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The real estate market on the French Riviera is particularly dense and fragmented. Many agencies operate on the same properties, and available information can often be scattered or incomplete. For a buyer, it can be difficult to gain a clear view of the market and identify truly relevant opportunities.
The role of a buyer’s agent is to support the buyer in structuring their search, analyzing opportunities, and managing the acquisition process. By centralizing access to the market — both publicly listed properties and more discreet off-market opportunities — a buyer’s agent enables a structured approach, clear visibility, and a single point of contact throughout the entire purchasing process.
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A search mandate is a document through which a buyer appoints a real estate professional to assist in the search for and acquisition of a property that meets their criteria.
This mandate generally defines the key elements of the project: geographical area, type of property, acquisition budget, and the scope of the assignment.
In France, regulations governing real estate transactions require professionals holding a transaction license to have a mandate in place in order to intervene in a real estate operation.
A search mandate does not constitute a purchase obligation for the buyer. It simply formalizes the assignment and allows the search process to begin.
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French Riviera Experts supports buyers across the main categories of high-end residential properties:
Contemporary or Provençal villas with panoramic views and swimming pools, often located within secure estates.
Provençal bastides, farmhouses, and stone houses surrounded by olive groves, sometimes featuring outbuildings or private tennis courts.
Premium apartments in urban centers or waterfront locations.
Waterfront properties and homes with sea views.
New developments or recently delivered properties.
Buildable land and land investment opportunities.
Estates and exceptional properties requiring a dedicated approach.
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A portion of the real estate market, particularly in the high-end segment, is marketed discreetly and is not publicly listed. These so-called “off-market” opportunities are typically shared confidentially within professional networks or directly between owners and intermediaries.
Access to such opportunities primarily relies on in-depth knowledge of the local market and on a well-established network of active stakeholders in the area: real estate agencies, notaries, advisors, wealth managers, and property owners.
In this context, a clearly structured acquisition project and the credibility of the buyer play a key role in gaining access to these opportunities when they arise.
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Real estate acquisition in France follows a structured process overseen by a notary.
Once the property has been selected, the terms are negotiated and formalized in a preliminary agreement. Documents relating to ownership, planning regulations, and the technical condition of the property are reviewed during the due diligence phase.
Administrative procedures and financing arrangements, when required, are carried out in parallel.
The transaction is completed with the signing of the final deed before a notary.
French Riviera Experts coordinates each stage to ensure clarity, efficiency, and full control of the process.
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In France, a real estate acquisition typically unfolds in several stages. After the seller accepts the offer, a preliminary agreement (compromis or promesse de vente) is signed. A period then follows for legal and administrative checks, and, where applicable, for securing financing.
In most cases, the time between the signing of the preliminary agreement and the final deed before the notary is approximately two to three months.
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When purchasing real estate in France, several costs must be considered in addition to the acquisition price. The main ones are the notarial fees — often referred to as “notary fees” — which include taxes, registration duties, and the notary’s remuneration.
For existing properties, these fees typically range between 7% and 8% of the purchase price. For new properties, they are generally lower. Additional costs may also apply depending on the nature of the project (technical inspections, architect, legal advisors, etc.).
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The real estate market on the French Riviera operates in a largely decentralized manner. Unlike in some countries where properties are listed on a single centralized database, multiple agencies may simultaneously handle the same property.
An owner may appoint several agencies to market their property, each with its own network and potential buyers. As a result, it is common to see the same property offered by different intermediaries, sometimes with slightly varying presentations or information.
In this context, the property search process can quickly become complex for a buyer, who must identify which properties are truly available and compare opportunities in a consistent and structured way.
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