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FREN
Investing from Dubai
Investing in property
in France from Dubai
Do you live in Dubai or Abu Dhabi and want to invest in France? Cautious banks, no local tax but French tax to pay, tax residence to prove: what changes when you live in the Emirates, with our members’ files.
1,000+ expats and non-residents
supported since 2017
4.8 on Trustpilot
276 client reviews
What they say about us
The essentials
- A resident of the Emirates can invest in France: French banks apply a 35% debt ratio, insurance included, and 25 years at most, but some still refuse these applications or ask for a large down payment.
- Your rents are taxed in France at a minimum of 20% up to €29,579, then 30% (2025 income), plus 17.2% social contributions on unfurnished rentals and 18.6% on furnished ones.
- The Emirates do not tax individuals’ income.
Your profile
What is your situation ?
Emirati tax resident: more than 183 days a year on the spot, or 90 days with a residence permit and a home or a job. A residence certificate proves it.
See how to finance your purchase →- Your taxesThe Emirates tax neither the income nor the capital gains of individuals: French tax is the only one you pay on your property in France.
- Your social contributionsYou are not affiliated to a European social security scheme: your social contributions are 17,2 % (18.6% for furnished).
- Your financingFrench banks finance Dubai residents, but some still refuse these applications: our members there have obtained loans of up to 25 years.
If your household, your main activity or the centre of your interests remain in France, France may consider you a resident, despite your address in Dubai.
See which rules apply →You become a non-resident in the year you leave. The first Emirati residence certificate is requested after a few months on the spot.
See how to finance your purchase →- Your taxesThe Emirates tax neither the income nor the capital gains of individuals: French tax is the only one you pay on your property in France.
- Your social contributionsYou are not affiliated to a European social security scheme: your social contributions are 17,2 % (18.6% for furnished).
- Your financingFrench banks finance Dubai residents, but some still refuse these applications: our members there have obtained loans of up to 25 years.
WHAT IS HOLDING YOU BACK TODAY
Investing from Dubai, a real challenge
Even with the desire and the means, investing in France from Dubai has its pitfalls: here are the four our members have had to overcome.
Our members inDubaiShakir invested in La RéunionAmine invested in ThionvilleAnne-Claire invested in ReimsYou live inAbu DhabiSocial contributions 17,2 %Member projects from the country 3You live inSharjahSocial contributions 17,2 %Member projects from the country 3You live inAl AinSocial contributions 17,2 %Member projects from the country 3You live inRas Al KhaimahSocial contributions 17,2 %Member projects from the country 3You live inFujairahSocial contributions 17,2 %Member projects from the country 3You live inUmm Al QuwainSocial contributions 17,2 %Member projects from the country 3You live inRuwaisSocial contributions 17,2 %Member projects from the country 3You live inMadinat ZayedSocial contributions 17,2 %Member projects from the country 3You live inJebel AliSocial contributions 17,2 %Member projects from the country 3You live inHattaSocial contributions 17,2 %Member projects from the country 3You live inKhor FakkanSocial contributions 17,2 %Member projects from the country 3You live inDibbaSocial contributions 17,2 %Member projects from the country 3You live inLiwaSocial contributions 17,2 %Member projects from the country 3You live inGhayathiSocial contributions 17,2 %Member projects from the country 3You live inSilaSocial contributions 17,2 %Member projects from the country 3
Where our members liveBig cities
FINANCING
Persuading a French bank
French banks finance Dubai residents, but some still refuse these applications: our members there have obtained loans of up to 25 years.
See the financing →TAXES
France, Dubai, or both?
The Emirates tax neither the income nor the capital gains of individuals: French tax is the only one you pay on your property in France.
See the tax treaty →SOCIAL CONTRIBUTIONS
Which social contributions apply to you?
You are not affiliated to a European social security scheme: your social contributions are 17.2% (18.6% for furnished).
See the tax treatment →DISTANCE
Buying without being on site
Viewings, renovation works, management: our members buy remotely, with a network on the ground to follow the works and the letting.
See where to invest →1,000+ expats and non-residents in more than 70 countries have already benefited from our method
Your project, our mission
ImmoPourExpat supports you
at every stage of your project from Dubai
Frédéric MoreauFounder, non-resident for over 12 years
About us
The property expert
created by an expat, for expats
A former corporate lawyer in Luxembourg and then Hong Kong, Frédéric Moreau found no method designed for non-residents when he wanted to invest in France. He created his own, tested it on his own properties, then founded ImmoPourExpat to support expats from A to Z, wherever they live in the world.
+550partners: banks, notaries, lawyers, tradespeople
+130 M€of projects supported with our clients
- 2016A corporate lawyer in Hong Kong, he decides to invest in property to build up his wealth.
- 2017First purchase in Nantes from abroad: a property turned into a 4-bedroom house share.
- 2020 à 2024He replicates his model (splits, creation of units) and ImmoPourExpat is born.
- 2025He lives off his property income and passes on his method to expats around the world.
Your project, our mission
Property support tailor-made
for expats: our 4 areas of expertise
It all starts with a free strategy meeting. Then, from finding the property to taxation, including financing and renovation works, we support you at your own pace.
Property financing
Structuring your bank application, introductions to our partners specialising in non-residents, and a list of banks to approach.
Property financing for expats →
Remote renovation
Controlled quotes, vetted tradespeople and site monitoring by a local contact: your renovation works move forward without you having to catch a plane.
Remote renovation for expats →
Optimised taxation
Optimise the taxation of your investment with our personalised advice: legal structuring, tax regime, wealth solutions.
Taxation for expat investors →Why trust us?
Our members are the ones who speak about it best
They live in Dubai and have invested in France: their projects on video and their unfiltered reviews.
+1 000expats supported
+70countries of residence
10 %average down payment
8 %average yield
Their video testimonials
See all the video testimonials →Trustpilot
Brice DBJapan, 30 October 2026Read the review →Trustpilot
Very satisfied with my experience with IPE
Very satisfied with my experience with IPE (Immo Pour Expat). Communication is excellent, exchanges are smooth and I really feel supported throughout the project. J’ai surtout le sentiment que nous travaillons en équipe, avec une bonne compréhension des objectifs et une vraie volonté d’avancer ensemble. C’est très appréciable de pouvoir compter sur une équipe disponible, à l’écoute et impliquée. Je recommande vivement IPE !
Brice DBJapan, 30 October 2026Read the review →TrustpilotEverything for success in property investment in France
Behind the website is a professional and responsive team. All the methodology, courses, files, templates, videos to properly understand the market and make your investment a success. I made my first investment within the year. Thank you to Frédéric and his team. Antoine Truong
AAntoineAE, 19 September 2025Read the review →TrustpilotHighly recommended
As an expat, I found a serious and professional support programme with Frederic. Thanks to the clear method, I was able to buy my first property in France. He was able to answer all my questions and guided me at every step. Very satisfied, I highly recommend! Amine Haouas
AHAmine H.AE, 19 September 2025Read the review →TrustpilotIPE; best investment
IPE: Best investment I made and looking forward to continuing to progress.
ARAnne-Claire RichommeAE, 19 September 2025Read the review →TrustpilotI am being supported by Immo Pour Expat …
I have been supported by Immo Pour Expat for almost 3 months. My knowledge of property has increased tenfold thanks to their method, but above all I discovered a team that is available and reachable every day whenever I had a question. They supported me at every step of my purchase, which saved me an enormous amount of time , I knew what to say and what to do at each key moment, which helped me avoid many mistakes and avoid losing money. Their advice was priceless in the end to make a great purchase. It is so complicated for expats to buy in France, even with a good situation, even going through a mortgage broker it is an obstacle course, whereas with the support programme we were able to get past every obstacle together. I am super grateful to the whole team. Thank you. Sebastien Leclercq
SLsebastien leclercqAE, 17 September 2025Read the review →TrustpilotFrom doubt to results!
I thought I could approach the banks without much worry, but always the same answers: refusals to lend to non-residents or astronomical down payment requests. So I decided to go for the IPE support programme. I see a big difference between my basic approach and IPE’s meticulous strategy. I came away with solid arguments and weapons of war that let me convince the banks to back me beyond my non-resident status. Fred is extremely seasoned on the subject thanks to his experience. His team is also very proactive, Jordan supports me in my property project and is always available to answer my questions and dispel my doubts. If you are a non-resident and want to do buy-to-let investment like a gladiator, this is the place!
KMKarima MOHAMED-SAIDAE, 19 August 2025Read the review →TrustpilotThe support programme is perfect
The support programme is perfect. A lot of quality content, on every subject. Quick, personalised follow-up. I obtained the same conditions as a French resident and the follow-up does not stop at the signing. I highly recommend it
ARAnne-Claire RichommeAE, 25 June 2025Read the review →TrustpilotAt last a solution for Expats!
At last a solution for expats! After contacting a good number of mortgage brokers and all the turnkey investment companies, I never found the perfect support. Either a down payment that was too high at 20/30%, or investments that were clearly not profitable once you dug a little into the numbers. I joined Immo pour Expat in April 2024, no magic or miracle, simply a clear strategy and steps to follow to the letter. Result: a property found in June, offer accepted early July, financing simulation at a 2.90% down payment for a €400K project. Frédéric and Baptiste give time to each member and give precious advice. Great community with sharing of projects, tips, recommendations, etc. I highly recommend their support programme to learn precisely all the topics related to an investment. Looking forward to the next project!
JTJean Thillaye du BoullayAE, 28 October 2024Read the review →TrustpilotFrederic is very professional and…
Frederic is very professional and knows his subject inside out. He made himself available to answer all my questions and to support me throughout my journey. Really very happy to have followed this programme. Thank you Fred.
AHAmine H.AE, 7 December 2023Read the review →
Lives in Dubai
Lives in the United Kingdom
Lives in Spain
Lives in the Netherlands
Lives in Belgium
Lives in Luxembourg
Lives in Singapore
▶See the testimonial
Lives in the United StatesGaillac
Building with 4 units and 3 garages in the very centre
See their project →
▶See the testimonial
Lives in Thailand
▶See the testimonial
▶See the testimonial
Lives in SwitzerlandSaint-Étienne
Two properties, including a 3-bedroom house share
See their project →
▶See the testimonial
Lives in Denmark
▶See the testimonial
▶See the testimonial
▶See the testimonial
Lives in CanadaNantes
32 m² studio in the very centre, without a permanent contract
See their project →
▶See the testimonial
▶See the testimonialWhere to invest
Where invest when you live in Dubai?
From Dubai, distance matters less than yield: our members have bought in Thionville, in Reims and as far as La Réunion, relying on tradespeople and property managers on the ground.
La RéunionShakir’s project
ThionvilleAmine’s project
ReimsAnne-Claire’s project
Near LyonThe project of Lois, who lives in the Netherlands
NantesThe project of Yanis, who lives in Denmark
MontpellierThe project of Corentin, who lives in Canada
ToulouseThe project of Sébastien, who lives in Singapore
CannesThe project of Julien, who lives in the United StatesOur investment calculators
How much can you invest ?
Instantly estimate your borrowing capacity from abroad, or the tax you will pay on your rents depending on your country.
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The calculation is done in your browser: no data is sent. See all our calculators (taxes, capital gains…) →
To invest with peace of mind
What you need to know when you invest from Dubai
The benefits for you of investing in France from Dubai
Your advantages
The advantages for you of investing in France from Dubai
What a purchase in France brings you when you live in Dubai, and what you need to meet to benefit from it.
A single tax: French tax
- The Emirates tax neither your rents nor your capital gain: you pay only French tax.
- Condition: Be a tax resident of the Emirates, without keeping your home in France.
A fixed rate for the whole term of the loan
- In France, mortgages are almost all fixed-rate over 20 or 25 years: your monthly payment does not move, while rents follow inflation.
- Condition: Borrow from a French bank.
Small down payment
- Our members in Dubai bought with a down payment limited to the notary fees, or even less.
- Condition: Present a solid application to banks that accept residents of the Emirates.
Assets in France, in euros
- A property waiting for you if you ever return, and rents in euros.
- Condition: Choose a city where rental demand keeps up.
How do you finance a purchase in France from Dubai?
French banks apply the HCSF standard to residents of the Emirates: a 35% debt-to-income ratio, insurance included, and a term of 25 years at most. What changes is how the application is received: some banks still refuse Dubai residents, others ask for a high down payment. Income in dirhams, a currency pegged to the dollar, exposes the bank to currency risk. The choice of banks and the way the application is presented make the difference.
How much can you borrow? The calculator takes into account the share of your dirham income that the bank accepts.
Also read: which banks lend to expats and how much down payment to plan for.
Where do you pay your taxes: in France or in the Emirates?
| In France | In the Emirates | |
|---|---|---|
| Rents | Taxed in France: progressive scale with at least 20% up to €29,579, then 30% (2025 income), plus 17.2% social contributions on unfurnished rental and 18.6% on furnished. | No tax: the Emirates do not tax the income of individuals. |
| Capital gain on resale | Taxed in France: 19% plus 17.2% social contributions, with allowances from the 6th year; tax representative above €150,000. | No tax. |
| Wealth | IFI if your net French property assets exceed €1.3 million. The treaty provides for an exemption under conditions, written for the former ISF: its application to the IFI is not confirmed. | No tax. |
| Inheritance | The treaty covers inheritance: your French properties are taxed in France. | No inheritance tax in the Emirates. |
The €150,000 exemption on capital gains remains open to French nationals who live in Dubai, under conditions. However, the exemption for a former main residence sold after departure does not apply: the Emirates refuse to assist France in collecting the tax (reservation to the Council of Europe multilateral convention). SCI shares and life insurance have their own rules in an estate: do not count on an SCI to avoid French duties.
France–United Arab Emirates tax treatyRents, capital gain, IFI and inheritance, article by article, with worked examples.Read the treaty →Taxation of the expat investorMinimum rate, social contributions, LMNP, SCI, capital gain: the French rules for non-residents.See the Taxation page →
Also read: how the rents of a non-resident are taxed.
Unfurnished, furnished or SCI?
| Unfurnished rental | Furnished rental (LMNP) | SCI subject to income tax | |
|---|---|---|---|
| Tax on rents | Micro-foncier (30% allowance) or actual regime, expenses and interest deducted | Micro-BIC (50%) or actual regime, with depreciation of the property, which often cuts tax sharply | Like unfurnished rental, at the level of each partner |
| On resale | Capital gain of individuals, allowances for length of ownership | Same, but the depreciation deducted is added back | Capital gain of individuals, without the €150,000 exemption |
| Who it suits | Simple long-term rental | The most common choice of our members | Buying with others, passing on wealth |
Warning, in the Emirates: do not count on an SCI to avoid French inheritance duties. The treaty has its own rules for SCI shares, and a structure set up for that sole purpose can be challenged.
The right choice depends on your project and your country: compare with the rental income tax calculator.
Worked example: how much tax on your rents?
A furnished studio let at €1,000 a month by a person who lives in Dubai (furnished rental under the micro-BIC regime, 2025 income).
- Rents receivedper year12 000 €
- Micro-BIC allowanceflat-rate expenses− 50 %
- Taxable incomein France6 000 €
- Tax (20% minimum rate)1 200 €
- Social contributions (18.6%)1 116 €
Total paid in France€2,316 per yeari.e. €193 a month, 19.3% of rents
You keep €9,684Tax €1,200Social contributions €1,116
In the Emirates: €0. There is no income tax on individuals.
Run the numbers for your property. Choose “other situation” for social contributions in the calculators.
How do you transfer your money to France?
A transfer from the Emirates to your French account requires no particular declaration; your bank may only ask you for the origin of the funds. Only the transport of cash of €10,000 or more must be declared to customs. A mortgage in dirhams from a French bank is only possible if you mainly receive your income in that currency: most applications are financed in euros.
How do you open a bank account in France from Dubai?
A French bank can open an account for you from Dubai, but it is not obliged to. If you are French and it refuses, the Banque de France can designate a bank required to open it for you (right to a bank account). A foreigner who lives in the Emirates does not have this right.
How ImmoPourExpat supports you from Dubai
A step-by-step method
The online training, from financing to letting, designed for non-residents.
Workshops every week
Your questions put live to the team, throughout the support programme.
A network on the ground
Banks, tradespeople, agents and managers used to working with remote investors.
The steps of the ImmoPourExpat method, from the first call to letting →
Rules checked on 3 November 2026 (France–United Arab Emirates tax treaty on impots.gouv.fr, BOFiP, Emirati tax authority). The financing conditions cited are those of our members’ applications, at their date. This page provides information on the general rules: it does not replace tax advice or a loan offer.
Official texts: impots.gouv.fr: income tax for non-residents · impots.gouv.fr: non-residents’ property capital gains · DGFiP: the specific features of non-resident taxation (fact sheet, March 2026) · BOFiP: BOI-RFPI-PVINR-20-20, capital gains of non-residents.
A conversation to move your project forward
Launch your investment from Dubai
A 45-minute conversation to answer your questions, assess your situation, and see how we can support you.
No commitment
100% personalised
What you need to know
Frequently asked questions
Can a Dubai resident get a mortgage in France?
Yes. French banks finance residents of the Emirates, with the 35% debt-to-income standard and 25 years maximum. Some still refuse these applications or ask for a large down payment: the choice of banks and the presentation of the application matter a great deal.
Do you pay taxes in Dubai on a property in France?
No. The Emirates tax neither the income nor the capital gains of individuals. You pay only French tax and social contributions.
Why 17.2% social contributions and not 7.5%?
The 7.5% rate is reserved for people affiliated to the social security system of a European Union country, the EEA, Switzerland or the United Kingdom. From the Emirates, it is 17.2% on unfurnished rental and on capital gains, 18.6% on furnished rental. Joining the Caisse des Français de l’étranger, which is voluntary, changes nothing.
How do you prove you are a tax resident in Dubai?
With a tax residence certificate issued by the Emirati tax authority. In principle you need more than 183 days there in the year, or 90 days with a residence permit and a home or a job in the Emirates.
Do I need a tax representative to resell?
Yes, if the price exceeds €150,000 (total price for a married or PACS couple), except for full exemption after 30 years of ownership.
A conversation to move your project forward
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To go further on taxation: Income tax for a non-resident, The tax representative, Social contributions for a non-resident, IFI for a non-resident.
The information on this page is general and does not replace tax, legal or financial advice suited to your situation.
Investing from abroad has never been so simple
ImmoPourExpat supports expats and non-residents from A to Z who want to invest in property in France: financing, property search, renovation works, taxation and remote management.
TrustpilotTrustScore 4,8 | 276 reviews+1 000 expats and non-residents supported
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