Found between Brittany, Normandy and Nouvelle-Aquitaine, Pays de la Loire offers a blend of rural charm, seaside appeal and vibrant cities. It covers a vast area – larger than Yorkshire and nearly as big as the US state of Maryland – giving you outstanding variety and value when it comes to property hunting. From historic châteaux and vineyard cottages to beachside apartments and city townhouses, buying property in the Pays de la Loire is suited to almost any lifestyle or budget.
Conveniently connected to Paris and the Channel ferry ports, Pays de la Loire has become increasingly attractive to international buyers. Yet, despite its many advantages, it remains something of an overlooked gem. For those willing to explore beyond the better-known southern regions, it offers authentic French living at more affordable prices in 2025. Here’s what you need to know before planning your property search.
Contents
- Why you should be buying property in the Pays de la Loire
- Understanding the property market in 2025
- Steps to buying property in Pays de la Loire
- Property buying costs in Pays de la Loire
Buying property in the Pays de la Loire puts places like Le Mans Sarthe on your doorstep
Why you should be buying property in the Pays de la Loire
Pays de la Loire is composed of five distinct departments: Loire-Atlantique, Maine-et-Loire, Mayenne, Sarthe and Vendée. Each has its own lifestyle benefits, making this region one of France’s most diverse in terms of property and pace of living.
Loire-Atlantique centres around the bustling port city of Nantes and extends to the coast, where you’ll find elegant seaside towns like La Baule. La Baule is a traditional French beach resort famed for its extensive sandy shoreline and relaxed ambience – lively in summer and peaceful in winter. Nantes itself is a dynamic urban hub that merges innovation with heritage, known for its thriving arts scene and high quality of life.
Maine-et-Loire is steeped in history and vineyards. The capital, Angers, boasts medieval architecture and a growing student population. It’s a preferred spot for buyers seeking relaxed living without abandoning modern amenities. This department is dotted with wine estates, river landscapes and picturesque stone houses that appeal to rural property hunters.
Mayenne is the most tranquil of the five departments. Tourist numbers remain low, but for countryside lovers, it’s a haven – ideal for anyone seeking a slower rhythm and plenty of space. Friendly local communities welcome newcomers keen to integrate and enjoy a genuinely French lifestyle.
Sarthe combines pastoral calm with bursts of global attention – thanks to the Le Mans 24-hour race. Outside the annual event, the department centres around human-scale towns and villages perfect for retirees or young families wanting green surroundings without isolation.
Vendée is a summer favourite with French families. The Atlantic coastline offers over 160km of beaches, while inland, you’ll find forests, wetlands and charming towns. It’s excellent for second homes or holiday lets – especially as more French holidaymakers opt for domestic getaways in 2025.
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Understanding the Pays de la Loire property market in 2025
Pays de la Loire remains more affordable than regions like Provence, the Côte d’Azur or nearby Brittany, while still offering excellent infrastructure and lifestyle amenities.
Prices have risen moderately since 2020, largely due to improved remote working trends and high-speed train links to Paris. Nantes is particularly attractive to property investors and professionals thanks to the TGV, which takes just over two hours to reach the capital.
In 2025, the average resale property price in Nantes sits at approximately €362,000, while Angers remains more accessible at around €305,000. Apartments in Nantes average €3,700 per square metre – which is cheaper than nearby Rennes (€3,900/m²) or Bordeaux (€4,600/m²).
Expect to find better value in smaller towns and countryside villages, particularly in Mayenne or Sarthe. Rural stone houses with land can still be found under €150,000 in these areas. Meanwhile, modern holiday homes in Vendée’s coastal resorts often start at around €200,000 depending on proximity to the beach.
Overall, Pays de la Loire’s market in 2025 rewards early action, with steady growth and a broad inventory that continues to draw foreign interest alongside a strong domestic base.
Steps to buying property in the Pays de la Loire
The property buying process in France is transparent, but it’s also distinct from English-speaking systems. Preparation is key. Here’s how to get started:
1. Define your needs. Decide the type of property you want and how you’ll use it – as a permanent home, a holiday retreat or a rental investment. Select a department and make a shortlist of key towns or villages.
2. Research the area. Use our property portal, and consult local estate agents. For buyers looking remotely, the estate agent network and local notaires can offer video tours, floorplans and drone photography. Virtual property viewings or more popular (and easier than ever). When you are reader to go to a home in person, prepare by downloading our free Viewing Trip Guide.
3. Secure your finances early. Most non-residents are eligible for a mortgage in France. A deposit of 20–30% is typically required, and you’ll need to submit detailed financial documents – including translated bank statements and tax returns. Consider using a specialist mortgage broker who works with international clients.
4. Fix your exchange rate. Currency risk can add thousands to your buying costs. Consider using a foreign exchange service, like Smart Currency Exchange, to lock in your rate in advance using a forward contract. Book a call with Smart Currency Exchange to discuss your options.
5. Make an offer and sign the preliminary contract. After agreeing a price, you’ll sign either a compromis de vente or a promesse de vente. At this stage, you also pay the deposit (usually 5–10%). The notaire opens searches and prepares the final deed.
6. Complete the sale. Around two to three months later, you’ll sign the final contract (the acte de vente) and pay the remaining balance, legal fees and taxes. Ownership is transferred, and you receive the keys. Congratulations – you’re now a homeowner in France.
Property buying costs in Pays de la Loire
When buying in France, it’s essential to budget for all the associated costs, which are often higher than in the UK but clearly defined by law.
Notaire fees cover legal checks, property registration, and local taxes. For older homes (which make up the majority of resale properties), expect to pay around 7–8% of the property’s value. For new-builds, this drops to around 2–3%.
Estate agent fees in France are typically paid by the seller, but always confirm this at the outset. Sometimes agents include their fees in the property listing and other times they do not – make sure to double-check what’s included in the “prix FAI” (fees included price).
Ongoing taxes include the yearly taxe foncière (property ownership tax) and taxe d’habitation (residency-based tax, though often reduced for second homes or phased out entirely for main residences). These vary by commune, but typically range from €300–€1,200 per year for most homes in Pays de la Loire.
Utilities and maintenance expenses also need to be factored in, especially for rural homes or larger properties. If you’re not local, you may also need to appoint a property manager – particularly if you’re planning to let the home to visitors or use it seasonally.
For peace of mind, work with bilingual professionals – from your notaire to your estate agent and financial advisers. Many international-friendly experts operate throughout Pays de la Loire thanks to its growing popularity with UK and EU buyers alike.
Start your journey to Pays de la Loire today
Pays de la Loire remains one of France’s most versatile, scenic and accessible regions. Whether you’re drawn to the winding Loire River, the vineyards of Anjou or the lively Atlantic coast, buying here can offer long-term satisfaction and strong investment potential.
To plan your viewing trip or simply learn more about the process, book a free consultation with one of our France property experts today. With proper guidance, your home in Pays de la Loire may be closer than you think.
