Moving to France or investing in French real estate comes with many rewards, from lifestyle and stability to long-term value. But if your property portfolio is substantial, it’s important to understand one key part of the French tax landscape: the Impôt sur la Fortune Immobilière (IFI), or French real estate wealth tax.
IFI is often misunderstood, especially by newcomers and international owners. The good news? It’s not as intimidating as it sounds. With a clear understanding of the thresholds, exemptions, and planning options, you can stay compliant, and often reduce or offset your liability entirely.
This article breaks down everything you need to know: who’s affected, how the tax is calculated, and how to plan effectively if you own property in France or are planning to move here.
Table of Contents
What is IFI (Impôt sur la Fortune Immobilière)?
France’s Impôt sur la Fortune Immobilière (IFI) is a wealth tax on real-estate assets. It applies if the net taxable value of your real-estate holdings exceeds 1.3 € million as of 1 January of the tax year.
Unlike income tax, IFI focuses purely on property wealth, not cash or investments.
- French tax residents are taxed on worldwide real-estate assets.
- Non-residents are taxed only on French-located real estate.
Good to know: If you’ve recently become tax-resident in France after living abroad for at least five consecutive years, you’ll benefit from a five-year exemption on foreign real estate, only your French assets count during that period.
Who is subject to IFI?
Non-residents
IFI applies only to your French-based real estate, whether owned directly (e.g., a property in Provence) or indirectly (through a company holding French property). You’ll only owe IFI if your total net taxable French property wealth exceeds 1.3 € million.
Residents
French residents are taxed on all their real-estate assets worldwide, with the five-year grace period mentioned above for new arrivals.
IFI is assessed per household, it includes the combined property wealth of spouses or civil partners and any minor children.
What property is taxed?
IFI covers a broad range of real-estate and property rights, including:
- Primary and secondary residences
- Rental or investment property
- Land or development plots
- “Build-to-let” properties
- Certain real-estate rights (usufruit, bare ownership, etc.)
- Indirect holdings (shares or units in entities that own French property), subject to look-through rules and carve-outs for minority stakes
What’s not taxed
- Cash and savings accounts
- Stocks, bonds, and most financial investments
- Life-insurance policies and pensions
- Business equipment and movable goods (e.g., cars, art, jewellery)
Tip: IFI only targets real estate used for private wealth, not assets essential to a professional activity.
Exemptions and deductions
Certain assets and debts can reduce your taxable base.
Principal residence
A 30% deduction applies to the market value of your main home (if you own it directly, not through a company).
Professional property
Real estate used exclusively for professional purposes may be fully or partially exempt, provided strict conditions are met.
Forests, rural property and historic monuments
Some forests, farmland, or listed historic buildings benefit from partial or full exemptions, subject to long-term maintenance and heritage conditions.
Debts and mortgages
Mortgages or loans can be deducted if they are:
- Outstanding on 1 January of the tax year,
- Legally enforceable,
- Linked directly to the taxable property.
However, anti-abuse rules restrict deductions on shareholder loans and certain intra-company debts.
How IFI is calculated (2025 Rates)
Once your net taxable real estate equals or exceeds 1.3 € million, IFI is charged progressively on the portion above 800,000 €, using the following rates:
| Net Taxable Value | IFI Rate |
|---|---|
| Up to 800,000 € | 0% |
| 800,001 € – 1,300,000 € | 0.5% |
| 1,300,001 € – 2,570,000 € | 0.7% |
| 2,570,001 € – 5,000,000 € | 1% |
| 5,000,001 € – 10,000,000 € | 1.25% |
| Over 10,000,000 € | 1.5% |
If your assets sit just above the 1.3 € million threshold, a décote (discount) softens the impact of entering the tax.
Example: If your total taxable property equals 2 € million, your effective IFI rate will be around 0.6%, after applying the progressive bands.
Filing, valuation, and practical tips
Valuation date
All property and debt values are assessed as at 1 January of the tax year. Keep records such as professional appraisals, mortgage statements, and property tax bills to justify your figures if questioned.
How to file
IFI is declared alongside your annual income-tax return (online).
- Deadlines: Usually late May – early June, depending on your French department.
- Payment: Calculated automatically by the French tax administration once you file.
Donations credit
You can reduce your IFI liability by making eligible donations to recognised charities or foundations.
- 75% of donations (up to 50,000 €) can be offset against your IFI bill, a valuable incentive for philanthropy.
Planning and professional advice
IFI can be complex, especially for households with cross-border assets or indirect property holdings. The key is planning ahead:
- Review your property structure, holding through companies can affect valuation and deductibility.
- Re-evaluate mortgage terms annually to ensure loans qualify as deductible.
- Keep track of valuation documentation to avoid disputes with the tax office.
Because rules around indirect holdings, debt deductibility, and professional property exemptions are technical, it’s wise to consult a qualified French tax specialist before filing.
The bottom line
For international property owners, France’s IFI doesn’t have to be intimidating.
With the right understanding and early planning, it’s possible to stay compliant, make smart deductions, and even turn part of your tax into charitable impact through donations.
If you’re moving to France or already own property here, taking time to understand how IFI affects your assets will give you clarity, confidence, and control over your financial future.
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