You live in the United Kingdom and are considering investing in French real estate? Between Brexit, pound sterling volatility, and specific tax rules, you may be wondering whether this is the right time. Good news: investing in France from England remains not only possible, but can be particularly wise in 2026. The £/€ exchange rate is fluctuating around €1.14-€1.15 per pound, while the French market offers a level of stability that the UK market is struggling to guarantee. Discover the opportunities, financing conditions, and key factors for making your cross-Channel real estate project a success.

Why investing in France from the United Kingdom remains attractive

The post-Brexit context has created unexpected opportunities. Contrary to initial concerns, the French real estate market has not closed its doors to Britons. On the contrary, the 300,000 French nationals living in the United Kingdom now represent an active client base looking to secure their assets in France.

A UK property market under pressure

The United Kingdom is going through a marked period of uncertainty. Since Brexit, the pound sterling has lost around 25% of its value against the euro, falling from a peak of €1.40 in 2015 to around €1.14-€1.15 in early 2026. 

The UK property market is also showing concerning signs of volatility. After a surge in prices during the pandemic, the market has slowed significantly since late 2022. One aggravating factor: unlike France, where borrowing is mostly at fixed rates, 2.2 million UK households hold mortgages indexed to the Bank of England base rate, exposing them directly to sharp interest rate increases.

France: a safe-haven market in Europe

In the face of this instability, French real estate offers concrete advantages:

• Market stability: Less volatility than London or Manchester

• Rental yield: Between 3% and 6% depending on the city, with sustained rental demand

• Diversification: Spreading assets across two currencies (£ and €)

• Quality of life: Preparing for a return to France or retirement in the sun

According to market data, French expatriates in the United Kingdom increased their Paris investments by 10% in 2022, mainly in the pied-à-terre and primary residence segments.

Brexit and property ownership: what changed (and what did not)

First reassuring certainty: nothing prevents a UK resident from buying in France. Nationality has never been an exclusion criterion. What matters is your tax residency status, which determines your taxation.

What remains the same

Britons retain full acquisition rights:

• Free purchase of real estate (primary residence, second home, rental investment)

• Access to the same types of properties as French residents

• No quota or geographic restrictions

• Ability to rent out the property (unfurnished or furnished)

What has evolved with Brexit

A few administrative adjustments have appeared since January 2021:

90/180-day rule: If you own a second home in France without being a French tax resident, you may not stay there more than 90 days in any 180-day period without a visa. This rule only concerns stays, not ownership itself.

Banking formalities: Some French banks may request additional guarantees from UK residents when granting mortgages. The required personal contribution is often higher (30% to 40% versus 10-20% for residents).

Fund transfers: International transfers remain smooth, but check the banking fees applied by your UK bank when transferring funds back to France.

⚠️ Important: Do not confuse nationality with tax residency. A French national living in London is considered a non-French tax resident, with the same obligations as a Briton investing in France.

To avoid the classic pitfalls of investing from abroad, see our guide Investing in France as an Expat: The 10 Fatal Mistakes to Avoid.

Financing your investment: conditions for UK residents

Obtaining a French real estate mortgage from the United Kingdom is possible, but requires careful preparation. Traditional French banks lend to non-residents, but with stricter criteria than for residents. Good news: thanks to Invexa’s specialized banking partners, you can secure far more favorable terms.

Traditional banking criteria

French institutions assess your application based on several parameters:

Debt capacity: Your debt-to-income ratio must not exceed 35% of your net income, including existing mortgage payments. Be careful: French banks generally do not include annual bonuses when calculating your regular income.

Personal contribution: While traditional banks often require 30% to 40% of the purchase price for non-residents, Invexa negotiates terms with its banking partners comparable to those for French residents: between 10% and 20%. This contribution covers notary fees (around 7-8% for existing properties) and part of the purchase price.

Income domiciliation: Some banks require part of your income to be paid into a French account. Salary or savings domiciled in France significantly strengthens your file.

Two financing strategies

Option 1: Borrow in France with Invexa partners

• Advantage: Fixed rate over 15-25 years (currently between 3.15% and 3.65%)

• Major advantage: Reduced contribution of 10-20% thanks to the specialized banking network

• Advantage: Full support in structuring your file

Option 2: Borrow in the United Kingdom

• Advantage: Easier access if you already have a strong banking relationship

• Disadvantage: Rates are often indexed, with £/€ exchange risk

💡 Good to know: A broker specialized in expatriate financing can save you 6 to 12 months on your project and negotiate better terms. At Invexa, our banking partners are highly familiar with UK expat files and accept 10-20% contributions, i.e., 2 to 3 times less than traditional banks.

To explore specific conditions in depth and discover how Invexa facilitates your financing, read our detailed guide: French Expat Real Estate Mortgage: Complete Guide 2025.

Do not forget mortgage protection insurance, which is often more complex to arrange from abroad. Find all our advice in Expat Mortgage Protection Insurance: Complete Guide 2025.

Franco-British taxation: optimize your tax position

Taxation for French non-residents differs significantly from that of residents. Good news: the tax treaty between France and the United Kingdom avoids double taxation. Your French rental income will be taxed in France, then credited in the UK.

Tax rates on rental income

As a non-resident receiving rents in France, you are subject to a minimum rate of 20% on your net rental income. This rate can rise to 30% if your rental income exceeds €29,579 per year.

You may opt for taxation at the average rate, calculated on all your global income. This option is generally more advantageous if you have high income in the United Kingdom.

Social charges: pay attention to the nuances

Social charges apply at a rate of 17.2%. However, thanks to the post-Brexit EU-UK agreement, if you contribute to the UK social security system, you may benefit from a reduced rate of 7.5% (solidarity levy).

Important: You must declare your situation to the tax authorities in both countries to benefit from this negotiated rate.

Ownership structures: personal name or SCI?

Ownership in personal name: Administrative simplicity but maximum tax exposure. Recommended for a first straightforward rental investment.

SCI (Société Civile Immobilière): Provides advantages for estate transfer planning and may optimize taxation depending on your situation. The SCI can be subject to income tax (IR) or, by option, corporate tax (IS).

To decide which structure best fits your project, read our full article: SCI for Expats: Optimizing Your French Real Estate Assets.

📋 Tax checklist:

• Check the application of the Franco-British tax treaty

• Choose between the 20% minimum rate or average rate

• Declare in both countries to benefit from the reduced social charges rate

• Assess the relevance of an SCI based on your overall assets

For a full breakdown of rates and tax obligations, see: Tax Rates on Rental Income for Non-Residents: Complete Guide 2025.

Managing your property from London

Distance should not be an obstacle, provided you organize your investment management effectively. Several solutions exist to manage your property with peace of mind from the United Kingdom.

Power of attorney: your ally for the purchase

For acquisition formalities (signing at the notary, key handover), you can grant power of attorney to a trusted person in France. This power of attorney, authenticated by a notary or the French consulate in London, allows them to sign the deed of purchase on your behalf.

Cost: Between €50 and €150 depending on the institution. A small investment that saves you multiple return trips.

Professional rental management

Entrusting management to a specialized real estate agency is the most secure solution for a rental investment:

• Tenant search and selection

• Drafting leases and move-in/move-out inspections

• Rent collection

• Claims handling and maintenance work management

• Tax filings (some agencies offer this service)

Cost: Between 6% and 10% of rent excluding VAT. Deductible from your rental income.

Digital tools and remote monitoring

Modern agencies offer online client portals where you can track in real time:

• Rent payments

• Rental documents (leases, receipts)

• Technical interventions

• Financial reporting

Some neobanks also facilitate management of financial flows between the United Kingdom and France, with competitive exchange fees.

✅ Good to know: Prioritize an agency with strong local expertise and verifiable references. A good property manager can improve your net profitability by 1 to 2 points by optimizing occupancy rates and negotiating works.

Conclusion

Investing in France from England in 2026 combines economic opportunity with asset security. The favorable £/€ exchange rate makes French real estate more accessible, while the stability of the French market contrasts with UK volatility. Certainly, Brexit has added some formalities, but no legal barrier prevents your project.

Two keys to success: anticipate banking criteria and structure your tax position from the outset by leveraging the Franco-British treaty. With Invexa, you benefit from a reduced 10-20% contribution (vs. 30-40% elsewhere) thanks to our banking partners specialized in UK expat files. Remote management, once complex, is now made easier through high-performing professionals and digital tools.

At Invexa, we support UK-based expatriates every day with their French real estate projects. From financial structuring to rental management, we handle every stage so you can invest with confidence, wherever you are.

Ready to make your project a reality? Contact our Invexa experts for a free initial discussion and discover how to finance with only a 10-20% contribution.