Buying a property in France from Germany: tax, financing, inheritance, visas
German buyers are numerous in France, particularly on the French Riviera, in Provence and Brittany. The rigour of the German legal system and the proximity of both notarial systems make the process particularly smooth. EU resident status simplifies everything: no tax representative imposed on resale, social levies reduced to 7.5% if you are affiliated to a social security scheme in Germany, free movement with no stay limit, and no currency risk since France and Germany share the euro.
SCI or usufruct structures possible, to be structured before signing.
Points to watch
French forced heirship applies if French law is chosen.
Indivision between heirs can block management: structure early.
Stay and travel
EU citizen or resident: full freedom of movement, no length-of-stay limit in France.
What changes for you
No day limit: you can stay in France year-round.
No visa required: national ID card or passport is enough.
Tax residence: beware not to shift it unintentionally (more than 183 days/year).
Points to watch
Tax residence is determined globally (home, stay, economic interests).
Prolonged presence may turn a second home into a primary residence for tax purposes.
Structuring ownership
SCI, usufruct, joint ownership: several structures exist. The choice depends on your tax position in Germany and wealth goals.
What changes for you
SCI: tax-transparent in France, but its treatment in Germany varies (to be checked).
Usufruct (bare ownership / usufruct): IFI and succession optimisation tool.
Joint ownership: simple but can block management if heirs disagree.
Points to watch
SCI may have an unfavourable tax status in Germany: check beforehand.
Usufruct must be decided BEFORE purchase, not after.
Frequently asked questions
Can I sign from Germany?
Yes, by notarised power of attorney at a notary in Germany or a French consulate. The partner notary coordinates the process.
Do I need a tax representative on resale?
As an EU resident, a tax representative is only mandatory if the sale price exceeds €150,000. Below that, you handle it directly.
Is an SCI attractive from Germany?
SCI is tax-transparent in France, but its tax treatment in Germany depends on your situation. A partner wealth adviser analyses the structure before purchase.
How is the capital gain taxed if I resell while living in Germany?
As an EU resident, you are not subject to mandatory tax representation below €150,000. Taxation follows the general French regime.
Which social levies apply to a resident in Germany?
As an EU resident affiliated to a social security scheme in Germany, you may qualify for the reduced 7.5% rate instead of 17.2%.
Can I borrow in France while living in Germany?
The euro eliminates currency risk. French banks lend to EU residents, with a usual down payment of 10 to 20%.
How long can I stay in my French property?
EU citizen or resident: full freedom of movement, no length-of-stay limit in France.
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