A château in France, a chalet in Switzerland, a villa in Italy, a historic apartment in Prague: each country has its own acquisition rules. Notaries, permits, pre-emption rights, land registry: what to know before starting a discreet search.
Prime real estate · Europe
In short: in Europe, price is not the only question. In France, the deed goes through a notary and a pre-emption right may apply; in Switzerland, purchases by persons abroad are regulated; in Italy and the Czech Republic, formalities follow their own steps. AC PRIVATE - A List concierge coordinates the search and licensed professionals. We are neither an estate agency nor a legal or tax adviser.
France: châteaux, estates and villas
A property sale is recorded in an authentic deed drawn up by a notary. It is usually preceded by a preliminary contract (promesse or compromis). For a home, a non-professional buyer has a ten-day withdrawal period after signing the preliminary contract. The seller must provide the mandatory technical surveys.
Two points matter especially for exceptional properties. For an estate with farmland or vineyards, the SAFER may hold a pre-emption right. For a château listed as a historic monument, works require authorisation and the surroundings are overseen by the Architecte des Bâtiments de France. These constraints are checked before the offer, not after.
Switzerland: specific rules for foreign buyers
The federal law on the acquisition of real estate by persons abroad (known as Lex Koller) makes certain purchases subject to authorisation, in particular second homes, with cantonal quotas. In addition, the Second Homes Act restricts new second homes in municipalities where they exceed 20% of the housing stock. The situation depends on nationality, residence status and canton: a Swiss lawyer or notary must confirm it. See our Swiss concierge.
Italy: villas and historic residences
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Request a confidential consultationA purchase usually goes through a preliminary contract (compromesso), then the final deed before a notary (notaio). Foreign buyers need an Italian tax code (codice fiscale). For a historic residence, any heritage protection and its consequences are checked with an Italian lawyer and notary.
Czech Republic: Prague and Bohemia
The Czech land registry (katastr nemovitostí) is public. Ownership transfers upon registration in the land registry. A local lawyer checks title, encumbrances and building rules. Our private concierge guide to Prague and Prague real estate page explain our local support.
One method, whatever the country
- A precise brief: use, size, land, security, timing.
- A discreet search, including off-market, with licensed agents in each country.
- Legal, technical and heritage checks before any offer.
- Coordination of the notary, lawyers, tax advisers and banks chosen by the client.
- After the purchase: works, move-in, household staff and property management.
For sellers, the logic is the same: a complete file, discretion and presentation to qualified buyers. Our exceptional estate search, real estate consulting and off-market circle services are built around this method.
Further reading
Frequently asked questions
Can a foreigner buy a château in France?
Yes, purchases are not restricted to residents. Pre-emption rights, such as the SAFER’s for farmland, and historic monument constraints must still be checked. The notary and lawyers validate each file.
Can I buy a second home in Switzerland without living there?
It depends on nationality, status and canton. Lex Koller makes certain purchases subject to authorisation, with cantonal quotas. A Swiss lawyer or notary must check your situation.
When do you become the owner in the Czech Republic?
Ownership transfers upon registration in the land registry. A local lawyer handles this step.
Is AC PRIVATE - A List concierge an estate agency?
No. We coordinate the search and support with licensed agents, notaries and lawyers, under a service mandate paid by the client.
How do I start a confidential search?
Contact us via the contact page or at [email protected]. First conversation within 24 hours, tailored quote.
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Alexandre Emmelin
Founder, AC PRIVATE - A List concierge
Alsatian entrepreneur, Alexandre founded AC PRIVATE - A List concierge with one conviction: true luxury is reclaimed time. He personally leads the most sensitive missions and writes a monthly editorial sharing his vision of exceptional concierge service.
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