Buying a property in France from the United Kingdom: tax, financing, inheritance, visas
Britons remain the most numerous foreign owners in France, from the Dordogne to Provence and on to the Alps and the Atlantic coast. The bond is long standing, but the framework has changed: since Brexit, a UK resident is treated as a non-EU resident. In practice, several advantages tied to EU membership have gone or become more complex: a resale may now require an accredited tax representative, and above all free movement has given way to the Schengen rule of 90 days in any 180. Conversely, some social security coordination remains and is worth checking case by case.
By Jean Mascla, founder of Home SelectUpdated · 7 min read
The purchase process seen from the United Kingdom
The French notaire replaces the solicitor and the exchange of contracts; you can sign remotely by power of attorney.
What changes for you
A single notaire authenticates the sale and registers title, whereas the United Kingdom separates solicitors, exchange of contracts and completion.
The preliminary contract (compromis or promesse) binds the parties, with a ten day cooling off period for the buyer, before the final deed.
No need to cross the Channel for each step: a notarised power of attorney lets you sign remotely.
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 pound to euro exchange, which has become more volatile since 2016.
Allow for translation and apostille of the British documents required.
Financing and paying from the United Kingdom
Non-resident lending is still open to Britons, but the pound to euro exchange has become a central factor.
What changes for you
French banks lend to UK residents, usually with a higher deposit than a resident and borrower’s insurance.
Pound to euro volatility can noticeably change your budget between offer and signing.
A specialist non-resident broker can reach terms that local branches do not always offer.
Points to watch
Lock your exchange rate to avoid budget drift during the project.
Compare euro financing with a cash purchase depending on your pound exposure.
Tax while you own
Your French rental income is taxed in France; the France UK 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 UK treaty allows crediting French tax in the United Kingdom to avoid double taxation.
Points to watch
Property tax is owed each year; a second home may also incur a residence tax.
French and UK tax years do not coincide, which complicates tracking.
Resale: what Brexit changed
Now a non-EU resident, you often must appoint an accredited tax representative to sell, which was not the case before Brexit.
What changes for you
Non-resident capital gains are taxed at 19 %, plus social levies, with allowances for the length of ownership.
Before Brexit, a UK resident, as an EU national, was exempt from a tax representative; now, above 150,000 euros of sale price, this appointment generally becomes necessary again.
Full exemption still applies 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.
Check your length of ownership: it strongly changes the final tax.
Bordeaux, Sud-Ouest
Social levies: an exemption still possible
Depending on your affiliation to the UK social security system, you may still avoid CSG and CRDS and pay only a reduced levy.
What changes for you
In principle, rental income and gains bear 17.2 % of social levies.
A person affiliated to another state’s social security, and not a charge on the French scheme, may be exempt from CSG and CRDS and pay only a 7.5 % solidarity levy.
The coordination from the post-Brexit agreement may keep this benefit for UK residents depending on their situation, which must be confirmed case by case.
Points to watch
Do not assume the exemption: it depends on your actual social cover.
The gap between 17.2 % and 7.5 % is significant: it justifies dedicated advice before a sale.
Inheritance: choosing UK law
The EU regulation lets you submit your estate to the more liberal UK law, despite French forced heirship.
What changes for you
By default, property in France falls under French law, which reserves a share for children (forced heirship).
The EU succession regulation lets you choose your national law by will, including UK law, which allows greater freedom.
A 2021 French law may nonetheless restore a compensatory claim for reserved children in certain cases.
Points to watch
The choice of law is set in a will: it is not presumed.
The France UK estate treaty addresses taxation, not civil devolution.
Have the consistency between your UK arrangements and the French asset checked.
Stays: the end of free movement
The most visible Brexit change: without a visa, you can only spend 90 days in any 180 in the Schengen area.
What changes for you
Free movement has ended: a UK resident is subject to the 90 days in 180 rule in the Schengen area.
To enjoy your French home more, the long stay visitor visa lifts this limit.
Britons settled in France before Brexit fall under a specific regime from the withdrawal agreement.
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: the SCI and joint ownership
The SCI is commonly used by Britons to own jointly and organise transfer, but it must be steered on both sides of the Channel.
What changes for you
The SCI avoids joint ownership deadlock and eases the gradual transfer of shares among relatives.
It must stay consistent with your UK taxation, notably reporting income and the shares you hold.
Splitting ownership (bare ownership and usufruct) is a common tool to prepare succession.
Points to watch
A poorly run SCI can create reporting duties on both sides.
The choice between direct ownership, joint ownership and an SCI is made before buying.
Frequently asked questions
How long can I stay in my house in France?
Without a visa, 90 days in any 180 day period in the Schengen area. Beyond that, a long stay visitor visa is needed.
Did Brexit change how a resale is taxed?
The rate is unchanged, but non-EU status often requires appointing an accredited tax representative above 150,000 euros of sale price.
Can I avoid the 17.2 % social levies?
Depending on your UK affiliation, an exemption from CSG and CRDS may remain, bringing the levy to 7.5 %. This must be confirmed case by case.
How is the capital gain taxed if I resell while living in the United Kingdom?
Now a non-EU resident, you often must appoint an accredited tax representative to sell, which was not the case before Brexit.
Which social levies apply to a resident in the United Kingdom?
Depending on your affiliation to the UK social security system, you may still avoid CSG and CRDS and pay only a reduced levy.
Can I borrow in France while living in the United Kingdom?
Non-resident lending is still open to Britons, but the pound to euro exchange has become a central factor.
How long can I stay in my French property?
The most visible Brexit change: without a visa, you can only spend 90 days in any 180 in the Schengen area.
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