French Realty
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Spain residents

The border is gone

European Union Updated · June 2026
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Spanish residents, including many French expats, buy in France in border regions (Basque Country, Catalonia, Languedoc) and beyond. Linguistic proximity and the euro facilitate everything.

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 Spain, free movement with no stay limit, and no currency risk since France and Spain share the euro.

French Realty prepares and coordinates your project on the French side and connects you with partners used to files coming from Spain. We inform and guide: the transaction, the notarial deed and personalised advice remain the responsibility of our partners.

Euro: no currency risk
Social levies reduced to 7.5% via Spanish S1
No tax representative under €150,000
Very active cross-border community

Buying from Spain

The French notaire follows a clear process, and the euro avoids any conversion. You can sign in person or by notarised power of attorney.

What changes for you

  • 10-day cooling-off period, then authentic deed 2 to 3 months later.
  • 5 to 10% deposit on the notaire's escrow account.
  • Power of attorney possible at a notary in Spain or a consulate, apostilled.

Points to watch

  • Check borrowing capacity in France if your income is in Spain.
  • The compromise clauses are binding: a partner notary's advice secures the process.
How French Realty supports you Partner notaire

We coordinate remote viewings and prepare the file. A partner notary experienced with cases from Spain handles the deed and power of attorney.

Estimate acquisition costs

Financing from Spain

The euro eliminates currency risk. French banks lend to EU residents, with a usual down payment of 10 to 20%.

What changes for you

  • 10 to 20% down payment generally required for non-resident EU buyers.
  • Income proof from Spain accepted, translated if necessary.
  • Borrower insurance: possible from France, check cross-border coverage.

Points to watch

  • Compare the offered rate with conditions in Spain: competition helps.
  • Early repayment penalty may be capped by French law.
How French Realty supports you Partner broker

A partner broker frames your file before the search. We coordinate the documents needed from Spain.

Compute my monthly payments

Ownership tax from Spain

The Franco-Spanish treaty is one of the oldest and clearest. Spain taxes via modelo 721 (foreign wealth), with a tax credit for IFI.

What changes for you

  • French rental income taxed at a minimum 20% rate (non-resident), with a tax credit in Spain via the treaty.
  • IFI beyond €1.3M net real estate wealth in France.
  • Property tax and second-home residence tax to budget for.

Points to watch

  • Declare French rental income to both tax authorities (France then Spain).
  • IFI is declared annually: a partner wealth adviser can optimise.
How French Realty supports you Partner accountant

We coordinate the French filing and refer you to a partner accountant for the tax side in Spain.

Capital gains on resale

As an EU resident, you are not subject to mandatory tax representation below €150,000. Taxation follows the general French regime.

What changes for you

  • 19% tax + social levies (7.5% or 17.2% depending on affiliation).
  • Holding-period allowances: total exemption at 22 years (income tax).
  • No mandatory tax representative as long as the sale price is under €150,000.

Points to watch

  • Keep all renovation invoices: they reduce the taxable gain.
  • Above €150,000, an accredited tax representative becomes mandatory.
How French Realty supports you Partner tax lawyer

We plan resale taxation from the purchase. A partner tax lawyer secures complex cases.

Simulate resale capital gains

Social levies: the EU regime

As an EU resident affiliated to a social security scheme in Spain, you may qualify for the reduced 7.5% rate instead of 17.2%.

What changes for you

  • Reduced 7.5% rate (solidarity levy) if you hold an S1 form issued in Spain.
  • The gap between 17.2% and 7.5% directly impacts rental yield.
  • Application to file with the URSSAF non-residents (2-year retroactive limit).

Points to watch

  • Without S1, the full 17.2% rate applies to rents and capital gains.
  • Status may change: annual monitoring prevents surprises.
How French Realty supports you Partner accountant

We check your eligibility for the reduced rate and coordinate the process. A partner accountant secures the filing.

Inheritance and transfer

Spanish law follows a forced heirship logic (legítima), close to French law. The EU regulation applies.

What changes for you

  • European Succession Regulation (EU 650/2012): you can choose the law of your nationality by will.
  • France-Spain succession treaty: avoid double taxation.
  • 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.
How French Realty supports you Partner wealth adviser

A partner notary and a wealth adviser prepare the transfer. We coordinate the whole.

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.
How French Realty supports you

We watch over the property between your stays: mail collection, inspections, photo report. This is our direct work.

Structuring ownership

SCI, usufruct, joint ownership: several structures exist. The choice depends on your tax position in Spain and wealth goals.

What changes for you

  • SCI: tax-transparent in France, but its treatment in Spain 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 Spain: check beforehand.
  • Usufruct must be decided BEFORE purchase, not after.
How French Realty supports you Partner wealth adviser

A partner wealth adviser analyses your situation before purchase. We coordinate the setup.

Compute rental yield
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Frequently asked questions

Can I sign from Spain?

Yes, by notarised power of attorney at a notary in Spain 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 Spain?

SCI is tax-transparent in France, but its tax treatment in Spain depends on your situation. A partner wealth adviser analyses the structure before purchase.

Our role, made clear

This guide is informational and is not personalised advice. French Realty informs, prepares and coordinates; regulated acts (transactions, tax or legal advice, notarial deeds) are carried out by qualified partners under their own responsibility. Have your situation validated by a professional.

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Your dedicated contact prepares your purchase, coordinates partners and looks after your property, in French, English and Portuguese. Individually quoted.

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Go further: selling and non-resident taxation

When to see a tax adviser: the moments worth preparing 8 min · 16 novembre 2026Becoming a non-resident: the exit tax and what changes for your assets 8 min · 15 novembre 2026Clearing and staging a property before the sale 8 min · 29 octobre 2026

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