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FREN
Investing from Luxembourg
Investing in property
in France from Luxembourg
You live in Luxembourg and want to invest in France? Salary in euros, social contributions reduced, no tax representative on resale: what changes when you live in Luxembourg, with our members’ applications.
1,000+ expats and non-residents
supported since 2017
4.8 on Trustpilot
276 client reviews
What they say about us
The essentials
- A Luxembourg resident is financed by a French bank: 35% debt ratio, insurance included, and 25 years at most.
- Your rents are taxed in France at a minimum of 20% up to €29,579, then 30% (2025 income), plus 7.5% social contributions if you are affiliated in Luxembourg and not dependent on any French scheme.
- Luxembourg exempts these rents if you hold the property directly, but takes them into account for your rate.
Your profile
What is your situation ?
Luxembourg tax resident, employee or self-employed.
See how to finance your purchase →- Your financingYour income is in euros : no exchange-rate risk for the bank, an asset for your application.
- Your taxesYour rents and your capital gain are taxed in France. Luxembourg exempts them, but takes them into account to set the rate of your Luxembourg tax.
- Your social contributionsAffiliated to Luxembourg social security, you pay 7,5 % social contributions in France.
You live in France and work in Luxembourg: you are a French tax resident, taxed in France like a resident on your rents. Affiliated to the CNS, you pay 7.5% social contributions as long as your remote work in France stays under 50% of your working time.
See which rules apply →You become a non-resident in the year you leave. If you sell your former main home before the end of the following year, the capital gain may be exempt.
See how to finance your purchase →- Your financingYour income is in euros : no exchange-rate risk for the bank, an asset for your application.
- Your taxesYour rents and your capital gain are taxed in France. Luxembourg exempts them, but takes them into account to set the rate of your Luxembourg tax.
- Your social contributionsAffiliated to Luxembourg social security, you pay 7,5 % social contributions in France.
WHAT IS HOLDING YOU BACK TODAY
Investing from Luxembourg, a real challenge
Even with the desire and the means, investing in France from Luxembourg has its pitfalls: here are the four that our members had to overcome.
Our deals inThionvilleLatest yield 12% grossProject from AmineProperty 3-bedroom house share for cross-border workersOur members inLuxembourgJoseph invested in ToulonSophie invested near LuxembourgYou live inEsch-sur-AlzetteSocial contributions 7,5 %Member projects from the country 2You live inEttelbruckSocial contributions 7,5 %Member projects from the country 2You live inDifferdangeSocial contributions 7,5 %Member projects from the country 2You live inDudelangeSocial contributions 7,5 %Member projects from the country 2You live inWiltzSocial contributions 7,5 %Member projects from the country 2You live inClervauxSocial contributions 7,5 %Member projects from the country 2You live inEchternachSocial contributions 7,5 %Member projects from the country 2You live inRemichSocial contributions 7,5 %Member projects from the country 2You live inMerschSocial contributions 7,5 %Member projects from the country 2You live inGrevenmacherSocial contributions 7,5 %Member projects from the country 2You live inViandenSocial contributions 7,5 %Member projects from the country 2You live inMondorf-les-BainsSocial contributions 7,5 %Member projects from the country 2You live inRedangeSocial contributions 7,5 %Member projects from the country 2You live inJunglinsterSocial contributions 7,5 %Member projects from the country 2
Where our members liveWhere they bought in France, near the borderBig cities
FINANCING
Persuading a French bank
Your income is in euros: no exchange-rate risk for the bank, an asset for your application.
See the financing →TAXES
France, Luxembourg, or both?
Your rents and your capital gain are taxed in France. Luxembourg exempts them, but takes them into account to set the rate of your Luxembourg tax.
See the tax treaty →SOCIAL CONTRIBUTIONS
Which social contributions apply to you?
Affiliated to Luxembourg social security, you pay 7.5% social contributions in France.
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 Luxembourg
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 Luxembourg 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
Cyrielle NisLuxembourg, 30 September 2026Read the review →Trustpilot
Brice DBJapan, 30 October 2026Read the review →Trustpilot
Bruno beaubernardNetherlands, 15 October 2026Read the review →Trustpilot
Hugo Belda RomeufSpain, 24 July 2026Read the review →Trustpilot
Murielle FuchsFrance, 17 July 2026Read the review →Trustpilot
Xavier HeriatUnited Kingdom, 2 July 2026Read the review →Trustpilot
Paul QuenetSingapore, 21 May 2026Read the review →Trustpilot
Mauréna GrossetSwitzerland, 12 June 2024Read the review →
Dynamic and responsive team
Dynamic and responsive team. Sound, precise advice, adapted to personal situations Different strategies are offered to adapt to market changes. I recommend!
Cyrielle NisLuxembourg, 30 September 2026Read the review →TrustpilotFeedback - September/October 2026
I have worked with Morgan since the start of my relationship with IPE. His support is always professional, precise and relevant. Thanks to his experience, he gives practical advice, illustrated with case studies, which adds real value. I recommend him without hesitation.
PMPhilbiche MarcLuxembourg, 19 October 2026Read the review →TrustpilotGreat support programme for expats…
Super accompagnement pour les expatriés avec des conseils très pratiques pour investir et se faire financer.
JDJo DupuyLuxembourg, 30 September 2025Read the review →TrustpilotSimple and effective
Un ensemble complet de guides et informations pour un investissement des plus rentables !
PCPierre CordelierLuxembourg, 19 September 2025Read the review →TrustpilotThe programme is very complete, with…
Le programme est très complet, avec beaucoup de contenu, un réseau dynamique et des sessions de travail instructives !Translated from English
CGClément GURYLuxembourg, 19 September 2025Read the review →TrustpilotA great community that keeps growing
A dynamic and impeccable service for expats! IPE supports its members at every step with great responsiveness. I gained knowledge but also met a community to exchange on the opportunities and problems you can meet along the investor’s journey. I highly recommend it! Thibaud G.
TGThibaud GriveaudLuxembourg, 19 September 2025Read the review →TrustpilotVery 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 →TrustpilotA friendly and professional team
A friendly team, very professional when you need help with your projects abroad +++Translated from English
PDpepita DA INALuxembourg, 18 September 2025Read the review →TrustpilotQuality support to succeed in your buy-to-let investment
I am very satisfied with the support from the whole IPE team. The advice offered through the videos and workshops is clear, practical and very useful for moving my project forward. J’apprécie particulièrement la qualité des contenus et la pertinence des échanges en atelier. Un accompagnement sérieux et enrichissant que je recommande vivement !
Bruno beaubernardNetherlands, 15 October 2026Read the review →TrustpilotExpert: Thomas
We started our project with Thomas, who listens, gives good advice and helps us move the project forward from the very first call. Thank you!!
Hugo Belda RomeufSpain, 24 July 2026Read the review →TrustpilotExcellent coaches and community!
Excellent support from the coaches (special thanks to Vincent and Thomas), who go the extra mile to make sure the whole project runs perfectly. Great advice and community, everything I needed to stay motivated and achieve this big project. Merci!! :)
Murielle FuchsFrance, 17 July 2026Read the review →TrustpilotI recommend the services…
I recommend the services of ImmoPourExpat because they can enable you to train in property investment in France and benefit from support and unprecedented advice specific to non-residents. I personally managed to considerably reduce the down payment I made in my investment thanks to their advice.
JDJo DupuyLuxembourg, 6 December 2023Read the review →TrustpilotQuality support and great follow-up with Vincent
A big thank you to Vincent for his quality support throughout my project with IPE. He proved to be extremely available, attentive and full of good advice lors de toutes nos démarches (notamment dans le suivi rigoureux avec l'étude notariale). Même si le projet n'a malheureusement pas pu aboutir à cause du financement bancaire, l'implication de Vincent a été irréprochable du début à la fin. Un professionnel de confiance que je recommande sans hésiter !
Xavier HeriatUnited Kingdom, 2 July 2026Read the review →TrustpilotIPE - I recommend 100%!!!
IPE provided a great experience for a first time in property. Their advice, professionalism and responsiveness make them a very serious organisation to help new buyers. I strongly recommend the IPE team for any property investment.
Paul QuenetSingapore, 21 May 2026Read the review →TrustpilotI discovered Frédéric’s support…
I discovered Frédéric’s support programme at the start of this year 2024 and it was a very pleasant surprise. Frédéric gave me a boost and gives you the keys as an expat. Thanks again :)
Mauréna GrossetSwitzerland, 12 June 2024Read 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 Luxembourg?
From Luxembourg, our members bought near the border, in Moselle, to let to cross-border commuters, or further away for yield, as in Toulon with a seasonal rental.
Near LuxembourgSophie’s project
ToulonJoseph’s projectThionvilleThe project of Amine, who lives in Dubai
Montigny-lès-MetzThe project of Camille, who lives in Switzerland
ReimsThe project of Anne-Claire, who lives in Dubai
AmiensThe project of Axelle, who lives in the United Kingdom
Near LyonThe project of Lois, who lives in the Netherlands
NantesThe project of Yanis, who lives in DenmarkOur 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 Luxembourg
The benefits for you of investing in France from Luxembourg
Your advantages
The advantages for you of investing in France from Luxembourg
What a purchase in France brings you when you live in Luxembourg, and what you need to meet to benefit from it.
A salary in euros
- No exchange-rate risk for the bank: it is an asset for your application.
- Condition: Have stable income in Luxembourg.
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.
7.5% social contributions
- Instead of 17.2% or 18.6% for a non-resident from a country outside Europe.
- Condition: Be affiliated to Luxembourg social security, and not dependent on any French scheme.
No tax representative on resale
- Luxembourg is in the European Union: the sale takes place without a representative, and the former main residence can be exempt.
- Condition: Sell by 31 December of the year following your departure at the latest, for the exemption.
How do you finance a purchase in France from Luxembourg?
French banks apply the HCSF standard to Luxembourg residents: a 35% debt-to-income ratio, insurance included, and a term of 25 years at most. Your income in euros spares them the currency risk, but not all of them accept non-residents, and some ask for a very high down payment. The choice of banks and the way the application is presented make the difference.
How much can you borrow? Your income in euros is counted at 100%: leave the share counted at 100%.
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 Luxembourg?
| In France | In Luxembourg | |
|---|---|---|
| Rents | Taxed in France: progressive scale with at least 20% up to €29,579, then 30% (2025 income), plus 7.5% social contributions if you are affiliated in Luxembourg. | Exempt, but taken into account to set the rate of your Luxembourg tax. |
| Capital gain on resale | Taxed in France: 19% plus 7.5% social contributions, with allowances from the 6th year; no tax representative. | Exempt. |
| Wealth | IFI if your net French property wealth exceeds €1.3 million. | No wealth tax for individuals. |
| Inheritance | No treaty: France taxes your French real estate. | Luxembourg does not tax property located abroad. |
If you buy through a French SCI subject to income tax, Luxembourg no longer exempts: it taxes this income and deducts French tax. The €150,000 exemption on the capital gain and the exemption for a former main residence sold after departure remain open, under conditions.
France Luxembourg 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 Luxembourg: with a French SCI subject to income tax, rents are no longer exempt in Luxembourg. They are taxed there, with a credit for French tax.
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 Luxembourg, affiliated to Luxembourg social security (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 (7.5%)450 €
Total paid in France€1,650 per yeari.e. €138 a month, 13.8% of rents
You keep €10,350Tax €1,200Social contributions €450
In Luxembourg: €0. The rents are used only to set the rate of your Luxembourg tax.
Without affiliation to a European, Swiss or British social security system, social contributions would rise to €1,116, i.e. €2,316 in total.
Run the numbers for your property. Choose “affiliated to the social security of an EU country” and “European Union” in the calculators.
What must you declare in Luxembourg?
An employee with only one employer in principle has no return to file in Luxembourg. But as soon as you receive more than €600 a year of income not subject to withholding, foreign income included, the return (Form 100) becomes mandatory: your French rents appear on it, even if they are exempt, for the calculation of the rate. It must be filed by 31 December of the following year at the latest.
How do you open a bank account in France from Luxembourg?
A French bank can open an account for you even if you live in Luxembourg. If it refuses, and you have no account in France, the Banque de France can designate a bank that will be required to open one for you (right to a bank account).
How ImmoPourExpat supports you from Luxembourg
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–Luxembourg tax treaty on impots.gouv.fr, BOFiP, administration des contributions directes, guichet.lu). 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 Luxembourg
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 Luxembourg resident get a mortgage in France?
Yes. French banks finance Luxembourg residents, with the 35% debt-to-income standard and 25 years maximum. Your income in euros is an asset, but not all banks accept non-residents.
I am a cross-border worker: does this apply to me?
No, if you live in France and work in Luxembourg: you are a French tax resident and taxed as such on your rents. This page is aimed at people who live in Luxembourg.
Are my French rents taxed twice?
No, if you hold the property directly. They are taxed in France; Luxembourg exempts them but takes them into account to calculate the rate of your Luxembourg tax.
How much social contributions does a Luxembourg resident pay?
7.5% (the solidarity levy) if you are affiliated to Luxembourg social security and not dependent on any French scheme. Otherwise, 17.2% on unfurnished rental and 18.6% on furnished rental.
Do I need a tax representative to resell?
No. As Luxembourg is in the European Union, the sale does not require a tax representative.
A conversation to move your project forward
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100% personalised
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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