Buying a property in France from Israel: tax, financing, inheritance, visas
The bond between Israel and France is long-standing and runs both ways: Israelis buy in Paris, Nice and Cannes, and many people settled in Israel keep or acquire a home in France. Cultural closeness, frequent flights and a life shared between the two countries feed this market. Israel is outside the European Union: a resale may require a tax representative and social levies apply at the full rate. But two points work in your favour: Israeli nationals are exempt from a Schengen short stay visa, and the new immigrant regime can exempt certain foreign-source income in Israel for a decade. The France Israel tax treaty avoids double taxation.
By Jean Mascla, founder of Home SelectUpdated · 7 min read
The purchase process seen from Israel
The French notaire secures the sale and title. You can sign remotely, and the apostille simplifies the legalisation of Israeli documents.
What changes for you
A single notaire authenticates the sale and registers title, and secures funds through its escrow account.
The preliminary contract binds the parties, with a ten day cooling off period for the buyer, before the final deed.
The apostille lets your Israeli documents be recognised without consular legalisation; a notarised power of attorney avoids travelling.
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 shekel to euro exchange and international transfer timing.
Allow for translation of the documents required.
Financing and paying from Israel
Non-resident lending is accessible, but many home purchases are made in cash; the shekel to euro exchange remains to be managed.
What changes for you
French banks lend to Israeli residents, usually with a higher deposit than a resident.
Many buyers pay in cash, which shifts the focus to transferring funds and proving their source.
Converting the shekel to the euro can change the final cost.
Points to watch
Lock your exchange rate between offer and signing.
Anticipate compliance checks on the source of funds for high amounts.
Tax while you own and the new immigrant regime
Your French rental income is taxed in France; the France Israel treaty avoids double taxation, and the new immigrant regime may apply on the Israeli side.
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.
If you are a new immigrant in Israel, certain foreign-source income may be exempt there for a decade; French source income, however, remains taxed in France.
Points to watch
Property tax is owed each year; a second home may also incur a residence tax.
The new immigrant regime does not remove French taxation of French income.
French and Israeli tax years do not coincide.
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 Israeli situation.
Marseille, Provence
Social levies without European affiliation
As an Israeli resident, you do not benefit from the exemption reserved for those affiliated to a European scheme: the levies apply at the full rate.
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 scheme, does not apply to an Israeli resident.
These levies add to the tax and feed the coordination with Israeli taxation.
Points to watch
Factor 17.2 % of levies into your yield projections.
How this interacts with Israeli taxation deserves dedicated advice.
Inheritance: French reserve, no Israeli tax
The French asset falls under French law, which reserves a share for children; Israel levies no inheritance tax, which simplifies taxation at death.
What changes for you
French forced heirship protects children on the asset located in France.
The EU succession regulation lets you choose your national or residence law by will.
Israel levies no inheritance tax: only French duties apply to the French asset, which avoids double estate taxation.
Points to watch
Have the consistency between your Israeli arrangements and the fate of the French asset checked.
The absence of Israeli estate tax does not remove French duties.
Splitting ownership and gifts are tools to calibrate with advice.
Stays: visa exemption and the Schengen rule
As an Israeli national, you are exempt from a short stay visa, but remain limited to 90 days in 180 without a long stay permit.
What changes for you
Israeli nationals are exempt from a short stay visa in the Schengen area.
Short stays remain limited to 90 days in any 180 day period.
To durably split your life between the two countries, the long stay visitor visa lifts this limit.
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: a life between two countries
An SCI and split ownership organise holding and transfer, accounting for shared use between France and Israel.
What changes for you
The SCI organises joint holding and the gradual transfer of shares, useful for families present in both countries.
Splitting ownership prepares transfer while keeping the use of the asset.
The choice of structure factors in French IFI and your Israeli situation.
Points to watch
Do not set up an SCI by default: the decision is made before the purchase.
Any French Israeli structure needs advice on both sides.
Frequently asked questions
Do I need a visa to stay in my home in France?
Not for a short stay: Israeli nationals are exempt from a Schengen visa, within the 90 days in 180 limit. Beyond that, a long stay visa is needed.
Does the new immigrant regime exempt my French rent?
It can exempt certain foreign-source income in Israel for a decade, but French source income remains taxed in France. Dedicated advice is recommended.
Is there double taxation at death?
Israel levies no inheritance tax: only French duties apply to the French asset. Civil devolution, however, falls under French law, unless a choice of law is made by will.
How is the capital gain taxed if I resell while living in Israel?
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 Israel?
As an Israeli resident, you do not benefit from the exemption reserved for those affiliated to a European scheme: the levies apply at the full rate.
Can I borrow in France while living in Israel?
Non-resident lending is accessible, but many home purchases are made in cash; the shekel to euro exchange remains to be managed.
How long can I stay in my French property?
As an Israeli national, you are exempt from a short stay visa, but remain limited to 90 days in 180 without a long stay permit.
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