Bordeaux has firmly established itself as one of the most sought-after destinations for expats and non-resident investors looking to purchase property in France. A UNESCO World Heritage city since 2007, positioned at the Atlantic crossroads between Paris (2 hours by TGV) and Spain, Bordeaux offers an exceptional quality of life, a dynamic prestige property market and a thriving international community.
But buying from Tokyo, Dubai, New York or London raises entirely legitimate questions: how do you secure a mortgage without a French tax address? How can you view properties remotely? Do you need to be present at the notary for completion? What tax obligations apply to non-resident property owners?
As an IAD Prestige mandataire based in Bordeaux, and a British expat who has lived in France for over 22 years, I have spent more than a decade guiding international buyers through every one of these steps. This guide answers all your questions.
Can an expat buy property in France?
The answer is yes — with no legal restrictions whatsoever. French law imposes no residency requirement for purchasing property on French territory. Whether you are a French national living abroad, a foreign national or a dual citizen, you are entirely free to buy in Bordeaux.
Non-resident tax status is defined by the French tax authority under Article 4B of the General Tax Code: you are considered a non-resident if your primary home, main professional activity and the centre of your economic interests are all located outside France. This status has no bearing whatsoever on your ability to purchase property.
In practice, the differences as a non-resident come down to three areas:
- Financing — Banks apply stricter lending criteria (higher deposit required, slightly higher rates), but dedicated solutions exist, particularly through specialist expat banks.
- Remote procedures — A notarial power of attorney (procuration notariale) allows you to sign the final deed without being physically present. A single trip is still recommended — for property viewings.
- Taxation — Any rental income and capital gains upon resale are subject to specific rules for non-residents, detailed further below.
It is strongly advisable to work with a bilingual agent experienced in expat transactions, who understands the nuances of each step and can coordinate all parties — banker, notary, letting agent — on your behalf.
How to get a mortgage in France as a non-resident?
Securing a mortgage as a non-resident is one of the most delicate steps in buying property in Bordeaux from abroad. The good news: several French and international banks offer products specifically designed for this profile.
Banks that lend to non-residents
These are the key institutions to approach when financing a Bordeaux property purchase as a non-resident:
| Institution | Speciality | Minimum deposit |
|---|---|---|
| HSBC Expat | Expat specialist, present in 40+ countries | 20% |
| BNP Paribas International Buyers | Dedicated service for foreign purchasers | 25% |
| Caisse d'Épargne | National network, receptive to non-residents (varies by branch) | 20–30% |
| Société Générale | International offering, partnerships with foreign banks | 25% |
| Crédit Agricole | Global network via "LCL International" | 20% |
Required documentation
A non-resident mortgage application typically requires: three recent payslips (translated and apostilled if necessary), the last two tax assessments from your country of residence, three months of bank statements, proof of identity and a property outline (preliminary contract or listing). Some banks also require international borrower insurance taken out with a French-approved insurer.
The interest rate offered to non-residents is generally 0.2 to 0.5 percentage points higher than for residents, reflecting the perceived distance risk. The loan term, however, remains comparable (up to 25 years), and notary fees — approximately 7 to 8% for older properties in Bordeaux — apply equally to all buyers.
My advice: Start your banking conversations at least 3 months before you identify a property. A pre-approval letter ("accord de principe") will give you a significant advantage in competitive Bordeaux neighbourhoods.
"I have personally been through the experience of buying property in France as a British national. I know intimately the frustration of not understanding a 40-page notarial deed, of not knowing who to trust from 1,500 kilometres away, of not being able to visit a property at short notice. That is precisely why I built a client support method designed entirely around remote buyers — with live FaceTime viewings, bilingual written summaries, and seven-day-a-week availability."
Which Bordeaux neighbourhoods are most popular with expats?
Bordeaux is made up of around fifteen distinct neighbourhoods, each with its own character. Expats and non-residents looking to buy tend to focus on three main areas, depending on their budget and objectives (a French base during visits, a pied-à-terre, or a buy-to-let investment).
The Golden Triangle (Triangle d'Or)
Bordeaux's most prestigious neighbourhood, bounded by cours de l'Intendance, cours Georges Clémenceau and cours d'Alsace-Lorraine. Classic Haussmann architecture, luxury boutiques, and the Grand Théâtre and Jardin Public within walking distance. This is where the city's prestige property market is concentrated, with high-specification apartments ranging from studios to grand family flats. The Golden Triangle is particularly popular with expat executives seeking a quality pied-à-terre that is easy to let out when not in use.
Les Chartrons
Once the heart of Bordeaux's wine trade, Les Chartrons has become the neighbourhood of choice for expat families and British buyers living in Bordeaux. A village atmosphere, Sunday market, art galleries and the Cité du Vin just steps away. Renovated wine merchants' townhouses and period apartment buildings make up the core of the stock. The neighbourhood is served by tram line B towards Saint-Jean station or Mérignac Airport. Prices are slightly lower than the Golden Triangle, with an exceptional quality of life.
Caudéran and the Western suburbs
For families with school-age children or expats seeking a house with a garden, Caudéran and its surroundings (Mérignac, Le Bouscat) offer outstanding value for money. A calm residential area with good schools (including several international establishments), direct access to the A630 motorway and Mérignac Airport (direct flights to London, Amsterdam, Frankfurt, Dubai). An ideal base for a phased return to France.
Market insight — Bordeaux 2026
Following the correction of 2023–2024, the Bordeaux market stabilised in 2025 and is showing a gentle recovery on quality properties in 2026. Expat buyers are benefiting from a favourable buying window, with prices still below 2022 peaks and rates trending downward. For further analysis, see our Bordeaux property market review for 2026.
What are the steps to buy property in Bordeaux from abroad?
Buying property in Bordeaux from abroad typically takes 4 to 5 months, depending on the seller's responsiveness and the speed of mortgage approval. Here is the typical timeline I build with my expat clients:
Project briefing — Weeks 1 to 2
Initial video call consultation (FR or EN): defining the total budget (purchase price + notary fees + any renovation costs), priority criteria (size, neighbourhood, specification) and objectives (pied-à-terre, holiday let, return base). Signing of the search mandate. No travel required at this stage.
Mortgage pre-approval — Weeks 2 to 6
Parallel mortgage process: assembling the application file, submitting to specialist banks, obtaining a letter of intent (accord de principe). This document is essential to negotiate seriously and demonstrate your financial credibility to the seller. Estimated duration: 3 to 6 weeks.
Property selection and viewings — Weeks 3 to 8
I select properties matching your criteria, carry out an initial viewing on your behalf (bilingual video report), then arrange a live viewing via FaceTime or WhatsApp. If you wish to travel, a single 2 to 3 day trip is sufficient to view 4 to 6 pre-selected properties. Once the right property is found, I draft and negotiate the offer to purchase.
Preliminary contract and financing — Weeks 8 to 16
Signing of the preliminary contract (compromis de vente) at the notary: you can sign remotely via a notarial power of attorney. This power of attorney is drawn up by a French notary and then authenticated by the French consulate in your country of residence. The statutory 10-day cooling-off period applies. The formal mortgage offer is issued within 45 days of signing the preliminary contract.
Completion — Weeks 16 to 20
Signing of the final notarial deed. You may attend in Bordeaux or delegate via power of attorney. Keys handed over and ownership transferred immediately. I remain available after completion to recommend trusted tradespeople, a letting agent or a concierge service.
What are the tax considerations for expat property owners in Bordeaux?
Taxation is often the primary source of concern for non-resident buyers. It deserves careful attention, though it should not be a barrier to purchasing. Here are the main tax regimes applicable to an expat owning property in Bordeaux.
If you let your property
Rental income received by a non-resident is subject to French income tax, regardless of where you live. It falls under revenus fonciers (property income) and is taxed at a minimum rate of 20% (or at the progressive scale if more favourable), plus social charges of 17.2%. Bilateral tax treaties between France and your country of residence can, however, prevent double taxation — this is notably the case with the United Kingdom, the United States, the UAE and most OECD member states.
A non-professional furnished rental scheme (LMNP — location meublée non professionnelle) is available to non-residents and allows, under certain conditions, for the property to be depreciated, significantly reducing the taxable base for rental income.
On resale
Capital gains realised by a non-resident on the sale of a French property are subject to income tax at 19%, plus social charges at 7.5% (for residents of the European Union or EEA) or 17.2% in other cases. Taper relief applies based on the length of ownership (full exemption after 30 years of ownership). Furthermore, an approved fiscal representative is mandatory for sales exceeding €150,000 if you reside outside the EU.
Taxe foncière and taxe d'habitation
The taxe foncière (land tax) is payable annually by all property owners, resident or not. The taxe d'habitation on primary residences was abolished in 2023 for all taxpayers. However, if your Bordeaux property is a secondary residence — which is typically the case for expats — the taxe d'habitation on secondary residences remains payable. Some municipalities also apply a surcharge on secondary residences in high-demand areas — this has been the case in Bordeaux since 2017.
It is strongly recommended to consult an accountant specialising in international taxation before purchasing, in order to optimise your ownership structure (personal ownership, SCI, LMNP, etc.) based on your individual situation.
→ Read our guide to buy-to-let investment in BordeauxWhy choose a specialist agent to buy remotely?
Buying property in Bordeaux from abroad without a trusted local contact exposes you to serious risks: overpriced properties, misread survey reports, missed financing deadlines, contractual clauses misunderstood. A property agent specialising in expat transactions adds genuine value at every one of these points.
The language and cultural barrier
French property law is complex and notarial deeds can run to over 50 pages. For a buyer who is not fluent in French or unfamiliar with French property conventions, every document is a potential source of misunderstanding. James Nisbet, bilingual in French and English, translates and explains every clause in plain language. Viewing reports, property analyses and legal summaries are systematically provided in both languages.
Remote coordination
A remote purchase involves many parties: notary, mortgage broker, surveyor, insurance broker, letting agent. Your agent acts as a single project manager, coordinating all parties, chasing deadlines and keeping you informed at every stage. One point of contact, one language, one trusted relationship.
Expertise in the Bordeaux prestige market
Not all agents have equal access to the Bordeaux prestige market. Exceptional properties — private mansions, Haussmann apartments with wine cellars, manor houses in the Médoc — are traded off-market, between professionals. A strong network such as IAD Prestige provides access to opportunities that never appear online.
Post-completion support
Once the keys are handed over, the questions do not stop: renovation works, furnishing, letting the property, declaring rental income, day-to-day property management. I recommend trusted partners for each of these stages, tried and tested across dozens of expat transactions in Bordeaux.
Further reading
James Nisbet
IAD Prestige Property Agent · Bilingual FR/EN · Bordeaux
British-born and based in Bordeaux for over eighteen years — twenty-two years in France — James Nisbet works with an international and expat clientele on property projects throughout the Gironde. A certified mandataire within the IAD Prestige network, he specialises in characterful properties and remote acquisition transactions. With over a decade of experience guiding buyers based in the UK, the United States, Asia and the Gulf States, James handles every stage of the project — from budget definition to key handover — in both French and English.