France villa Renovation project

Pyrenees Atlantiques, Southwest France, Charming Village Property in the Pyrenean Foothills

Location: BARCUS, Department: Pyrénées-Atlantiques (64), France

€160,000

Pyrenees Atlantiques, Southwest France, Charming Village Property in the Pyrenean Foothills

Key facts

Bedrooms
4
Bathrooms
2
Interior
170 m²
Land
906 m²
Type
villa

Features

  • Mountain view
  • Garden
  • Renovation project

About this property

Key Info Advert Reference: MM 2296 LL-MAISONS Type: Residential (Cottage, Country House, Farmhouse / Fermette, Village House, Maison Basque, House), Maison Ancienne Bedrooms: 4 Bath/ Shower Rooms: 2 Habitable Size: 170 m² Land Size: 906 m² Highlights Year of Construction: 1820 Features Balcony(s) Bed & Breakfast Potential Character / Period Features Countryside View Fireplace / Stove Garden(s) Mountain View Outbuilding(s) Outdoor Kitchen / BBQ Renovated / Restored Renovation / Development Potential Rental / Gîte Potential Terrace(s) / Patio(s) Property Description Lovely tradtional stone built Basque village house dating from 1800.  The property has been recently lived in primarily on the first floor and there is some renovation to be carried out on the ground floor. Enormous potential to create a lovely family home with the existing living area of 174m2 plus the adjoining barn adding 90m2 downstairs and 60m2 on the first floor.From the spacious main entrance on the ground floor a door on the right leads into the summer kitchen with fireplace and double doors leading onto the terrace and gardens. The rest of the downstairs accomodation is composed of a small sitting room, dining room,  bathroom, WC and utility room with access to the adjoining barn.Taking the staircase up to the first floor you enter lovely sitting room with doors leading onto the long south facing balcony and views of the hills.  The main bedroom also has access to this balcony and access to a small covered gallery facing East. There are two further bedrooms, a  kitchen, bathroom, WC,  and access to the first floor of the barn of 60m2 to renovate.Downstairs the barn has great potential with its double access onto the lane and double doors into the gardens of 916m2 which extend from one lane to another and planted with mature trees and shrubs.Situated in this lovely village in the rolling foothills of the Pyrenees with a renowned restaurant, small supermarket, excellent butcher, boulangerie,

Location

Approximate location based on the listing's town. Confirm the exact address with the agent.

How to buy this property

Typical process in France — 3–4 months from accepted offer to keys. Tell us where you're buying from:

What's different for you

  • You can usually reuse your French bank for the mortgage — expect up to 100% loan-to-value for a main home if your income allows (HCSF debt cap: 35% of income).
  • If this will be your main home, it is exempt from capital gains tax when you sell.

What's different for you

  • No ownership restrictions and no visa needed to live here — you can move in whenever you like.
  • French banks lend to EU non-residents, but usually only up to 70–80% of the price and they want French or EU income evidence.
  • When you sell, capital gains are taxed at 19% plus a 7.5% solidarity levy (26.5%), not the full 17.2% social charges.
  • Sign by power of attorney (procuration) if you can’t attend completion in person.

What's different for you

  • Anyone can buy in France — there are no nationality restrictions on ownership.
  • Owning property does not give you residency: without a long-stay visa you are limited to 90 days in any 180 (this applies to UK buyers since Brexit).
  • Mortgages are harder: typically 50–70% loan-to-value, and many banks decline US citizens because of FATCA reporting.
  • Opening a French bank account remotely can take weeks — start early, the notaire will want funds from an identifiable account.
  • When you sell, gains are taxed at 19% + 17.2% social charges (36.2%), and sales above €150,000 need an accredited tax representative.

Next steps

  1. 1

    Viewing and written offer (offre d’achat)

    1–2 weeks

    Make a written offer through the agent. Once the seller accepts in writing the price is agreed, but nothing is binding on you until the compromis.

  2. 2

    Compromis de vente

    2–4 weeks after the offer

    The preliminary contract, drawn up by a notaire or the agent. It includes the mandatory diagnostic reports (DDT) and any conditions such as getting a mortgage. You pay a 5–10% deposit into escrow.

    For you: You can sign electronically or by power of attorney — you don’t need to fly over for this step.

  3. 3

    10-day cooling-off period

    10 days

    Private buyers of homes can withdraw for any reason within 10 days of receiving the signed compromis, and get the deposit back in full.

  4. 4

    Mortgage and notaire searches

    6–10 weeks

    You have about 45–60 days to get a mortgage offer (if the compromis includes a loan condition). Meanwhile the notaire checks title and planning, and whether the town or SAFER (for rural land) wants to use its pre-emption right.

    For you: Non-resident mortgages often take the full 60 days, so ask for a longer loan condition in the compromis.

  5. 5

    Acte de vente and keys

    1 day

    You sign the final deed at the notaire’s office (or by power of attorney), transfer the balance plus fees beforehand, and get the keys the same day.

Buying costs on €160,000

Notaire fees and transfer tax (“frais de notaire”)

7–8.5% for older homes (2–3% for new builds)

Mostly transfer duties: about 5.8–6.3% depending on the département. The notaire’s own fee is under 1%.

 €11,200–€13,600

Estate agent fee

Usually already in the asking price

“FAI” (frais d’agence inclus) means the advertised price includes the agent’s 4–8%. If it says “net vendeur”, add it on top.

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Independent survey (optional)

€500–€1,500

A structural survey isn’t standard in France, but it’s worth it for older stone houses.

 €500–€1,500

Mortgage costs (if borrowing)

~1–2% of the loan

Arrangement fee, loan guarantee or charge on the property, and broker fee.

 €0–€3,200
Estimated total on top of the price €11,700–€18,300

Pitfalls to watch

  • Septic tanks (fosse septique): a non-compliant SPANC report means you have to upgrade within 1 year, often €8,000–€15,000.
  • Unpermitted extensions, pools or barn conversions: check the plans and permits against what you see. The notaire only checks what’s on paper.
  • Energy rating (DPE) F or G: G-rated homes can no longer be let on new leases, and F-rated homes follow from 2028. That matters if you plan to rent it out.
  • Second homes pay taxe d’habitation, and some towns with housing pressure add up to 60% on top. Ask the seller for the latest bill.
  • French inheritance rules reserve part of the estate for children. Non-French buyers can choose their own nationality’s law in a will (EU Succession Regulation), so take advice before you sign.
  • Short-term letting now needs registration with the town hall, and many towns cap or ban it. Check before you rely on Airbnb income.

General guidance, last reviewed October 2026 — not legal or tax advice. Rules change and every purchase is different, so confirm with an independent local lawyer or notary before you sign anything.

Buying property in France

Read our complete guide — fees, visas, taxes, and everything overseas buyers should know before making an offer in France.

Read the France buying guide