France Property and Visa Guide for Financially Independent Applicants
Considering Acquiring a Home in France? Learn More about Property and the Visitor Visa for Financially Independent Individuals
France consistently ranks among the most desirable countries in the world for its blend of elegance, culture, and quality of life. For many, the idea of owning a second home in France is more than just a real estate investment, it is an aspirational lifestyle choice.
Whether you choose to settle in the vineyards of Bordeaux, along the serene Mediterranean coastline, or within a charming cobblestone village in Provence, owning a residence in France offers a distinctive combination of character, refinement, and tranquility that is hard to replicate elsewhere.
At the heart of France’s enduring appeal is its rich cultural heritage. From world-renowned cuisine and wine to fashion, art, and literature, France offers an immersive experience that delights all the senses. For those seeking inspiration, tranquility, or a deeper connection to history and beauty, the French lifestyle is both grounding and uplifting.
France offers tangible and practical advantages as well. The country boasts an outstanding healthcare system, a well-developed infrastructure, and one of Europe’s most well-connected transportation networks, making it easy to explore not only France itself, but also nearby destinations like Italy, Spain, Belgium, Germany. Switzerland and the UK.
There can also be an emotional and symbolic dimension to having a home in France. It can represent freedom, refinement, and a deliberate choice to slow down and enjoy life. It’s about sipping coffee in a sunlit square, shopping at a bustling market, or taking long walks through the countryside. France is not just a place—it is a mindset. And for many, establishing a secondary residence in France is a meaningful step toward living life more fully, intentionally, and beautifully.
What further enhances the appeal of owning a second home in France is the availability of a residence permit through a visitor visa, designed specifically for financially independent individuals who would like to settle in France. This visa provides the opportunity to reside in France while maintaining financial autonomy, allowing you to fully embrace the French lifestyle and turn your aspiration of owning a property in France into a practical and achievable reality.
This article outlines the essential details regarding property ownership, taxes, and other important aspects of owning a home in France, along with visa and immigration information under the visitor category, specifically for those who wish to reside in France.
Ownership Structures
Both foreign buyers and French residents are allowed to purchase property in France, with no major restrictions on nationality or residency status. Whether you are planning to live in the property full-time, use it as a holiday home, or rent it out, you can choose from several ownership structures to suit your needs. Common ownership structures include:
- Sole ownership.
- Joint ownership, often used by couples or family members.
- Company ownership, like an SCI (Société Civile Immobilière), which can provide tax and inheritance benefits.
Taxes and Notary Fees
When buying property in France, the costs go beyond just the purchase price. Buyers will also have to pay notary fees and property transfer taxes, which vary significantly depending on whether the property is new (neuf) or old (ancien).
New Property
In France, a property is considered new (neuf) if it is less than five years old and has never been occupied before the sale. When purchasing a new property, the total additional costs for notary and governmental fees are significantly lower than for older properties, which typically between 2% to 3% of the purchase price. This is largely because buyers pay VAT (TVA) at a rate of 20%, which is usually already included in the advertised price, rather than the traditional property transfer tax.
These reduced fees make new properties an attractive option for buyers looking for modern features, energy efficiency, and fewer upfront taxes. New homes are often sold by developers under contracts known as VEFA (Acte de vente d’un logement en l’état futur d’achèvement), meaning the buyer purchases the property before or during construction, with staged payments throughout the building process.
Old Property
An old property (ancien) in France refers to any property that is over five years old or has been previously occupied. When purchasing an older home, buyers can expect the total additional costs to be significantly higher, typically ranging between 7% and 8% of the purchase price. This is because, there is no VAT on resale properties. However, buyers are required to pay a property transfer tax (droits de mutation), which can be as high as 5,8% depending on the location of the property. These fees include not only the notary’s charges but also the registration duties and various administrative costs associated with the property transfer.
While older homes often offer more character, better locations, and potential for price negotiation, the higher initial costs and possible need for renovation can make them slightly more complex investment compared to new properties.
Property Taxes
- Taxe Foncière: The property tax is a local tax in France that applies to owners of built properties, including houses, apartments, buildings, and other permanent structures. It is paid annually by the property owner, regardless of whether the property is occupied, vacant, or rented out. The tax is assessed for the entire calendar year, based on the ownership status as of January 1st of that year. That being said, even if you sell the property during the year, you are still responsible for the full amount of taxe foncière for that year.
- Taxe d’Habitation: While the housing tax (taxe d’habitation) on primary residences was abolished on January 1, 2023, this tax still applies to secondary homes. The housing tax is a tax that finances municipal services and the improvement of community facilities. It applies to all furnished premises used for housing and its nearby outbuildings. As a result, the housing tax remains due for any furnished property that is not the owner’s main residence. This includes second homes, whether they are occupied by the owner or tenant.
Capital Gains Tax
- If you sell your French home, capital gains tax (CGT) may apply unless it is your primary residence.
- Non-residents pay a base CGT (currently 19%) and social contributions (potentially reduced for EU citizens).
Who Is Eligible for a Visitor Visa in France?
- High-net-worth individual looking for a European base.
- Retirees splitting time between countries.
- Remote workers wanting seasonal lifestyle variation.
- Families considering long-term EU access for their children’s education or future planning.
What Are the Key Requirements for a Visitor Visa in France?
- Demonstrate sufficient financial resources to cover all living expenses while residing in France.
- Provide proof of accommodation in France. This can be either an owned or rented property, as long as it meets the minimum space requirements appropriate to the number of occupants.
- Hold valid health insurance that offers comprehensive coverage for all medical expenses during the entire stay in France.
- Formally commit not to engage in any employment or professional activity while in France.
What Documents Are Required for a Visitor Visa in France?
Please note that the list of required documents may vary depending on the applicant’s personal circumstances and the current regulations in their country of citizenship or of residence. At VIP Serveis, we tailor a complete and personalized document checklist for each client to ensure full compliance with French immigration requirements. All documents will have to be in the local language or accompanied by an official French translation.
In general, applicants should prepare the following documents:
- Valid international passport.
- National identification document.
- Birth certificate.
- Marriage certificate, family booklet, or divorce certificate, as applicable based on marital status.
- Educational diploma.
- Proof of income: Documents demonstrating stable and sufficient financial means to cover living expenses in France. This may include: Professional or business income, retirement pensions, rental income, savings or investment portfolios, and more.
- Bank certificate and bank statements covering up to 6 months prior to the visa application.
- Curriculum Vitae (CV).
- Police certificate.
- Tax returns.
- Proof of accommodation in France: Such as a lease agreement or property deed, along with recent utility bills in the applicant’s name.
- Medical insurance valid for the entire duration of stay.
- For children under 18: Vaccination booklet, proof of school enrollment in their home country, confirmation of registration in a French educational institution.
To learn more about the immigration process and how Inimex can assist you, explore our full guide on French immigration and citizenship here. Please do not hesitate to contact us for personalized support tailored to your immigration needs and situation.