France townhouse Renovation project

Townhouse in Lectoure Town Center

France

€153,000

Townhouse in Lectoure Town Center

Key facts

Bedrooms
4
Bathrooms
1
Interior
93 m²
Type
townhouse

Features

  • Renovation project

About this property

Key Info Advert Reference: 2457 Type: Residential (Town House, House), Maison Ancienne Bedrooms: 4 Bath/ Shower Rooms: 1 Habitable Size: 93 m² Land Size: 0 m² Features Fireplace / Stove Property Description A Townhouse with Many Facets in the Heart of Lectoure In the very heart of Lectoure's town center, where the life of this spa and tourist town unfolds, stands this unique townhouse. Close to shops, the thermal baths, schools, and all the local activities, it offers the convenience of living entirely on foot. Behind its stone facade, it reveals an atypical architecture spread over four levels, where the charm of the old blends with excellent potential for renovation. While it currently requires some work to improve its energy efficiency, it maintains a very respectable D energy performance rating. The Ground Floor: A Place of History and Conviviality Once home to a butcher's shop, the entrance now opens onto a distinctive living space. This ground floor serves as a welcoming entrance and a warm living room, subtly preserving the memory of its former commercial past. The first level: the shared space One floor up leads to the main living area: an open-plan kitchen and bright dining room, designed for sharing moments with family and friends. On the landing, a discreet and functional laundry room completes the practicality of this level. The second level: privacy and old-world charm This level houses two adjoining bedrooms, as well as a third room with an original fireplace. This room can serve as a cozy office or be completely redesigned to suit your needs, becoming a custom-made bathroom. The top floor: the spectacle and the escape Under the eaves, the top floor holds some delightful surprises: A first, inviting bedroom, complete with a mezzanine that will appeal to children or offer a unique reading nook. A second bedroom reveals a hidden gem: a breathtaking view of the Pyrenees mountain range. A place of endless possibilities Whether you envision establishing 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 €153,000

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%.

 €10,710–€13,005

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–€3,060
Estimated total on top of the price €11,210–€17,565

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