InternationalMarketLuxury

From Thatched Cottages to City Towers: What £1.8M Buys in France vs the UK

hhomebuying

2026-02-10

12 min read

See what £1.8M buys in 2026: from Provençal villas to London flats — compare size, running costs, and tax differences for France vs the UK.

Hook: Feeling lost on where £1.8M will get you — a French villa or a cramped London flat?

If your biggest question is what £1.8M actually buys today, you’re not alone. Buyers in 2026 want more than glossy photos: they want realistic size, clear running costs, and a plain‑English view of taxes and one‑off purchase charges. This guide compares what a similar budget buys across regions in France vs the UK, and gives the practical steps property buyers need before they sign.

Executive summary — the headline differences (most important first)

Space and style: £1.8M buys a substantial family home in most French regional markets (sea views, gardens, stone cottages) while in prime UK cities it often translates to a mid‑town apartment or a smaller family house.
Upfront transaction costs: Expect higher transactional fees in France (notaire & transfer taxes ≈ 7–8% on resale) versus the UK where Stamp Duty Land Tax (SDLT) is the biggest single charge in England (≈ £127k on a £1.8M purchase if it’s a single property sale; variations apply in Scotland and Wales).
Ongoing running costs: Council tax and utilities vary widely across the UK; France’s recurring property taxes (taxe foncière and, for many second homes, taxe d'habitation elements) plus energy retrofit obligations can make maintenance and compliance costs surprisingly high.
Buyers’ expectations: Post‑2025 trends favour lifestyle buyers in French regional cities (Montpellier, Bordeaux) and lifestyle hotspots (Côte d’Azur, Loire), while UK buyers prioritise transport links, school catchments and EPC ratings due to evolving regulations.

Conversion note and market context (2026)

For clarity: in early 2026 £1.8M is roughly in the region of €2.0–2.2M depending on live FX rates. Late‑2025 data showed stronger demand in French regional centres (driven by remote work and quality‑of‑life moves) while UK prime urban markets were more price‑sensitive to interest‑rate shifts and local taxation. Mortgage pricing eased slightly in late 2025 but remains above the ultra‑low rates of the 2010s — expect quoted fixed rates in the 3–5% band for well‑qualified borrowers in 2026.

How to read this guide

We compare representative examples across both countries by region — style and size you can realistically expect, typical running costs, and the tax / transaction differences you must plan for. Each regional snapshot ends with practical, actionable advice so you can move from browsing to negotiating with confidence.

What £1.8M buys: France — regional snapshots

1) Languedoc & Montpellier / Sète (example: the designer house in Sète)

Why buyers like it: Mediterranean climate, canals and beaches, good TGV links to Paris.

Typical purchase: Spacious renovated 3–5 bed house with sea or lagoon views, garden or roof terraces. The Sète listing of 1,485 sq ft sold in the €1.5–1.6M band — well within our £1.8M budget.
Size expectations: 130–220 sqm (1,400–2,400 sq ft) typically with outdoor space.
Running costs: Electric / gas utilities similar to UK per sqm but often lower heating bills in milder climate. Taxe foncière for a property of this calibre typically €1,000–€3,000/yr (wide variance by commune).
Purchase charges: Notaire fees and transfer taxes commonly ≈ 7–8% on resale (so on a €2M purchase expect c. €140k–€160k).

Actionable tip: In Languedoc, prioritise an up‑to‑date DPE (energy performance) report — from 2025 enforcement increased and sellers of poor‑performing homes can face sale delays or retrofit demands.

2) Provence & Aix / Avignon

Why buyers like it: Provençal charm, landscapes and prestigious villages.

Typical purchase: Stone mas or renovated village house; you can expect 200–300 sqm with gardens in smaller villages. Close to major airports (Marseille) and premium lifestyle services.
Running costs: Garden and pool maintenance add €5k–€12k/yr for larger properties depending on season and supplier choices.
Taxes & charges: Notaire fees remain a material point; plus IFI (the French real‑estate wealth tax) can apply to owners whose net French real estate assets exceed the threshold (relevant for high‑value portfolios).

Actionable tip: If considering a tourist rental business, check local municipal regulations — many Provençal towns limit short‑term lets and require registration.

3) Paris & inner suburbs

Why buyers like it: cultural access, capital appreciation potential, stable market.

Typical purchase: In central arrondissements €2M commonly buys a high‑quality 60–100 sqm apartment (1–3 beds) rather than a family home.
Running costs: Higher syndic fees in co‑ops, annual charges for building maintenance can be €3k–€8k depending on size and services.

Actionable tip: For Paris apartments, request 5–10 years of copropriété (co‑ownership) accounts to spot pending major works which can trigger large calls for funds.

What £1.8M buys: UK — regional snapshots

1) Greater London (central & inner suburbs)

Why buyers like it: schools, transport, capital market liquidity.

Typical purchase: A £1.8M budget in central London often buys a high‑end 70–110 sqm apartment in a prime area or a small family terrace in desirable zones. Commuter towns (Surrey, Buckinghamshire) get you larger houses with gardens.
Running costs: Service charges for new build central apartments can run £5k–£20k/yr. Council tax for a high‑value house varies widely — £2k–£6k/yr depending on band and local authority.
Stamp Duty (England): On a £1.8M residential purchase SDLT payable is approximately £127,250 (calculated on standard residential rates without any higher‑property surcharge). If purchasing an additional property a further 3% surcharge applies.

Actionable tip: If you’re buying in London, model both SDLT and annual service charges into 5‑year cashflow. High service charges can erase the perceived value of a prime location.

2) Cotswolds, Bath, South West (Cornwall, Devon)

Why buyers like it: space, character houses, lifestyle escape for remote workers.

Typical purchase: A beautifully renovated period home with 4–6 bedrooms and 0.5–3 acres is often achievable.
Running costs: Rural properties increase maintenance (roofs, chimneys, septic tanks) and energy bills can be higher if heating older stone homes. Expect £5k–£15k/yr for upkeep depending on property scale.

Actionable tip: Factor in potential listed‑building consent costs — many character homes need specialist trades and approval for alterations.

3) Manchester, Edinburgh, and regional cities

Why buyers like it: good value, increasing liquidity, strong rental markets (if investing).

Typical purchase: In city centres £1.8M can buy several flats to create a small portfolio or a large townhouse. In Edinburgh you’ll find prime Georgian townhouses or big new‑build apartments.
Running costs: Rental management, void risk and local council tax / business rates differ versus owner‑occupied purchases. Factor management fees (8–15% of rent) if letting.

Actionable tip: Regional city purchases are attractive for buy‑to‑let, but incoming regulation on EPCs and tenant protections means retrofitting is often needed to meet minimum standards.

Tax and transactional comparison: key numbers you must budget for

This section pulls together the essential numbers you’ll need at offer stage.

England (SDLT on £1.8M): approximately £127,250 for a standard single‑home purchase. Scotland (LBTT) and Wales (LTT) have different schedules — expect those to be materially different and often higher in Scotland for prime prices.
France (notaire + transfer taxes): resale purchases typically charge ≈ 7–8% in combined notaire and transfer taxes. New builds have lower notaire fees (≈2–3%).
Recurring taxes: UK council tax vs France’s taxe foncière; France previously applied taxe d'habitation which has mostly been abolished for main residences but remains relevant for some second homes or residual charges in some communes.
Wealth/ownership taxes: France’s IFI (real‑estate wealth tax) affects owners with net French property assets above the threshold (~€1.3M) and can change holding costs for multi‑property owners; the UK has Inheritance Tax implications that will concern long‑term owners.

Running costs & energy: the hidden budget breakers

Energy bills, building insurance, maintenance and local taxes are recurring and often underestimated. Two 2025–26 trends to note:

Stricter energy compliance: France tightened rules in 2025 on 'passoires thermiques' (homes rated F/G) and increased penalties and retrofit requirements for landlords and sellers. In the UK, phasing in minimum EPC requirements for rental properties and stronger enforcement have made EPC C the target for many investors.
Green financing: Lenders in both countries now offer discounted rates for green‑improvement loans or green mortgage products — an effective way to fund retrofits that reduce running costs and increase valuation.

Actionable tip: Obtain an energy upgrade quote before exchange. A 2–3 stage retrofit (insulation, secondary glazing, heat pump) can cost from £20k–£150k depending on size — but green mortgages and domestic grants help close that gap, especially in France via MaPrimeRénov' and eco‑PTZ for eligible works.

Cross‑border buy: practical legal and financing checklist

Buying abroad needs extra steps. Here’s a compact checklist for a UK buyer targeting France (and vice versa).

Currency & transfers: Use FX forwards/limit orders through a specialist broker to lock favourable rates for the main transfer — small movements cost thousands on a multimillion purchase.
Use a local notaire (France) / solicitor (UK): they protect title, run searches and hold funds. In France, the notaire represents the state role for transfers; in the UK your solicitor handles conveyancing and Land Registry filings.
Tax advice: Get cross‑border tax advice before exchange — capital gains, IFI exposure, and inheritance treatment can be materially different from UK rules.
Mortgage pre‑approval: Secure pre‑approval in your chosen jurisdiction. French banks are conservative on LTV for non‑resident buyers; some require larger deposits or evidence of French income.
Due diligence: Ask for recent utility bills, co‑ownership accounts (copropriété statements in France), planning history, and building surveys for rural properties.
Local agents & trades: Vet local estate agents and tradespeople using references and check professional membership (FNAIM in France, RICS‑regulated surveyors in the UK).

Case study: Buying a £1.8M home in Sète (Languedoc) vs. Kingston upon Thames (Greater London)

Two buyers, same budget:

Sète - France: For c. €1.6M you can secure a 4‑bed designer house (1,485 sq ft) with sea/lagoon views. Add notaire fees (~7–8%), energy upgrade estimates (if required) and annual taxe foncière. If this is a primary residence, residency and tax residency rules will influence long‑term tax liabilities.
Kingston upon Thames - UK: £1.8M typically buys a spacious, well‑appointed 3–4 bed family house close to rail to Waterloo; SDLT is ~£127k. Expect higher service charges for new developments and higher council tax for premium properties. Running costs could be similar or higher depending on building services and commuting budgets — and you should model local power and home‑office loads if you rely more on equipment at home.

Lesson: You often trade land and space in France for proximity and liquidity in London — and for some buyers that liquidity means quicker resale when market conditions change.

Advanced strategies for buyers in 2026

Use modern tools and tax planning to get more from your £1.8M:

Structure ownership smartly: In France, many buyers use an SCI (Société Civile Immobilière) for family holdings — it can simplify succession and management but needs professional set‑up and ongoing accounting.
Currency hedging: If you plan to keep funds abroad for a period, lock rates on a stage basis; consider a forward contract for part of the purchase price.
Negotiate on total cash outflows: Sellers in France often advertise prices 'frais d'agence inclus' — clarify who pays agency fees and net price before offering. In the UK, factor in SDLT and improvement forecasts into your offer cap.
Combine purchase with retrofit grants: In both countries lenders reward energy upgrades; match grant timings and lenders’ green mortgage proofs to unlock lower finance costs. Also explore advanced asset structures only after you’ve taken specialist advice.

Quick rule of thumb: For lifestyle and space, regional France usually gives more square metres and character per euro. For liquidity and market depth, prime UK urban markets provide quicker resale but less space for the same budget.

Final checklist — what to do in the next 30 days if you’re serious

Get a mortgage in principle from a lender in your target country and a currency quote for the transfer amount.
Hire a local solicitor/notaire and a B2C tax advisor who understands cross‑border rules (especially IFI and CGT).
Book a full structural survey and an energy diagnostic (DPE / EPC).
Ask the agent for 3 years of utility bills, co‑ownership accounts (if applicable), and recent planning applications.
Model 5‑year cashflow including taxes, service charges, energy retrofit and maintenance — don’t just look at the purchase price.

Where markets are headed — 2026 prediction

Late‑2025 momentum suggests buyers will continue to favour mid‑sized regional cities in France (Montpellier, Bordeaux) and lifestyle coastal areas in 2026. In the UK, demand will be driven by transport improvements, school catchments and rental regulation clarity. Expect energy policy and green lending to be a major determinant of resale values — homes that are already at EPC C or better will command a premium.

Closing: How to decide between thatched cottages and city towers

Buyers choosing between France and the UK at a £1.8M price point must weigh space, lifestyle and liquidity against transaction costs and regulation. If you prioritise square metres, outdoor space and a Mediterranean lifestyle, regional France is typically more generous. If you value market liquidity, schools, transport and quicker resale, the UK — and especially London and regional cities — may win despite higher relative density.

Actionable next step

Ready to compare specific properties or need a quick calculation of SDLT vs French notaire fees for a particular listing? Contact our in‑house advisory team to run a custom cost comparison and 5‑year cashflow forecast tailored to your circumstances.

Call to action

Get a free purchase checklist and personalised cost breakdown. Submit the region you’re targeting and we’ll email a customised two‑page comparison (taxes, likely running costs, energy compliance steps and negotiation leverage) so you can make an informed offer with confidence.

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