Buying property in Charente-Maritime in 2025 – everything you need to know

For international buyers seeking a mix of coastal charm, countryside tranquillity and traditional French living, Charente-Maritime offers a rare blend of all three. Found along the Atlantic coast in Nouvelle-Aquitaine, buying property in Charante-Martime means a home with beaches, vineyards and a mild climate – making it an appealing destination for second homes, relocations and investment properties alike.

With good connections to Paris and Bordeaux, a wide range of properties and a welcoming local culture, Charente-Maritime continues to attract buyers from across Europe and beyond. Whether you’re after a renovated stone farmhouse or a sea-facing pied-à-terre, this region is worth your attention.

Tempted by the idea of a seaside escape or vineyard-view retreat? Browse our curated Property for sale in France to explore listings across Charente-Maritime – from La Rochelle to the rolling countryside inland. Whether you’re after a character farmhouse or a beachside pied-à-terre, you’ll find options that suit your lifestyle and budget.

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Why you should be buying property in Charente-Maritime

Charente-Maritime is one of France’s most accessible and appealing coastal departments. Its mix of sandy beaches, maritime heritage and historic inland towns makes it ideal for those who want a balanced lifestyle. Stretching from La Rochelle in the north to Royan in the south, the region welcomes both seasonal visitors and year-round residents.

La Rochelle is the department’s largest town, offering an attractive old port, a broad range of amenities and a thriving cultural scene. This historic seafaring city has excellent connections to Paris by high-speed train (around three hours) and to Bordeaux (under two hours). Further south, the Île de Ré, connected by a bridge, is known for its upmarket villages, cycle paths and broad beaches – though property there comes at a premium.

Outside urban centres, the rural heartland of Charente-Maritime is made up of farmland, vineyards and charming stone villages. Many expats settle here due to the relaxed pace of life, access to nature and proximity to the sea. The region’s transport links, including airports in La Rochelle and nearby Bordeaux, make it ideal for second homeownership or permanent relocation.

As of 2025, buying property in Charente-Maritime means a home in one of the sunniest areas in western France, with around 2,300 hours of sunshine a year. This, combined with reputable healthcare facilities and a strong local infrastructure, makes it suitable for retirees, remote workers and families alike.

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Where to buy in Charente-Maritime

Charente-Maritime offers a remarkable range of locations, from bustling harbour towns to tranquil stone villages inland. For many international buyers, La Rochelle is the natural starting point. With its historic old port, lively cultural scene and excellent train connections to Paris and Bordeaux, La Rochelle offers year-round appeal. Properties here are in high demand, from chic harbour-view apartments to family homes in surrounding suburbs. Prices are higher than the regional average, but rental potential is strong.

For those who want a touch of island life, Île de Ré is the jewel of the department. Its cycle paths, sandy beaches and upmarket villages like Saint-Martin-de-Ré attract affluent second-home buyers. Properties here – especially traditional whitewashed houses with blue shutters – are among the most expensive in the region but retain long-term value. Île d’Oléron, larger and more laid-back, is a more affordable island option, with fishing villages and seaside cottages that are popular with French families and international buyers alike.

Inland, the Saintes area combines Roman heritage with a vibrant market-town atmosphere. Buyers looking for a permanent relocation often choose Saintes for its schools, healthcare and transport links, while enjoying countryside properties just a short drive away. Similarly, Rochefort blends maritime history with a quieter pace of life and offers good-value apartments and townhouses.

For those prioritising affordability and space, the rural hinterland between Saint-Jean-d’Angély and Jonzac provides excellent value. Here, you’ll find Charentaise farmhouses, stone cottages and renovation projects at significantly lower prices than on the coast. These areas are well-suited to buyers seeking peace, larger plots and a slower pace of living, while still being within reach of beaches and airports.

Whether you’re dreaming of a harbour-view pied-à-terre, an island retreat or a countryside farmhouse, Charente-Maritime delivers a balance of lifestyle, accessibility and investment potential that makes it one of western France’s most desirable coastal departments.

Property types and what you can get for your money

The local housing market offers a wide variety of options, from coastal cottages to countryside farmhouses. Traditional Charentaise properties are particularly sought-after. Recognisable by their lime stone façades, pale blue shutters and terracotta roof tiles, these homes are synonymous with rural French living and often come with generous gardens.

Along the coast, you’ll find former fishermen’s cabins and more compact seaside homes. These properties offer charm and proximity to the ocean, and they’re popular among holidaymakers seeking a pied-à-terre. Island properties, particularly on the Île de Ré and Île d’Oléron, are in high demand and among the region’s most expensive real estate.

Charente-Maritime’s inland areas are generally more affordable than its coastal zones. It’s possible to find homes needing renovation for under €100,000. Key-ready Charentaise homes typically start from €150,000 to €200,000. Modern villas, homes with pools or sea views, or large properties like a Maison de Maître can push past €300,000 or above, especially in hot spots such as La Rochelle or the islands.

Compared to many other departments in Nouvelle-Aquitaine, property prices in Charente-Maritime are above average due to its coastal location and growing popularity. However, bargains are still available for buyers willing to explore inland villages or take on renovation works.

The buying process in Charente-Maritime

Foreigners can legally purchase property in France, including in Charente-Maritime, without restrictions. However, the process is different from other countries, so understanding the steps is vital for a smooth purchase.

Start by outlining your priorities. Are you seeking a holiday home, retirement base or a rental investment? Knowing your goals will help narrow down locations and property types. Once you’ve established your criteria, work with a bilingual estate agent who understands the needs of international clients. Your Overseas Home can connect you with trusted professionals.

Viewings can either be arranged independently or as part of a structured trip. Download our Viewing Trip Guide to learn more about the process. During your trip, assess neighbourhoods as well as individual properties.

Once you’ve chosen a property, you can submit an offer through the agent. If accepted, you’ll sign a compromis de vente or promesse de vente. This is a legally binding agreement followed by a 10-day cooling-off period for buyers. Afterward, a notaire – a public official who ensures the legality of the transaction – manages the paperwork and due diligence.

Non-residents can apply for mortgages through French banks, with deposits usually between 20–30%. Approval depends on income and credit history. A specialist mortgage broker can simplify this process and find competitive rates – especially valuable for buyers with income in other currencies. It’s best to arrange mortgage pre-approval before making an offer.

Completion occurs when you sign the acte de vente, usually two to three months after the initial contract. At this point, you’ll transfer the balance, and the purchase becomes final.

How much it costs buying property in Charente-Maritime

In France, most fees are paid by the buyer, and Charente-Maritime is no exception. Budget around 7–8% of the purchase price for notaire fees if buying an existing home. This covers transfer taxes, legal registration and the notaire’s fee. For new-build homes, notaire fees are lower, typically around 2–3%.

Many property listings already include estate agent fees, but do confirm this with your agent. If not, expect to pay around 5–7% of the property price. These fees are regulated and set out clearly in the sales contract.

Additional costs to consider include:

• Annual property taxes: These are taxe foncière (paid by the owner) and taxe d’habitation (once applicable to second homes or rentals). These vary significantly by commune.
• Currency exchange fees: If you’ll be transferring a significant sum from a non-euro currency, speak to a currency specialist. Services like forward contracts or rate alerts can save you thousands compared to using your bank. Book a call with Smart Currency Exchange to learn more about your options
• Renovation costs (if applicable): Labour and materials in France can be expensive. Get local quotes in writing before buying a property that needs work.

In short, planning ahead is vital. Set a realistic budget that includes purchase fees, any fix-up costs and continued ownership expenses.

If you’d like help finding your ideal property in Charente-Maritime, speak to a Your Overseas Home consultant. We’re here to make your French property dream a reality – securely and without stress.

Still deciding where in France you’d like to buy? Don’t miss our full region-by-region guide to buying in France. If you’re ready to take your next step, read our complete guide to buying property in France, including key updates for 2025.

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