Investing in France
France, a land of prestige and refinement, enchants with its unique art of living, unparalleled heritage, and diverse landscapes.
From Paris to Provence, each region reveals a natural elegance, blending architectural treasures, picturesque villages, and grandiose scenery. From seaside shores to alpine peaks, France celebrates beauty in all its forms, supported by legendary gastronomy and an innate sense of style.
A land of art, culture, and innovation, France embodies a subtle balance between tradition and modernity, where every moment becomes an experience to savor.
The steps
Acquisition process
1. Drafting and submitting a written offer to the seller. 2. Possible negotiation of price or terms. 3. Signing the preliminary sales agreement (promise or contract). 4. A 10-day withdrawal period (applicable only to private buyers). 5. Usually, 5 to 10% of the price is paid into escrow. 6. Possible suspensive conditions (notably obtaining financing). 7. Signing the final deed before a notary and registration at the land registry.
Taxes and fees
Acquisition fees (notary fees) • Approximately 7 to 8% of the price for older properties, 2 to 3% for new builds. Rental income taxes • Unfurnished rental: real regime or micro-foncier scheme. • Furnished rental: LMNP (advantageous depreciation) or LMP. • SCI under corporate tax (IS) possible for tax optimization (including VAT recovery). Capital gains tax (if resale other than main residence) • Exemption after 22 years of ownership for income tax, 30 years for social charges (CSG/CRDS). • Gradual allowance starting from the 6th year. IFI (Real Estate Wealth Tax) • Applies on net real estate assets exceeding €1.3 million. • Optimization possible depending on structuring. Other taxes • Annual property tax (taxe foncière). • Residence tax (taxe d’habitation) — often abolished except for secondary residences.
Advantages & Challenges
Advantages • Strong legal framework: robust legal security. • Attractive heritage: architectural quality and prestige in certain regions. • High rental potential in select areas. • Interesting yields in furnished rentals, especially through LMNP. • Relative political and economic stability, appealing to non-residents. Challenges • Heavy taxation if not properly optimized. • Sometimes rigid market (notably due to legal timeframes). • High social charges if operating as a professional activity (LMP). • Lengthy administrative process.
Recommended Areas
• Marseille & Provence: high yields, attractive prices, strong demand, and exceptional quality of life. • Corsica: strong seasonal demand, prestige, and safe haven status. • Côte d’Azur (Nice, Cannes, Saint-Tropez): strong seasonal demand, prestige. • Paris: safe haven asset, stable international demand. • Basque Country (Biarritz, Arcachon Bay, Cap Ferret): lifestyle appeal, steady appreciation. • Alps / Savoie: seasonal rentals plus personal use (ski & summer).
Tax strategies
Structuring as LMNP or SCI under corporate tax (IS) • LMNP with depreciation: ideal for non-residents or beginners. • SCI under IS: useful for family projects, inheritance planning, or cash flow optimization. Acquisition through usufruct/dismemberment (bare ownership/usufruct) • Purchase price reduction. • Succession and tax optimization. Secondary residence via family SCI • Easier inheritance transmission. • Reduced inheritance taxes. Declared furnished seasonal rentals • High income + reduced taxation under the real regime or BIC.
Our destinations
ALPS - ARCACHON BAY - FRENCH RIVIERA - CORSICA - PARIS - PROVENCE
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