You have just acquired an apartment in Lyon and are living in Singapore. Congratulations!
But now, there's a question keeping you up at night: how do you manage your property from 10,000 kilometers away? With tenants to find, rents to collect, and leaking faucets at 3 AM, managing rental properties from abroad can quickly turn into a nightmare.
The good news? Digital solutions have revolutionized property management for expats. Gone are the days when you had to rely on an available uncle or take multiple trips to France. Today, you can manage your investment from your smartphone with the same efficiency as a Parisian landlord.
In this guide, you'll discover how to choose between traditional and digital agencies, the real costs of 2025, the right type of rental to minimize constraints, and the tax specifics not to be missed.
Digital Agency vs Traditional: Which Choice for the Expat?
Distance changes everything. When you live in Tokyo or Dubai, a neighborhood agency with 9 AM-6 PM hours loses much of its appeal. Online rental management agencies have been designed precisely for your situation.
The Advantages of Digital Agencies
Interface accessible 24/7. You can check the status of your collections, tenant requests, or the latest invoices from your personal space, regardless of time zone differences. Platforms like Oqoro, Manda, or ClickandRent offer mobile apps with real-time notifications.
Reduced costs by 30 to 50%. According to a study by Capital, digital agencies charge between 3.9% and 5% of rents compared to 7 to 10% for traditional agencies. On a rent of €1,200/month, this represents savings of €48 to €72 monthly, or €576 to €864 annually.
Identical, or even superior services. Online agencies offer the same range of services as physical agencies:
Tenant search and selection (solvency check)
Lease drafting and inventory of fixtures
Rent collection and automatic reminders
Repairs management with a network of craftsmen
Simplified tax declarations
The Comparative Table 2025
Criterion | Digital Agency | Traditional Agency |
Management fees | 3.9-5% including taxes | 7-10% including taxes |
Rental setup fees | 75% of one month rent | 100% of one month rent |
GLI (Unpaid Rent Guarantee) | 2.5-3% | 2.5-3% |
Interface access | 24/7 mobile | Office hours |
Geographical area | National | Local |
💡 Note: For an expat, the digital agency combines three decisive advantages: competitive rates, permanent accessibility, and real-time tracking without travel.
What Does Property Management Really Cost in 2025?
Let's talk concrete numbers. Beyond displayed percentages, property management creates several expense items you should anticipate in your budget.
Monthly Management Fees
2025 range: Between 3.9% and 10% including taxes of rents including charges. For an apartment rented at €1,000/month:
Digital agency (4%): €40/month or €480/year
Traditional agency (8%): €80/month or €960/year
⚠️ Warning: Some agencies apply a monthly minimum (€30-50), which can be detrimental for small areas. Check this clause before signing.
Ancillary Costs to Anticipate
Rental setup and tenant search: Between 75% and 100% of one month rent. This service includes ad dissemination, visits, tenant file creation, and lease drafting.
Unpaid Rent Guarantee (GLI): 2.5 to 3% of monthly rents. Essential for an expat, this insurance covers unpaid rents up to €90,000-€120,000 depending on contracts, plus litigation costs (€10,000-€18,000).
Inventory of fixtures: Usually included in rental setup fees, but some providers charge separately (€50-150 per inventory).
Tax Deductibility Changes Everything
Good news: These costs are deductible from your rental income if you are on the actual regime.
To understand complete tax optimization, consult our guide on non-resident rental income tax rates.
Furnished or Unfurnished Rental: The Right Choice from Afar
Your choice directly impacts management complexity and your taxes. From abroad, some parameters weigh more heavily in the balance.
Why Furnished Simplifies the Expat's Life
Turnover managed by the agency. In furnished rentals, tenant notice is reduced to 1 month (compared to 3 months in unfurnished). While this increases rotation, your agency handles everything: ads, visits, selection of the new tenant. You don't have to return to France.
LMNP tax advantage. The Non-Professional Furnished Rental status allows you to amortize furniture and deduct more expenses than in unfurnished rentals. For a non-resident, this can significantly reduce the taxable base.
Rents higher by 10 to 20%. At equivalent surface, furnished rentals go for more, largely offsetting the slightly higher management fees.
✅ Good to know: The mobility lease (1 to 10 months, no deposit) attracts young professionals on temporary assignments. For an expat considering a return to France in 2-3 years, it's a flexible option that facilitates recovering the property.
When to Favor Unfurnished Rentals
Maximum stability. If you are looking for a long-term tenant (3-6 years) with little rotation, unfurnished rental remains relevant. The 3-year lease offers more income security.
Property transmitted empty. If you've already moved your furniture abroad and don't want to reinvest in furnishings, unfurnished avoids this initial expense (count €5,000-€15,000 to properly furnish).
Lesser administrative constraint. Declarative obligations are simpler in unfurnished rentals (possible micro-property regime up to €15,000 of annual income).
📋 Decision checklist: Opt for furnished if (1) you have available furniture, (2) you aim for maximum profitability, (3) your agency offers a complete service. Favor unfurnished if you seek stability and declarative simplicity.
Taxation: What Changes When You Are Abroad
Your non-resident tax status directly impacts your obligations. Even when living in New York, your French rental income remains taxable in France under specific rules.
The Declaration of Rental Income
Mandatory Form 2042-NR. Starting the year after your departure, you must use this form dedicated to non-residents, in addition to 2044 if you are on the actual regime. According to impots.gouv.fr, online declaration remains mandatory via your personal space.
Two taxation modalities:
Minimum rate:
20%up to €29,315 of 2024 income, then30%beyondProgressive scale: If you opt for the average rate by declaring your global income (often more advantageous)
Adjusted Social Contributions
Variable rate depending on your affiliation. Non-residents affiliated with a European social security scheme (EEE or Switzerland) benefit from a CSG/CRDS exemption but remain subject to the solidarity levy of 7.5%.
For other expats, social contributions amount to 17.2% (CSG, CRDS, social levy).
⚠️ Warning: Tax treaties between France and your country of residence may modify these rules. Always check your specific situation with an accountant specialized in expats.
Strategic Tax Optimization
Recommended actual regime. Even if your rental income is less than €15,000, the actual regime allows you to deduct:
Rental management fees and agency fees
Mortgage interest
Maintenance and renovation work
Property tax and co-ownership charges
This deduction can turn a positive taxable result into a reportable property deficit, drastically optimizing your tax burden.
To delve deeper into optimization strategies for expats, check out our article on the SCI for expats.
The 5 Criteria for Choosing Your Manager
Not all agencies are created equal. Here are the discriminatory criteria for a demanding expat.
1. High-Performance Digital Interface
Test the platform before signing. Request a demo of the owner space: can you check collections in real-time? Download tax documents? Communicate with the tenant? An obsolete or slow interface quickly becomes a nightmare to manage from abroad.
2. Total Price Transparency
Demand a detailed quote mentioning all fees: monthly management (including taxes with any minimum), rental setup, inventory, GLI, litigation fees. Beware of offers that are too attractive which hide extras.
3. Unpaid Rent Guarantee Included or Clear Option
The GLI is your safety net. Some agencies include it in their package (rare), others offer it as a transparent option. Verify guarantee caps (€90,000 minimum) and coverage of damage (€10,000 desirable).
4. Local Network of Responsive Artisans
Request references. A water leak can't wait 48 hours. Does the agency have partners with plumbers, electricians, locksmiths on call? Online customer reviews often reveal this critical point.
5. Automated Monthly Reporting
Every month, you should receive:
Rent receipt sent to the tenant
Summary of receipts and charges
Record of technical interventions
Tracking of your owner account
This reporting should be accessible 24/7 on the platform, without having to send an email to get the information.
💡 Tip: Favor agencies offering a trial period or satisfaction/money-back guarantee for the first few months. It shows their confidence in their service.
Conclusion: Delegate Comfortably, Invest Wisely
Two certainties if you're an expat owner: managing alone from abroad is fraught with challenges, and delegating to a good professional turns this constraint into peace of mind.
Digital agencies have changed the game with rates halved and 24/7 accessibility. By combining the right type of rental (often furnished for its flexibility), optimized taxation under the actual regime, and a competent manager, you oversee your French assets as serenely as if you lived in Paris.
At Invexa, we daily help expats secure their French real estate investment. From acquisition to optimized property management, our specialized expertise in non-residents helps you save time and maximize your profitability. For a personalized audit of your project, our advisors are at your disposal.
Your French real estate can become a profitable and stress-free asset. Provided you choose the right partners from the start.
