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Existing property
Existing real estate for sale in France
Below you can explore a selection of existing apartments, villas, estates and investment properties currently available on the French Riviera.
Our property for sale listings represent only part of the market. Through our network, we can also search properties offered by other agencies and identify opportunities that may not be prominently advertised. As a Dutch real estate company and member of the same networks as local French agencies, we have access to 100,000+ properties.
Contact the team at Living on the Côte d’Azur to discuss your property for sale search and benefit from one trusted buyer’s agent, one coordinated search, and access to the wider French real estate market.
Explore further below after the presented existing properties
Existing Real Estate for Sale in France
Discover Character, Location and Proven Value
Buying an existing property in France gives you access to an extraordinary variety of homes, from elegant apartments in historic town centres to Belle Époque villas, Provençal farmhouses, contemporary residences and waterfront estates.
Along the French Riviera, existing real estate often occupies the region’s most desirable and established locations. These properties may offer mature gardens, panoramic sea views, generous plots, authentic architecture and immediate access to beaches, restaurants, marinas and village centres.
Unlike a new development purchased from plans, an existing property can be visited, inspected and evaluated before you make a decision. You can experience the light, the surroundings, the views, the atmosphere and the practical layout of the home before submitting an offer.
At Living on the Côte d’Azur, we guide international buyers through the complete purchasing process. We search the entire available market, organise property visits, communicate with selling agents, help assess the value and condition of a property and accompany you through negotiations, legal checks and completion.
Why Buy an Existing Property in France?
Established and Desirable Locations
Many of the best locations on the French Riviera have already been developed. Existing properties are therefore often found in areas where new construction is limited or no longer possible.
This may include prestigious residential neighbourhoods, historic town centres, waterfront locations and private domains close to Cannes, Nice, Antibes, Monaco, Saint Tropez and the surrounding Provençal villages.
Buying an existing home can give you access to locations that would be difficult to find within the new-build market.
Authentic Character and Architecture
Existing French real estate often has a distinctive identity. Depending on the location and period, a property may feature natural stone walls, high ceilings, original fireplaces, exposed beams, wrought-iron balconies, terracotta floors or traditional Mediterranean shutters.
These architectural details create a sense of history and atmosphere that cannot always be recreated in a newly built property.
The existing property market also offers an exceptionally broad choice. Buyers can select between charming village houses, city apartments, contemporary villas, historic estates, renovation projects and turnkey luxury residences.
A Property You Can Experience Before Buying
When viewing an existing property, you can evaluate far more than the photographs and floor plan.
You can see the actual view, understand the orientation, assess road noise, experience the neighbourhood and inspect the quality of the finishes. You can also judge whether the rooms, terraces, garden and parking facilities work for your lifestyle.
This makes it easier to compare properties and to make a well-informed decision.
Immediate Availability
In many cases, an existing property can be occupied shortly after completion of the purchase. You do not have to wait for a construction project to be completed.
This can be particularly attractive when buying a permanent residence, second home or property intended for seasonal rental.
Some homes are sold fully furnished, which can make the transition even easier.
Renovation and Value-Creation Opportunities
An existing property may also offer opportunities to improve its comfort, energy performance and market value.
Depending on local planning regulations, it may be possible to renovate the interior, create an additional bedroom, redesign the kitchen, improve the outdoor areas or install a swimming pool.
More extensive projects may involve extending the property or transforming an older villa into a contemporary home. These possibilities must always be verified with the local planning department and relevant professionals before purchase.
How We Help You Buy Existing Real Estate in France
The French property market is highly fragmented. A property may be offered by one agent, several agents or through a private network. Listings may appear on international portals, local agency websites or only within professional inter-agency systems.
This means that working with many different agents does not necessarily give you a better overview. It can instead lead to duplicate listings, inconsistent information and complicated communication.
Living on the Côte d’Azur acts as your central point of contact throughout the search and purchase.
1. Understanding Your Requirements
We begin by discussing your objectives, preferred locations, budget and practical requirements.
This may include:
- The intended use of the property
- Preferred towns or neighbourhoods
- Apartment or villa
- Number of bedrooms
- Sea view, terrace, garden or swimming pool
- Renovation tolerance
- Proximity to the airport, beach, schools or town centre
- Rental or investment objectives
- Preferred architectural style
We also discuss the compromises that may be necessary within your chosen budget and location.
2. Searching the Complete Market
We search across our network of local agencies, property databases, developers, private contacts and inter-agency partners.
Our aim is not to promote the stock of one particular agency. We work from the buyer’s perspective and compare suitable properties across the market.
This gives you one coordinated search rather than having to communicate separately with numerous selling agents.
We filter the available properties before sending them to you, taking into account location, quality, asking price, condition and potential.
3. Preparing a Focused Property Selection
You receive a carefully selected shortlist rather than an unfiltered stream of listings.
We review the available information, identify relevant advantages and disadvantages and request additional documentation where necessary.
When listings appear through several agencies, we help determine whether they relate to the same property and which information is most reliable.
4. Organising and Accompanying Property Visits
We coordinate appointments with the different selling agents and create an efficient viewing schedule.
During the visits, we help you look beyond the presentation of the property. We consider the orientation, neighbourhood, privacy, accessibility, condition, renovation requirements and potential resale appeal.
We can also ask practical questions about service charges, property taxes, planning permissions, previous works, energy performance and included fixtures or furniture.
5. Evaluating the Property and Asking Price
Before making an offer, it is important to understand how the property compares with similar homes in the area.
We assess the location, condition, living area, plot, views, amenities and recent market positioning. We also consider how long the property has been offered for sale and whether significant works may be required.
There is no single formula for establishing the correct value of a unique French Riviera property. Our role is to help you form a realistic view before entering negotiations.
6. Negotiating the Purchase
When you have selected a property, we help prepare and communicate your offer.
The offer should clearly state the proposed price and any important conditions, such as financing. The seller may accept, reject or make a counteroffer.
We coordinate the communication with the selling agent and help maintain a professional and constructive negotiation process.
The objective is not simply to obtain the lowest possible price. It is to achieve the best overall agreement while protecting your position and keeping the transaction moving forward.
The French Property Buying Process
Step 1: Written Offer
The purchasing process usually begins with a written offer, known as an offre d’achat.
This identifies the property, the offered price, the buyer and any key conditions. The wording should be considered carefully, as an accepted offer may create obligations for the seller.
We recommend involving a notaire or legal adviser when conditions are unusual or the purchase is particularly complex.
Step 2: Appointment of the Notaire
The notaire is a state-appointed legal professional who prepares and authenticates the transaction.
The buyer and seller may use the same notaire, or each party may appoint their own. Using two notaires does not normally increase the overall notarial fees, as the notaires share the fee between them.
The notaire verifies ownership, planning information, mortgages, easements and other legal aspects of the property.
Step 3: Preliminary Sale Contract
The next stage is usually the signing of a preliminary contract, commonly a compromis de vente or promesse de vente.
This document contains the agreed price, property description, completion timetable, included conditions and any furniture or fixtures forming part of the sale.
It may also contain suspensive conditions, such as obtaining a mortgage.
The buyer normally pays a deposit after signing. This is generally held securely by the notaire or authorised agent until completion.
Step 4: Ten-Day Cooling-Off Period
A private buyer purchasing residential property in France generally benefits from a statutory ten-day cooling-off period after receiving the signed preliminary contract and required documents.
During this period, the buyer can normally withdraw without having to provide a reason and without losing the deposit.
Once the cooling-off period has expired, withdrawal may have financial consequences unless a valid suspensive condition applies.
Step 5: Legal and Administrative Checks
The notaire carries out the necessary investigations before completion.
These may include:
- Confirmation of ownership
- Mortgage and charge searches
- Planning and zoning information
- Pre-emption rights
- Easements and access rights
- Land registry information
- Co-ownership documents for apartments
- Mandatory diagnostic reports
- Confirmation of local property taxes
For villas or properties involving extensions, swimming pools or other structural changes, it is particularly important to verify that the works were properly authorised.
Step 6: Surveys and Technical Advice
France does not automatically require the same type of structural survey that may be customary in some other countries.
The seller provides a mandatory diagnostic file covering matters such as energy performance, asbestos, lead, termites, gas, electricity and natural risks where applicable. These reports do not replace a full building survey.
For older properties, renovation projects or homes showing potential structural issues, we can help arrange an independent surveyor, architect or building specialist.
Step 7: Financing and Transfer of Funds
When financing is required, the mortgage application should begin early.
A mortgage condition must be correctly included in the preliminary contract when the purchase depends on obtaining finance.
Before completion, the notaire sends a final financial statement showing the balance of the purchase price, taxes, notarial costs and any other amounts due.
The necessary funds must be transferred to the notaire’s client account before the final signing.
Step 8: Final Deed and Key Collection
The transaction is completed through the signing of the acte authentique de vente at the notaire’s office.
The notaire reviews the deed, confirms the transfer of funds and completes the legal transfer of ownership.
Once the final deed has been signed, the keys are normally handed to the buyer and the property officially becomes yours.
Purchase Costs for Existing Property
The additional acquisition costs for existing real estate in France are generally higher than for new-build property.
The buyer should normally allow approximately 7 to 8 per cent of the purchase price for transfer taxes, registration charges and notarial fees. The exact percentage depends on the price and characteristics of the transaction.
Additional costs may include:
- Mortgage arrangement and guarantee fees
- Independent survey or architect fees
- Translation or legal advice
- Bank transfer and currency exchange costs
- Insurance
- Renovation or furnishing
- Co-ownership service charges
- Annual property taxes
We help buyers understand these costs at an early stage so they can establish a realistic total budget.
Additional Checks for Apartments
When buying an apartment in France, you are also acquiring a share in the building’s co-ownership, known as the copropriété.
Important documents should be reviewed before purchase, including:
- The co-ownership regulations
- Recent meeting minutes
- Current and previous service charges
- Planned or approved major works
- Reserve funds
- Outstanding disputes
- Information about the building manager
Major façade, roof, lift or communal-area works can have a significant financial impact. We help identify these matters before you commit to the purchase.
Additional Checks for Villas
For a villa, the due diligence may include:
- Plot boundaries
- Legal access
- Rights of way
- Septic tank compliance
- Swimming pool safety
- Planning permissions
- Extensions and converted areas
- Drainage and water issues
- Retaining walls
- Local planning restrictions
- Natural and environmental risks
The official living area stated in the listing may not always include garages, cellars, verandas or other converted spaces. These areas should be examined carefully.
Our Support Continues After the Purchase
Our service does not end when the final deed is signed.
We can help connect you with trusted local professionals for:
- Renovation and interior design
- Architects and surveyors
- Property management
- Garden and swimming pool maintenance
- Security and alarm systems
- Insurance
- Utilities and internet
- Furniture and decoration
- Rental management
- Tax and legal specialists
For international buyers, having one local contact can make the entire experience significantly easier.
Find Existing Real Estate for Sale in France