Rachel Southwood

30 November 2025

Lifestyle & Culture

Buying a Holiday Home in the South of France: Where to Start

There’s something magical about the idea of owning a bolthole in the south of France. Long summer evenings, morning markets, lazy lunches under the plane trees – it’s no wonder so many people dream of a holiday home here.

If you’re considering a holiday home in Occitanie, here are some practical tips to help you get started.

Decide What You’re Looking For

Do you picture yourself sipping rosé by the Mediterranean, retreating to a quiet stone farmhouse in the hills, or being part of a lively town with restaurants and cultural events on your doorstep? Defining your lifestyle priorities is the first step.

Coastal escapes: Think Collioure, Sète or Narbonne for sea breezes and fresh seafood.

Countryside retreats: Areas like Minervois, Aveyron and the Lot offer rolling landscapes, vineyards and peaceful villages.

Bustling towns: Toulouse, Montpellier and Béziers provide year-round life, transport links and all the amenities of city living.

Budget and Practicalities

Property prices in the south of France vary widely. Stone village houses can still be surprisingly affordable inland, while coastal or city properties come with a premium. Don’t forget to factor in:

• Notary fees (around 7–8% of the purchase price)
• Ongoing taxes and utilities
• Renovation or maintenance costs, especially for older homes

Get to Know the Area

Spend time in different regions before committing. Renting for a summer or even in the quieter winter months gives you a realistic sense of local life. Each pocket of the south has its own personality – from the Catalan influence near the Spanish border to the elegant boulevards of Montpellier.

Navigating the Buying Process

The French property system is reassuringly structured:

• Offer accepted – A “compromis de vente” is signed, making the agreement legally binding (with a short cooling-off period for the buyer)
• Notaire’s role – The notaire is a government-appointed lawyer who oversees the transaction, ensuring everything is legal and transparent
• Completion – Usually within three months, you’ll sign the final deed (“acte de vente”) and receive the keys to your new holiday home.

Think Long-Term

Many buyers start with a holiday home in Occitanie but eventually spend more time here – even making it their permanent base. Consider things like healthcare, transport links, and local amenities now, as they may become more important in the future.

Blend in with Local Life

One of the joys of owning a holiday home is becoming part of a community. Learn a little French, support local markets, and take part in village festivals – it will enrich your experience and help you feel at home.

There are definitely worse places to live than the stunning South of France...

Starting Your French Property Journey

Buying a holiday home in Occitanie is about more than bricks and mortar – it’s about investing in a lifestyle. Whether you’re drawn to vineyards, mountains or the sea, the south of France offers endless opportunities to create a home that becomes the heart of your happiest memories.

Buying in France: Step-by-Step Checklist

1. Define your brief

• Lifestyle goals, must-haves, nice-to-haves
• Max budget, including buying costs

2. Secure your finances

• Mortgage agreement in principle or proof of funds
• Plan currency transfers and rate protection

3. Shortlist areas and properties

• Check travel links, healthcare, shops, markets
• Compare running costs and local taxes

4. Plan a viewing trip

• Group viewings in the same zone
• Prepare a question list for each property

5. Choose your team

• Estate agent who knows the area well
• Notaire to represent you (you can have your own as well as the seller’s)
• Translator if needed

6. Make an offer

• Confirm what is included (fixtures, fittings, furniture)
• Note any conditions (mortgage approval, septic upgrades, planning consent)

7. Sign the compromis de vente

• Legal pre-contract prepared by the notaire
• 10-day cooling-off period for the buyer
• Pay the deposit to the notaire’s escrow (often 5–10%)

8. Due diligence and diagnostics

• Review mandatory reports: DPE energy rating, asbestos, lead, termites, gas and electrics, septic tank, natural risks
• Check planning history and boundaries
• Order a survey if you want extra peace of mind
• Get home insurance quotes

9. Finalise your finance and admin

• Provide mortgage documents if relevant
• Open a French bank account if required
• Set up funds for completion and notary fees

10. Completion (acte de vente)

• Sign at the notaire’s office or via power of attorney
• Transfer remaining funds and fees
• Collect keys and updated title documents

11. After completion

• Arrange utilities: electricity, water, internet
• Take meter readings and set up direct debits
• Confirm local taxes, waste collection and insurance
• Change locks, make an inventory, plan maintenance

12. Plan how you will use the home

• Personal use only or occasional lets
• Consider a local key-holder or property manager
• Keep receipts and manuals for future buyers and insurers

Helpful notes

• Typical timeline: around 8–12 weeks from offer to completion
• Bring ID and paperwork: passport, proof of address, proof of funds or AIP, birth or marriage certificates if asked by the notaire
• If you hope to spend long periods in France, check current visa and stay rules before you buy

Step-by-Step to buying property in Occitanie, France

Costs at a Glance (Typical for a Holiday Home in Occitanie)

• Notary fees & taxes: ~7–8% of purchase price (higher for older properties, lower for new-builds)
• Agency fees: Usually included in asking price (check with agent)
• Mortgage set-up fees: ~1% of loan amount (if financing in France)
• Currency transfers: Small % per transfer – worth locking in exchange rates

Local taxes:

• Taxe foncière (ownership tax) – from a few hundred to several thousand € per year, depending on size/location
• Taxe d’habitation (residency tax) – now mostly abolished for primary homes, still applies for second homes
• Utilities: €100–€200/month depending on size and usage (electricity, water, internet)
• House insurance: From ~€200/year for a small property, more for larger/complex homes
• Maintenance & renovations: Budget at least 1–2% of property value annually for upkeep

Tip: Always factor in ongoing costs when calculating affordability. A slightly smaller or lower-priced home may give you more freedom to enjoy life in the south of France without financial stress.