What changes from Netherlands Tax, financing, capital gains, succession: the key points to know for your profile.
Buying from Netherlands The French notaire follows a clear process, and the euro avoids any conversion. You can sign in person or by notarised power of attorney.
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 of the Netherlands notary or consulate, apostilled. Check borrowing capacity in France if your income is in of the Netherlands. The compromise clauses are binding: a partner notary's advice secures the process. We coordinate remote viewings and prepare the file. A partner notary experienced with of the Netherlands cases handles the deed and power of attorney.
Financing from Netherlands The euro eliminates currency risk. French banks lend to EU residents, with a usual down payment of 10 to 20%.
10 to 20% down payment generally required for non-resident EU buyers. Netherlands income proof accepted, translated if necessary. Borrower insurance: possible from France, check cross-border coverage. Compare the offered rate with of the Netherlands conditions: competition helps. Early repayment penalty may be capped by French law.
A partner broker frames your file before the search. We coordinate the documents needed from Netherlands.
Ownership tax from Netherlands The Netherlands taxes foreign real estate via box 3 (deemed income), with a tax credit for French IFI. The treaty avoids double taxation.
French rental income taxed at a minimum 20% rate (non-resident), with of the Netherlands tax credit via the treaty. IFI beyond €1.3M net real estate wealth in France. Council tax and residence tax (second home) to budget for. Declare French rental income to both tax authorities (France then Netherlands). IFI is declared annually: a partner wealth adviser can optimise.
We coordinate the French filing and refer you to a partner accountant for the of the Netherlands side.
As an EU resident, you are not subject to mandatory tax representation below €150,000. Taxation follows the general French regime.
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. Keep all renovation invoices: they reduce the taxable gain. Above €150,000, an accredited tax representative becomes mandatory.
We plan resale taxation from the purchase. A partner tax lawyer secures complex cases.
Social levies: the EU regime As an EU resident affiliated to a of the Netherlands social security scheme, you may qualify for the reduced 7.5% rate instead of 17.2%.
Reduced 7.5% rate (solidarity levy) if you hold an S1 form from of the Netherlands. The gap between 17.2% and 7.5% directly impacts rental yield. Application to file with the URSSAF non-residents (2-year retroactive limit). Without S1, the full 17.2% rate applies to rents and capital gains. Status may change: annual monitoring prevents surprises.
We check your eligibility for the reduced rate and coordinate the process. A partner accountant secures the filing.
Dutch law offers great testamentary freedom, unlike French law (forced heirship). The EU regulation allows choosing the applicable law.
European Succession Regulation (EU 650/2012): you can choose the law of your nationality by will. France-Netherlands succession treaty: avoid double taxation. SCI or usufruct structures possible, to be structured before signing. French forced heirship applies if French law is chosen. Indivision between heirs can block management: structure early.
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.
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). Tax residence is determined globally (home, stay, economic interests). Prolonged presence may turn a second home into a primary residence for tax purposes.
We watch over the property between your stays: mail collection, inspections, photo report. This is our direct work.
SCI, usufruct, joint ownership: several structures exist. The choice depends on your of the Netherlands tax position and wealth goals.
SCI: tax-transparent in France, but its of the Netherlands treatment varies (to be checked). Usufruct (bare ownership / usufruct): IFI and succession optimisation tool. Joint ownership: simple but can block management if heirs disagree. SCI may have an unfavourable tax status in of the Netherlands: check beforehand. Usufruct must be decided BEFORE purchase, not after.
A partner wealth adviser analyses your situation before purchase. We coordinate the setup.
