France Property Capital Gains Tax Calculator (Plus-value immobilière)

About the France Property Capital Gains Tax Calculator (Plus-value immobilière)

Work out the tax on a gain from selling property in France (plus-value immobilière) as a resident individual: a second home, a rental flat, land. The calculator takes the sale price less selling costs, takes off the purchase price raised by acquisition costs — 7,5 % flat or actual — and works — 15 % flat after five years, or actual — and counts the full years you held it to apply the holding-period allowances, which are not the same for income tax and for social levies.

It then charges 19 % income tax, 17,2 % social levies and, when your taxable gain is above 50 000 €, the surtax on high gains, and shows what is left from the sale. Co-owners and spouses are taxed on their own share. Nothing you type leaves your browser. Without a pass the page shows a free preview of your own result: the tax on the gain, with the first rows of each table, while every other figure stays hidden until you unlock it with a Pro pass.

The gross gain

The gross gain is the sale price less the acquisition price (Service-Public). From the sale price come off the selling costs you paid and can justify. The acquisition price is the price in the deed, or for a gift or inheritance the value used for the duties, raised by:

• acquisition costs: for a purchase, a flat 7,5 % of the price or the actual notary fees and transfer taxes; for a gift or inheritance, only the duties and deed costs actually paid;
• works of construction, extension or improvement: the actual amount with invoices, or for built property held more than five years a flat 15 % of the purchase price, without having to prove the works (BOFiP).

The holding-period allowances

The years are counted in whole periods of twelve months from the deed of purchase (for an inheritance, the death; for a gift, the deed) to the sale (BOFiP).

• Income tax: nothing for the first five years, 6 % a year from the 6th to the 21st and 4 % for the 22nd: exempt after 22 years.
• Social levies: 1,65 % a year from the 6th to the 21st, 1,60 % for the 22nd and 9 % a year from the 23rd: exempt after 30 years.

After 10 years, for example, 30 % comes off for income tax and 8,25 % for social levies.

The rates and the surtax on high gains

The taxable gain pays 19 % income tax and 17,2 % social levies — the rate for property gains, lower than the general rate on investment income (Service-Public). When a seller’s taxable gain for income tax is above 50 000 €, a surtax applies to the whole of it, from 2 % to 6 % with a smoothing just above each threshold (BOFiP):

• 50 001 € to 60 000 €: 2 % × gain − (60 000 € − gain) × 1/20;
• 60 001 € to 100 000 €: 2 % × gain;
• 100 001 € to 110 000 €: 3 % × gain − (110 000 € − gain) × 1/10;
• 110 001 € to 150 000 €: 3 % × gain;
• 150 001 € to 160 000 €: 4 % × gain − (160 000 € − gain) × 15 %;
• 160 001 € to 200 000 €: 4 % × gain;
• 200 001 € to 210 000 €: 5 % × gain − (210 000 € − gain) × 20 %;
• 210 001 € to 250 000 €: 5 % × gain;
• 250 001 € to 260 000 €: 6 % × gain − (260 000 € − gain) × 25 %;
• above 260 000 €: 6 % × gain;

The surtax does not apply to building land.

Exemptions

The main residence on the day of the sale is exempt, with its dependencies sold with it, and so is a sale price of 15 000 € or less — for property you own with others, spouses included, the threshold is read on your own share of the price (BOFiP). Other exemptions exist under conditions — the first sale of a home other than the main residence when the money buys your main residence within two years, some pensioners and people with a disability card under an income limit, sales to social housing — and your notaire checks them (Service-Public). Buying and selling costs at the time of the purchase are what the France Notary Fees Calculator works out.

Limitations

• For residents of France selling property they own directly. Non-residents, property held through a company (SCI), shares in property companies and furnished rentals’ depreciation added back are not covered.
• Exemptions other than the main residence and sales of 15 000 € or less are described but not applied.
• Property split between usufruct and bare ownership (démembrement) is not covered; there the 15 000 € threshold is read on the value of the whole property.
• Unticking Built property means building land. Other land, such as farmland, gets no 15 % flat rate for works but can still pay the surtax on high gains: that case is not covered.
• Losses on other sales are not set against the gain.
• An estimate from the published rules, not tax or legal advice: the notary’s declaration decides.

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