France house Move-in ready

Charming Stone Country House in Berlats, in the Heart of Nature

France

€92,500

Charming Stone Country House in Berlats, in the Heart of Nature

Key facts

Bedrooms
3
Bathrooms
2
Interior
66 m²
Type
house

Features

  • Garden
  • Move-in ready

About this property

Key Info Advert Reference: 32713 Type: Residential (Country House, House), Maison Ancienne, Stone House Bedrooms: 3 Bath/ Shower Rooms: 2 Habitable Size: 66 m² Land Size: 1.81 ha Highlights Year of Construction: 1930 Features Balcony(s) Cellar(s) / Wine Cellar(s) Character / Period Features Driveway Fireplace / Stove Fireplace(s) Furnished / Part Furnished Garage(s) Garden(s) Land Off-Street Parking Parking Renovated / Restored Terrace(s) / Patio(s) Property Description A corner of paradise surrounded by nature - Stone country house Let yourself be seduced by this charming country house, nestled in the heart of a green setting, where time seems to stand still.With its 3 bedrooms, its cozy living room with stone fireplace, and its volumes full of potential, it embodies the authenticity and sweetness of country living.No work required: the house is ready to be occupied immediately.New roof and zincwork New sanitation (micro-station) Practical garage and functional spaces Very pleasant outdoor terrace.A healthy, serene and active living environment: The wooded land of more than 18.000 m², about 1.6 km from the house, with its easy access, will motivate you to pick mushrooms, very abundant in Cepes in this region, is a true natural sanctuary: here, birds sing, deer pass discreetly, and the seasons punctuate life with poetry.Located in the Lacaune area, this property benefits from an exceptional environment: The largest network of hiking and mountain biking trails in France A stone's throw from the lakes of La Raviege and Laouzas Close to the springs of Mont Roucous, La Salvetat and the Fontaine de la Reine Whether you are a nature lover, passionate about wide open spaces or simply looking for tranquility, this house is an invitation to slow down, breathe, and savor every moment.Imagine your days punctuated by walks in the forest, mushroom picking, or moments of reading by the fire...Nearby: Viane 9 km away Lacaune and Brassac 14 km away Castres 38 km away Albi 69 km a

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 €92,500

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%.

 €6,475–€7,863

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–€1,850
Estimated total on top of the price €6,975–€11,213

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