Buying property in Centre-Val de Loire in 2025 – everything you need to know

Centre-Val de Loire is one of France’s most enchanting regions, known for its rich heritage, grand châteaux and gentle countryside. While it’s not the most well-trodden area for foreigners, buying property in Centre-Val de Loire offers excellent value and a quieter French lifestyle without straying too far from the capital.

If you’re considering purchasing a home in France for retirement, holidays or investment purposes, Centre-Val de Loire is well worth a closer look. This guide explores why the region is so appealing, what kind of property your budget will get you, and the steps to take for a smooth buying experience in 2025.

Interested in what your budget can get you? Our Houses for sale in France portal features properties across Centre-Val de Loire, from countryside cottages and châteaux to renovation-ready farmhouses. It’s the ideal place to start exploring your options and finding a home that matches your vision.

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Why you should be buying property in Centre-Val de Loire

Centre-Val de Loire sits in the literal heart of France. Famous for the Loire Valley – a UNESCO World Heritage site – it’s an area of lush vineyards, winding rivers and elegant towns steeped in history. The region comprises six departments, including Indre-et-Loire, Loir-et-Cher and Indre, and is prized for its balance between rural charm and convenience.

Unlike more saturated markets such as the Côte d’Azur or Paris, Centre-Val de Loire remains relatively untouched by mass foreign ownership. Most departments report that under 1% of properties are owned by non-residents. The exception is Indre, where that figure is slightly higher at 3-5%.

The area’s scenic beauty, combined with its proximity to Paris (with high-speed TGV rail links from Tours and Orléans), makes it attractive for buyers seeking a tranquil lifestyle and good connectivity. You’ll enjoy regional delicacies, lively open-air markets and some of France’s best wines – including Pouilly-Fumé, Chinon and Vouvray. With numerous walking and cycling routes, it’s perfect for active buyers who want an escape into nature.

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Where to buy property in Centre-Val de Loire

Many buyers begin with Tours, the region’s largest city, which combines a lively university atmosphere with elegant boulevards, excellent transport links and a cultural calendar that runs year-round. Its TGV connection to Paris in just over an hour makes it particularly appealing for commuters, second-home owners and investors looking for reliable rental demand. Apartments and townhouses here are priced higher than the regional average, but convenience and lifestyle balance make them a strong choice.

Further north, Orléans offers history and accessibility, with its Gothic cathedral, riverside walks and direct train line to the capital. Properties here are slightly more affordable than in Tours, with a mix of apartments, period townhouses and modern family homes. Buyers often choose Orléans for its urban feel combined with quick access to the Loire countryside.

For those drawn to the romance of the Loire Valley itself, Amboise and Villandry stand out for their château-lined landscapes and wine culture. Period homes with character features are common here, ranging from stone cottages to larger manor houses. These towns are popular with buyers who want an authentic French lifestyle within a community that sees a steady flow of cultural tourism.

Value-conscious buyers often turn to Châteauroux in the Indre department, where spacious homes and farmhouses can be found for as little as €80,000–€130,000. This part of the region attracts those looking for space, affordability and renovation potential, while still being within reach of larger cities. Similarly, the countryside of Indre and Loir-et-Cher is dotted with detached family homes, barns and smallholdings, offering excellent opportunities for those prioritising outdoor living or considering gîte projects.

Meanwhile, buyers looking for a balance of tradition and accessibility often settle in Blois, the capital of Loir-et-Cher, with its Renaissance château, weekly markets and charming riverside setting. Here, you’ll find historic townhouses alongside more modest apartments, making it suitable for both relocators and second-home buyers.

Whether your dream is an urban base with TGV access, a vineyard-view cottage or even a small château to restore, Centre-Val de Loire offers remarkable choice – and all at prices that remain more accessible than in France’s more tourist-saturated regions.

Property types and prices

Centre-Val de Loire offers a broad mix of housing – from châteaux on the edge of vineyards to townhouses in historic centres or country cottages nestled among sunflower fields. Affordability is a key advantage here, especially compared to the more internationally recognised regions.

In the main cities like Tours and Orléans, you’ll find modern apartments and townhouses. The average property in Tours commands around €2,800 per square metre, while in Orléans it sits closer to €2,600. For those seeking rural value, areas like Châteauroux in the Indre department offer spacious houses or renovation-ready farmhouses for as little as €80,000–€130,000.

For buyers dreaming of a slice of history, period homes abound – especially Maison de Maîtres, manor houses and even small châteaux in need of restoration. These often sit on sizeable plots and offer excellent scope for holiday rentals or multi-generational living. In towns like Amboise and Villandry, you’ll find homes with intricate stonework, timber features and long-established gardens.

Farmhouses and detached family homes are widely available, particularly in rural departments. The average resale price for a house is around €150,000–€180,000, depending on condition and location. These represent excellent value for money, especially given their space and potential for customisation.

The buying process step by step

Buying in Centre-Val de Loire follows the standard French process, whether you’re a resident or a foreigner. The system is highly regulated, making it a safe choice for overseas buyers. Here’s a step-by-step overview to help you plan your journey:

1. Set your budget: Decide how much you’re willing to spend, factoring in additional costs like taxes, legal fees and property maintenance.
2. Research the region: Focus on departments that meet your criteria – whether that’s a lively town or peaceful countryside. Use our property portal, attend webinars or connect with a bilingual estate agent through our experts page.
3. Secure your currency strategy: Exchange rates fluctuate daily. Locking in a rate with a forward contract through a currency expert helps protect your budget. Book a call with Smart Currency Exchange to explore your options.
4. Visit properties: Book a viewing trip to explore homes in person. Your Overseas Home can help arrange an itinerary and connect you with agents before you travel. For a detailed breakdown before you go, download our Viewing Trip Guide.
5. Make an offer: Once you’ve found a suitable property, your agent will support you in submitting an offer. Offers are often accepted below the asking price, particularly if the property has been on the market for a while.
6. Sign the compromis de vente: This is the preliminary agreement. At this point, you’ll usually pay a deposit of around 10% while the notaire carries out due diligence.
7. Final ownership transfer: Around 8–12 weeks later, you’ll sign the acte de vente, pay the remaining amount and officially take ownership. The notaire oversees the process to ensure everything is legal and binding.

Legal and financial considerations when buying property in Centre-Val de Loire

Understanding the legal aspects of buying in France is essential. The notaire plays a pivotal role in drafting the sales contract, confirming that the property is free of debt or legal issues, and managing tax transfers. You should also consider hiring an independent bilingual lawyer to review any contracts, especially if French is not your first language.

Notaire fees typically range from 7–8% of the purchase price for older properties. These fees are lower for new builds – usually around 2–3%. Estate agents in France usually include their commission in the asking price, although this should always be clarified upfront.

Additional costs include local property taxes such as taxe foncière and taxe d’habitation. Though the latter is being phased out for main residences, second homeowners may still be liable. Ensure you budget for ongoing maintenance – especially if you’re buying an older or period property with extensive grounds or outbuildings.

If you’re financing the property with a mortgage, most French banks will expect a deposit of 20–30% from non-residents. Documentation requirements can be strict. Lenders will review proof of income, debt levels and exchange rate exposure. Working with a mortgage broker who understands the needs of international buyers can help you compare lenders and secure favourable terms quickly.

Finally, if you’re buying in a currency other than euros, speak to a foreign exchange provider to avoid costly surprises. A fluctuation of even 1–2% during your buying period can impact your final budget dramatically.

Final thoughts

Centre-Val de Loire blends quality of life, nature and history in a remarkably accessible location. With fewer international buyers, there’s less competition for homes and greater potential to uncover hidden gems – be it a former vineyard, stone farmhouse or elegant manor house.

The property-buying process in France is predictable and secure, with a clear legal framework and plenty of support available. Whether you’re hoping to relocate, invest or establish a holiday retreat, Centre-Val de Loire offers affordability and authenticity for international buyers looking to make the most of what France has to offer in 2025.

If you’re exploring where to buy property in France, our region-by-region guide for 2025 can help you compare Centre-Val de Loire with other areas across the country. When you’re ready to make your move, our expert-written guide on how to buy property in France covers everything you need to know from start to finish.

To begin your journey, speak to one of our experienced property consultants today.

FAQs about buying property in Centre-Val de Loire