Guide to Making an Offer on a Property in France
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You’ve found the perfect property in France, that’s wonderful news, and only the start of the buying process. Whether it’s a cosy ski apartment in the Alps, a sun-drenched villa in Provence or a charming country home in the Dordogne, the excitement of discovering the one is unmatched. But before you can call it your French house, there’s a crucial step: submitting a purchase offer (offre d’achat). This formal proposal marks your first significant step toward ownership, signalling to the seller that you’re serious about buying while also protecting your interests.
Unlike in some other countries, making an offer in France isn’t legally required, but it’s a smart and strategic step. It sets the tone for negotiations, demonstrates your commitment and helps avoid misunderstandings later in the buying process. So, how do you prepare an offer that’s both compelling and secure? Let’s walk through everything you need to know, from drafting the document to understanding the seller’s response and what happens next.
What is an Offre d’Achat?
A purchase offer is a written proposal where you ‘officially’ confirm your intention to buy a property under specific conditions. It’s not yet a binding contract, but it’s a formal declaration that initiates the negotiation process. If the seller accepts, your offer becomes the foundation for the compromis de vente (the preliminary sales agreement), which is a legally binding document.
The offer can be sent in several ways: by registered mail (lettre recommandée avec accusé de réception), email, or even hand-delivered with a signed receipt. The key is to make it clear, professional and legally sound.
One important rule: Never include a deposit with your offer. French law prohibits paying an acompte (deposit) at this stage; doing so could invalidate your entire proposal. Any financial commitment comes later, when you sign the compromis de vente in front of a notary.
What Should your Offer Include?
A well-structured purchase offer leaves no room for ambiguity. At a minimum, it should contain:
- Your full legal name, address and contact details, so the seller knows exactly who they’re dealing with.
- A precise description of the property, including its address, size and any relevant details
- The proposed purchase price in euros, written in both numbers and words to prevent any disputes (e.g., trois cent vingt mille euros).
- A validity period after which the offer expires if not accepted. This is typically one to two weeks.
- Suspensive conditions, these are clauses that allow you to back out if certain requirements aren’t met, such as securing a mortgage or selling your current home.
- To make your offer more appealing and help the seller make a decision, you might also include:
- Your financing plan, such as whether you’re paying cash or taking out a mortgage.
- Your timeline and ideal move-in date, if timing is a factor.
- A mention of the deposit you’ll pay once the compromis de vente is signed (this is held by the notary, not the seller).
- Any additional contingencies, like obtaining planning permission for renovations or potential access rights issues.
A critical point: You must have the legal capacity to sign a contract. If you don’t (for example, if you’re under legal guardianship), your offer won’t be valid.
How Long Does an Offer Last?
Your offer isn’t open-ended; it has an expiration date. Most buyers set a validity period of one to two weeks, giving the seller enough time to consider it without leaving the door open indefinitely. If the seller doesn’t respond within this window, the offer automatically becomes null and void (called caduque in French).
What if you forget to specify a validity period? In the event of a dispute, a judge would determine a reasonable timeframe. To avoid this uncertainty, always include an explicit deadline.
Can You Change your Mind After Making an Offer?
Yes, but your ability to withdraw depends on the stage of the process:
- Before the seller receives it? You can retract your offer without consequences.
- After the seller accepts? You still have a 10-day cooling-off period after signing the compromis de vente to back out if you change your mind.
- Once the cooling-off period passes? The sale is final, provided all suspensive conditions are met.
On the seller’s side, the rules are stricter. Once they accept your offer, they’re legally obligated to sell to you; they can’t entertain other buyers or change their mind. If they do, you could take legal action to force the sale or claim damages.
How the Seller Can Respond (and What it Means for You)
The seller has three possible responses to your offer, and they must communicate their decision in writing, preferably via registered mail for clarity and proof of receipt.
- They accept. If the seller agrees to your terms, they’ll sign the offer with the phrase “bon pour accord” (good for agreement). At this point, the property is effectively off the market, and they must stop showing it to other potential buyers.
- They make a counteroffer. This nullifies your original proposal, and you’re free to accept, reject or negotiate further.
- They ignore it. If the seller doesn’t respond by the expiration date, your offer lapses and you’re no longer bound by it.
If the seller accepts but later tries to back out, you have legal recourse. You can sue for forced execution of the sale (exécution forcée) or seek compensation for damages (dommages et intérêts).
How to Price Your Offer Strategically
Determining the right price is both an art and a science. Start by researching the local market or recent sales data to gauge whether the asking price is fair. If the property needs to be renovated, you may justify a lower offer by referencing the estimated renovation costs.
TOP BUYERS TIP: Avoid lowballing unless you have solid reasoning. An unreasonably low offer could offend the seller and derail negotiations. Instead, aim for a price that’s competitive but realistic, and be prepared to explain your reasoning if needed.
For example, if the asking price is €350,000 but you believe the property is worth €330,000 due to necessary upgrades, state this clearly in your offer. Sellers are more likely to engage with buyers who provide transparent justifications.
How to Make Your Offer Stand Out?
A strong purchase offer balances clarity, fairness and professionalism. By including all the necessary details, setting realistic conditions and presenting your proposal in a polished manner, you’ll maximise your chances of success.
If you’re unsure about any part of the process, consider consulting us, your French real estate agent or notary, for guidance. They can help you navigate local customs, legal requirements and negotiation strategies.
Common Pitfalls to Avoid
Even a well-intentioned offer can go wrong if you overlook key details. Here are the most common mistakes and how to avoid them:
- Skipping suspensive conditions. Without them, you could be legally obligated to buy the property even if your mortgage falls through.
- Setting an overly long validity period. This gives the seller too much time to shop for better offers.
- Ignoring the property diagnostics. Always review the DPE (Energy Performance Certificate), asbestos and lead reports before submitting an offer.
- Using vague language. Ambiguities in the offer can lead to disputes later, so be as precise as possible.
How to Strengthen Your Position
Negotiating a property purchase in France requires patience, preparation and cultural awareness. Here are some tactics to help you secure the best deal:
Show You’re a Serious Buyer
Sellers prefer buyers who are pre-approved for a mortgage or can demonstrate financial readiness. If you’re a cash buyer, be sure to mention this; it can give you a significant advantage.
Be Flexible on Timing
If the seller needs a quick sale, offering a faster closing date can sometimes outweigh a slightly lower price. Conversely, if they’re in no rush to sell, a higher offer with fewer contingencies might appeal to them.
Use Market Data to Your Advantage
Refer to comparable sales in the area to support your offer. Our Summer Market Report provides insights into current trends, helping you assess whether a property is fairly priced.
Consider Non-Price Terms
Sometimes, small concessions, like agreeing to a later move-in date or including certain pieces of furniture, can make your offer more attractive without increasing the price.
Stay Calm and Professional
Emotional reactions can weaken your position. Keep negotiations polite and fact-based, focusing on the property’s condition, market value and your financial limits.
Leverage Contingencies Wisely
While suspensive conditions protect you, too many can make your offer less appealing. Prioritise the most critical ones, such as mortgage approval or structural inspections.
What Happens After Your Offer Is Accepted?
Once the seller agrees to your terms, the next step is to sign the compromis de vente at the notary’s office. This document formalises the sale and includes a 10-day cooling-off period during which you can withdraw without penalty.
After this period, the sale becomes definitive, provided all suspensive conditions (like mortgage approval) are satisfied. If any condition isn’t met, you can walk away without losing your deposit.
Planning Ahead: Currency and Deposit Considerations
When buying property in euros but earning income in another currency, exchange rates can significantly impact your budget. Fluctuations in the pound, dollar, or other currencies could mean the difference of thousands of euros by the time you complete the purchase. To mitigate this risk, we recommend consulting a foreign exchange specialist early to lock in favourable rates for your deposit and final payment.
Budget for the deposit (usually 5–10% of the purchase price), which is due when signing the compromis de vente. Having these funds ready in euros will streamline the process.
For further reading, discover our Top Seven Property Pitfalls to avoid in France and check out our guide on Droit de Passage to understand how access rights can impact rural properties. If you’ve just begun your property search in France, we invite you to register to receive alerts for properties that match your criteria and our monthly newsletters, it’s free!
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