly by commune and property size. Gordes and Ménerbes tend to be at the higher end for large properties. |
| Taxe d'habitation | €0 to 3,000/yr | Abolished for primary residences. Still applies to secondary residences in some communes. |
| Property maintenance (pool, garden) | €3,000 to 20,000/yr | Typical for a large mas or bastide with pool. We can connect you with trusted local property management services. |
| French income tax (if renting) | 20% flat rate | Non-residents pay 20% on French rental income above the €27,478 threshold. Tax treaties reduce or eliminate double taxation for UK, US, Belgian, Swiss and Dutch residents. |
Country-specific guidance
What you need to know
by nationality
Every buyer's situation is shaped by their home country's tax treaties, currency, and legal framework. Here is what applies to you specifically.
British Buyers
- Post-Brexit : British nationals can buy property in France freely, no restrictions apply. You are treated identically to non-EU buyers.
- Stays : As a non-EU national, you may stay in France for up to 90 days in any 180-day period without a visa (Schengen rules). A visa de long séjour is required for longer stays.
- Tax treaty : The UK,France Double Taxation Convention ensures you will not pay tax on the same income twice. French rental income is declared in France and credited in the UK.
- Currency : GBP/EUR exchange rates matter significantly. Forward contracts and rate alerts via a specialist FX broker can save tens of thousands of pounds on a large purchase.
- Capital gains : When selling, French CGT applies (19% + social charges). A UK,France treaty credit applies against your UK CGT liability.
American Buyers
- No restrictions : US citizens face no barriers to owning property in France. The purchase process is identical for all non-EU buyers.
- FBAR & FATCA : If you open a French bank account with a balance exceeding $10,000, FBAR filing is required. French property itself is not reported on FBAR but may require Form 8938 (FATCA).
- Tax treaty : The US,France tax treaty prevents double taxation. French rental income is declared in France first; a Foreign Tax Credit reduces your US tax liability accordingly.
- Dollar advantage : The current USD/EUR rate provides significant purchasing power. American buyers are particularly active in the Luberon market for this reason.
- Estate planning : US estate tax may apply to French property held in your personal name. A French SCI (property holding company) is worth exploring with a Franco-American tax attorney.
Belgian, Swiss & Dutch Buyers
- EU/EEA advantage : Belgian and Dutch buyers (EU) and Swiss buyers (bilateral agreements) all benefit from streamlined processes and established tax treaties with France.
- Tax treaties : Belgium, Switzerland and the Netherlands each have comprehensive double tax conventions with France covering rental income, capital gains, and inheritance, effective protection against double taxation.
- SCI structure : The Société Civile Immobilière (SCI) is popular among Belgian and Swiss buyers for estate planning purposes, allowing property to pass to heirs through share transfers rather than direct property succession.
- Wealth tax (IFI) : If your net French real estate assets exceed €1.3M, French IFI (Impôt sur la Fortune Immobilière) applies. This affects primarily high-value property owners and is worth planning for.
Important : The above is a general overview only and does not constitute legal or tax advice. We strongly recommend consulting a Franco-specialist tax advisor and a notaire bilingual in your language before completing any purchase. We can introduce you to trusted professionals in both disciplines.
Property portfolio
The properties we
represent
Each property type carries its own character, maintenance profile, and planning constraints. Here is what to expect from each.
Le Mas
The Provençal farmhouse
The most iconic Provençal property: a working farmhouse in stone, typically with multiple outbuildings, olive groves, and vineyards. Authentic mas date from the 17th to 19th century. Many have been renovated to exceptional contemporary standards while preserving their soul.
From €900K, typically €1.5M to €4M+La Bastide
The noble country house
A bastide is grander and more symmetrical than a mas, the country residence of the Provençal bourgeoisie. Generous ceiling heights, dressed stone facades, formal gardens, and walled grounds. Among the most sought-after properties in the region.
From €1.5M, typically €2.5M to €8M+Le Village House
Inside the perched villages
Exceptional character properties within the walls of Gordes, Ménerbes, Bonnieux, or Lourmarin. Terraced gardens, panoramic views, original stone architecture. These are rare, and almost never built again. Walking distance to markets and restaurants.
From €400K, typically €600K to €1MLe Domaine
The estate & working property
Multi-building estates, often including a main residence, gîtes, a wine-producing vineyard, olive oil production, or equestrian facilities. Income-generating and highly prestigious. Requires active management or a trusted property manager.
From €2M, typically €3M to €15M+Contemporary Villa
Architect-designed modern residences
A smaller but growing segment: architect-designed contemporary villas with clean lines, infinity pools, and panoramic views. Often newer construction meeting modern energy standards (DPE A/B). Ideal for buyers who prefer contemporary living with Provençal surroundings.
From €600K, typically up to €3MMost asked questions
FAQ, International
Buyers
The questions our international clients ask most often, answered clearly.
Do I need to be present in France to buy a property?
No. A power of attorney (procuration) allows a trusted representative to sign on your behalf at the final notarial deed. We can facilitate this process. You will need to visit at least once for a property viewing, but completion can be handled remotely.
Can I get a French mortgage as a non-resident?
Yes, French banks do lend to non-residents, though criteria are stricter than for residents. Typically, lenders require a 30 to 40% deposit and evidence of regular income. We work with mortgage brokers specialising in non-resident financing in France.
Is there a minimum stay I need to declare as a French tax resident?
French tax residency is triggered if you spend more than 183 days per year in France, or if France is your primary place of economic activity. Owning a holiday property does not itself create tax residency.
What is the SCI and should I use one?
An SCI (Société Civile Immobilière) is a French property holding company. It can simplify inheritance, facilitate co-ownership, and in some cases optimise taxation. It has a cost and administrative burden. We recommend discussing this with a Franco-specialist notaire before deciding.
How long does the full purchase process take?
From accepted offer to completion (acte authentique), the typical timeline is 4 to 5 months. This includes the notaire's due diligence period of 8 to 12 weeks. Complex transactions (estates, agricultural land, historic monuments) may take longer.
What currency can I pay in?
All payments in France must be made in euros. If you are converting from GBP, USD, CHF or AED, we strongly recommend using a specialist currency broker rather than a retail bank, you can save significantly on large transfers. We can make introductions.
Can I rent out my property when I'm not using it?
Yes. Seasonal rental (location saisonnière) is entirely legal and very common in the Luberon. High-season rental income can be substantial. You will need to register with your local mairie and declare rental income in France. We can connect you with property management specialists.
What happens if I find an issue after the sale?
French law provides significant buyer protections. The mandatory diagnostic file (dossier de diagnostic technique) covers most known risks. Hidden defects (vices cachés) discovered after purchase may give you a legal remedy against the seller for up to 2 years. Your notaire will advise on recourse.
Local life
Beyond the Sale
I could hand you the keys and walk away.
But that's not how I work.
Buying a home in Provence is not just a real estate transaction, it's a life decision. And stepping into Provençal life for the first time can feel overwhelming, especially from abroad. That's where I come in, long after the papers are signed.
Over the years, I've built a network of people I genuinely trust: the craftsman I'd call for my own home, the accountant who understands cross-border taxation, the lawyer who will protect your interests. But also the chocolatier I stop at every Saturday, the brunch spot my sister and I discovered last spring, the hiking trail that makes you fall in love with this land all over again.
Because buying a home here is really the beginning, the door into a way of life that takes years to truly know. I want to help you walk through that door faster, and with the right people by your side.
All my personal recommendations: trusted tradespeople, local addresses, hidden gems, legal and financial contacts, are gathered in an exclusive guide, offered to all my clients after their purchase.
Welcome to Provence. The real one!