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Israel residents

Between Israel and France, a home that follows your life

One contact orchestrates your entire property operation in France: search, financing, notary, upkeep. You run everything from Israel, in French and English.

Outside the European Union Updated · June 2026
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Your services, from Israel

We cover all of property in France. Here is where most israel residents start.

Property searchA partner buying agent (carte T) searches, views and negotiates for you, in France, without you travelling. Off-market accessRare properties never publicly listed, via the premium network of partner buying agents. MortgageIntroduction to a partner broker used to non-resident files and French banks. Bilingual notaryIntroduction to a partner notary, comfortable in English and with international files.

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Marseille

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Your purchase in France, piloted end to end

Tell us what you need: we build your tailored diagnostic, then we guide and coordinate. No commitment.

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What changes from Israel

Tax, financing, capital gains, succession: the key points to know for your profile.

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.
How French Realty supports you Partner notaire

We coordinate the full practical side and connect you with a partner notaire used to Israeli buyers. The deed itself remains the notaire's work.

Estimate acquisition costs

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.
How French Realty supports you Partner broker

We point you to a partner broker specialised in non-resident borrowers and to currency solutions. French Realty does not provide credit.

Compute my monthly payments

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.
How French Realty supports you Partner tax lawyer

We coordinate management and point you to a partner tax lawyer for the France Israel interaction, including the new immigrant regime.

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.
How French Realty supports you Partner tax lawyer

We prepare the sale and point you to a partner notaire and accredited tax representative. The transaction and tax guarantee are theirs.

Simulate capital gains

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.
How French Realty supports you Partner tax lawyer

We point you to a partner tax lawyer to secure how the levies interact with your Israeli situation.

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.
How French Realty supports you Partner notaire

We connect you with a partner notaire to organise the transfer and formalise the choice of law. Drafting the deeds is theirs.

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.
How French Realty supports you

We ease the practical side of your stays and point you to the right contacts for visa steps. French Realty does not handle consular formalities.

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.
How French Realty supports you Partner notaire

We point you to a partner notaire and, if needed, a tax lawyer to decide the ownership form. The structure is theirs.

Compute rental yield

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.

Our role, made clear

This page is informational and is not personalised advice. French Realty informs, guides 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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