It might not share the limelight with the Riviera or Normandy, but Creuse is attracting a growing number of international buyers. Located in the heart of France, this lesser-known department offers a unique combination of affordability, natural beauty and a relaxed pace of life. According to INSEE data, around 5.5% of homes in Creuse are owned by non-resident foreign buyers – quite a figure for a region with no large cities or international airports.
So, what makes Creuse stand out? Whether you’re looking for an affordable holiday home, a peaceful place to retire or a base for remote working, Creuse could be the perfect fit. From charming stone houses to lakeside cottages and renovation projects, you’ll find a wide variety of property without the premium pricing.
If you’re curious about finding your dream home in the French countryside, read on for tips, insights and essential steps to buying property in Creuse.
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Find your dream home on the banks of the Creuse
Why buy in Creuse?
Creuse offers a tranquil lifestyle rooted in nature, making it ideal for those who want peace and space. The department, named after the river that runs through it, sits within Nouvelle-Aquitaine and forms part of the western edge of the Massif Central. Think rolling hills, deep forests, clear streams and open skies – and not many people. Creuse is one of the least densely populated areas in France.
This rural setting brings certain advantages. Air quality is excellent, the roads are quiet and daily life moves at a gentle rhythm. There’s also a strong sense of local tradition and community. It’s an excellent part of the country to explore on a bike. Whether you’re wandering through weekly village markets or exploring hidden walking trails in the Chabrières forest, it’s easy to see why buyers seeking a slower pace are drawn here.
Nature lovers will enjoy the abundant outdoor activities. Lac de Vassivière, one of France’s largest artificial lakes, offers swimming, sailing and hiking opportunities. Don’t miss the Monts de Guéret Wildlife Park – home to wolves, lynx and red pandas. Horse riding, fishing and cycling are also popular year-round.
Although Creuse doesn’t have large cities, it has several charming towns such as Aubusson, known for its historic tapestry industry, and La Souterraine with its gothic church and lively market scene. These places offer the essentials – shops, healthcare and schools – without urban stress.
If you’re looking to immerse yourself in French countryside living and don’t need frequent access to major cities, Creuse is worth your attention.
For a detailed look at the purchase process, claim your free copy of our France buying guide:
Property prices in Creuse
Creuse remains one of France’s most affordable departments for property buyers. Average prices hover around €1,150 per square metre for apartments – just over a third of the national average (€3,197 in 2024, according to Notaires de France).
But statistics only tell part of the story. It’s the range and charm of what you can buy that really stands out. Detached village houses with land regularly come to market for under €100,000, while spacious farmhouses and character homes start from as little as €130,000.
If renovation is on your radar, you’ll find opportunities aplenty. Property that needs work – especially in more remote hamlets – can be found from €40,000. Those with vision and a modest budget can transform these homes into wonderful personal retreats or successful rental properties. Just be sure to get accurate estimates for renovation costs, particularly if you need to hire French tradespeople.
It’s not unusual to come across small châteaux or manor houses for under €300,000 – a price point that would barely secure a studio flat in central Paris or Lyon. And unlike in coastal hotspots, there’s little competition from second-home tourists pushing up prices.
Creuse also appeals to those searching for space. Multi-bedroom homes on plots over 2,000m² are common and often include outbuildings, perfect for gîte conversions or garden projects.
In short, if you’re after value for money, Creuse delivers.
Steps to buying in Creuse
If you’re ready to take the next step towards owning a home in Creuse, it helps to follow a structured plan. Buying in rural France involves a few more considerations than in bigger towns, so take time to prepare properly.
Define your objectives
Before beginning your search, ask yourself some key questions. Will this be a holiday home or your permanent residence? How often will you be there? Do you need proximity to amenities such as schools or healthcare? Would you consider a renovation?
Explore the area
Creuse is made up of dozens of small communes, each with its own character. Spend time exploring places like Felletin, Bourganeuf or Évaux-les-Bains to find which setting suits your style. Attending a Your Overseas Home webinar or virtual event can also help you narrow down your options.
Get your finances in order
Speak to a currency specialist early. Exchange rate fluctuations can affect your buying power. Many international buyers use forward contracts to fix their rate and avoid last-minute surprises. If you need a mortgage, French banks will usually lend up to 70–80% of the property’s value to non-residents, but expect thorough paperwork – including translated financial documents.
Find local estate agents
Many of the best opportunities in Creuse are not listed on international portals. Working with a bilingual local estate agent increases your access and gives you the benefit of local insight.
Hire a notaire or independent lawyer
A notaire is the legal official responsible for signing off on all property transactions in France. Their role is crucial – but they do not act on your behalf, so consider engaging an independent lawyer too. They’ll review contracts, navigate legal issues and safeguard your interests.
Make an offer and sign the initial contract
Once your offer is accepted, you’ll sign the compromis de vente or promesse de vente. This preliminary contract sets the terms of your purchase. You’ll pay a deposit of about 10%, usually refundable if key conditions are not met.
Finalise the sale
The final contract or acte de vente is usually signed within 2–3 months. This happens at the notaire’s office. Bring valid ID and confirm your method of payment ahead of time. Once signed, you’re the new legal owner.
Costs of buying in Creuse
Like anywhere in France, buying a home in Creuse comes with additional costs. These must be factored into your overall budget to avoid surprises.
Notaire fees
Expect to pay around 7–8% of the purchase price in notaire fees if buying an older property. This includes taxes and the notaire’s charge. For new builds, the figure is lower – generally between 2–3% – due to reduced registration duties.
Estate agency fees
These are typically included in the advertised price, but not always. The standard rate in Creuse varies from 3% to 6% of the property value. Clarify with the agent whether you or the seller will pay these fees.
Ongoing ownership costs
Once you’ve bought your dream home, don’t forget running costs. The French taxe foncière (property ownership tax) is payable annually and depends on the property’s size and location. For a mid-sized home in Creuse, it may range from €400 to €1,200 per year. There’s also the taxe d’habitation, although this has been phased out for most main residences.
If you’re planning on renting the property, you may encounter additional taxes and management fees. Always speak with a tax adviser for personalised advice.
Currency exchange and legal advice
There may be additional costs for using a currency provider, though these are often much lower than what traditional banks charge. Consider budgeting for an independent legal adviser too – particularly important for international purchases.
By mapping out these costs in advance and working with trusted partners like Your Overseas Home, you’ll reduce stress and stay in control throughout the process.
Want to learn more? Book a consultation with one of our property experts.
