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Buying a property in France from Canada: tax, financing, inheritance, visas

Canadian buyers, and Quebecers in particular, keep a strong bond with France: language, culture and a familiar civil law ease the project. Paris, Provence and the South West are among the most sought after destinations. Canada is outside the European Union: a resale may require an accredited tax representative and stays remain subject to the Schengen rule of 90 days in 180. Since 2024, Canada applies the Apostille Convention, which lightens document legalisation. The France Canada tax treaty avoids double taxation, but taxation at death, specific to Canada, should be anticipated.

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The Palais de l’Isle and the canals of Annecy
Annecy, Rhône-Alpes

By Jean Mascla, founder of Home Select Updated · 6 min read

The purchase process seen from Canada

The French notaire secures the sale and title, in a civil law logic close to Quebec’s. You can sign remotely by power of attorney.

What changes for you

  • A single notaire authenticates the sale and registers title, a familiar framework for a Quebec buyer.
  • The preliminary contract binds the parties, with a ten day cooling off period for the buyer, before the final deed.
  • Since 2024, the apostille replaces consular legalisation for many Canadian documents, which speeds up the process.

Points to watch

  • The deposit (5 to 10 % of the price) is paid at the compromis stage, into the notaire’s escrow account.
  • Plan for the Canadian dollar to euro exchange and transfer timing.
  • A notarised power of attorney lets you sign without crossing the Atlantic.

Financing and paying from Canada

Non-resident lending is accessible, but the Canadian dollar to euro exchange weighs heavily on the budget.

What changes for you

  • French banks lend to Canadian residents, usually with a higher deposit than a resident.
  • Canadian registered accounts (RRSP, TFSA) have no transferable French equivalent and do not serve the purchase.
  • Converting the Canadian dollar to the euro can noticeably change the final cost.

Points to watch

  • Lock your exchange rate between offer and signing.
  • Compare a euro loan with a cash purchase depending on your Canadian dollar exposure.

Tax while you own

Your French rental income is taxed in France; the France Canada treaty prevents double taxation.

What changes for you

  • French source rental income is taxed in France, with a minimum 20 % rate for non-residents, unless a lower average rate is shown.
  • Above 1.3 million euros of net French real estate, the property wealth tax (IFI) applies.
  • The France Canada treaty allows crediting French tax in Canada to avoid double taxation.

Points to watch

  • Property tax is owed each year; a second home may also incur a residence tax.
  • Tax years and the exchange rates used differ between France and Canada.

Resale: capital gains and tax representative

As a non-EU resident, you fall under the non-resident regime and often must appoint an accredited tax representative.

What changes for you

  • Non-resident capital gains are taxed at 19 %, plus social levies, with allowances for the length of ownership.
  • Above 150,000 euros of sale price, a non-EU resident must generally appoint an accredited tax representative.
  • Full exemption is reached after 22 years for income tax and 30 years for social levies.

Points to watch

  • Budget the accredited tax representative’s cost from the moment you list.
  • Keep renovation invoices: they reduce the taxable gain.
  • The French gain is coordinated with your Canadian filing.
The Palais de l’Isle and the canals of Annecy

Annecy, Alpes & lacs

Social levies without European affiliation

As a Canadian resident, you do not benefit from the exemption reserved for those affiliated to an EU, EEA or Swiss scheme.

What changes for you

  • French source rental income and gains bear 17.2 % of social levies.
  • The exemption from CSG and CRDS, open to those affiliated to a European or Swiss scheme, does not apply to a Canadian resident.
  • These levies add to the tax and feed the coordination with Canadian taxation.

Points to watch

  • Factor 17.2 % of levies into your yield projections.
  • The France Canada social security agreement does not amount to an exemption from these levies.

Inheritance: French reserve and Canadian tax at death

The French asset falls under French law, which reserves a share for children, while Canada taxes a deemed gain at death rather than the estate.

What changes for you

  • French forced heirship protects children on the asset in France; Quebec, by contrast, allows broad testamentary freedom.
  • The EU succession regulation lets you choose your national or residence law by will.
  • Canada has no inheritance tax but taxes a deemed disposition at death: reconciling it with French taxation is prepared in advance.

Points to watch

  • Have the consistency between your Canadian will and the fate of the French asset checked.
  • The absence of Canadian inheritance tax does not remove French taxation.
  • Splitting ownership and gifts are tools to calibrate with advice.

Stays: the Schengen rule and the long stay visa

Without a visa, you are limited to 90 days in any 180 in the Schengen area. A longer stay requires a long stay visa.

What changes for you

  • A Canadian citizen travels without a visa but cannot exceed 90 days in any 180 day period in the Schengen area.
  • To enjoy your property more, the long stay visitor visa allows staying beyond that limit.
  • A lasting move may make you a French tax resident.

Points to watch

  • Count your days across the whole Schengen area, not only in France.
  • The long stay visa requires proof of resources and health cover.

Structuring: SCI and direct ownership

An SCI can organise holding and transfer, but its effects must also be checked against Canadian taxation.

What changes for you

  • The SCI avoids joint ownership deadlock and eases the gradual transfer of shares.
  • Holding it as a Canadian resident may create reporting duties in Canada, to be checked.
  • Direct ownership is often simpler, at the cost of full application of forced heirship.

Points to watch

  • Do not set up an SCI by default: the decision is made before the purchase.
  • Any French Canadian structure needs advice on both sides.

Frequently asked questions

Does being a Quebecer make the purchase easier?

Yes, practically: the language and a close civil law make the notarial path clearer. The tax and stay rules, however, depend on non-EU status.

Will I pay tax twice between France and Canada?

The France Canada treaty generally neutralises double taxation through a tax credit, but filings remain due in both countries.

Must I appoint a tax representative to sell?

In principle yes, above 150,000 euros of sale price, due to non-EU status, subject to exemption cases.

How is the capital gain taxed if I resell while living in Canada?

As a non-EU resident, you fall under the non-resident regime and often must appoint an accredited tax representative.

Which social levies apply to a resident in Canada?

As a Canadian resident, you do not benefit from the exemption reserved for those affiliated to an EU, EEA or Swiss scheme.

Can I borrow in France while living in Canada?

Non-resident lending is accessible, but the Canadian dollar to euro exchange weighs heavily on the budget.

How long can I stay in my French property?

Without a visa, you are limited to 90 days in any 180 in the Schengen area. A longer stay requires a long stay visa.

Further reading

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