Are you living in the UK and considering investing in French real estate? With Brexit, the volatility of the pound sterling, and tax specifics, you might wonder if it's the right time. Good news: investing in France from England is not only possible but can be particularly wise in 2025. The exchange rate £/€ fluctuates around 1.13-1.15€ per pound, while the French market offers stability that the British market struggles to guarantee. Discover opportunities, financing conditions, and keys to successfully executing your cross-Channel real estate project.
Why investing in France from the UK remains attractive
The post-Brexit context has created unexpected opportunities. Contrary to initial fears, the French real estate market has not closed its doors to the British. On the contrary, the 300,000 French nationals established in the UK now represent an active clientele seeking to secure their heritage in France.
A British real estate market under pressure
The UK is experiencing a period of marked uncertainty. Since Brexit, the pound sterling has lost about 25% of its value against the euro, dropping from a peak of 1.40€ in 2015 to around 1.13-1.15€ in October 2025.
The British real estate market also shows worrying signs of volatility. After a price boom during the pandemic, the market has significantly slowed since the end of 2022. An aggravating factor: unlike France, where mortgages are mostly at fixed rates, 2.2 million British households hold loans indexed to the Bank of England's base rate, exposing them directly to sharp rate increases.
France: a safe haven in Europe
Faced with 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 cities, with strong rental demand
Diversification: Spread your assets between two currencies (£ and €)
Quality of life: Prepare for a return to France or a sunny retirement
According to market data, French expatriates in the UK increased their investments in Paris by 10% in 2022, mainly in the pied-à-terre and primary residence segments.
Brexit and property ownership: what has changed (and what hasn't)
First reassuring certainty: nothing prevents a British resident from buying in France. Nationality has never been an exclusion criterion. Only your tax residence status, which determines your taxation, matters.
What remains unchanged
Britons retain all acquisition rights:
Free purchase of real estate (primary residence, secondary, rental investment)
Access to the same types of property as French residents
No quotas or geographical restrictions
Possibility to rent the property (unfurnished or furnished)
What has evolved with Brexit
Some administrative adjustments have appeared since January 2021:
90/180 day rule: If you own a secondary residence in France without being a tax resident, you cannot stay more than 90 days over any 180-day period without a visa. This rule concerns stays only, not the property itself.
Banking formalities: Some French banks may require additional guarantees from British residents for the granting of loans. The required down payment is often higher (30 to 40% compared to 10-20% for residents).
Funds transfers: International transfers remain smooth, but check bank fees applied by your UK bank when repatriating funds to France.
⚠️ Attention: Do not confuse nationality and tax residence. A French person living in London is considered a non-French tax resident, with the same obligations as a Brit investing in France.
To avoid the classic pitfalls of investing from abroad, consult our guide Investing in France Expatriate: The 10 Fatal Mistakes to Avoid.
Financing your investment: conditions for UK residents
Obtaining a French real estate mortgage from the UK is possible but requires meticulous 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 obtain much more advantageous conditions.
Traditional banking criteria
French institutions evaluate your application based on several parameters:
Debt capacity: Your debt ratio must not exceed 35% of your net income, including mortgage charges. Be careful, French banks generally do not take annual bonuses into account in the calculation of your regular income.
Down payment: While traditional banks often require 30 to 40% of the acquisition price for non-residents, Invexa negotiates with its banking partners conditions comparable to French residents: between 10% and 20%. This deposit covers notary fees (about 7-8% in the old) and part of the acquisition price.
Income domiciliation: Some banks require the transfer of part of your income to a French account. A salary or savings domiciled in France significantly strengthens your application.
Two financing strategies
Option 1: Borrow in France with Invexa partners
Advantage: Fixed rate over 15-25 years (currently between 3.5% and 4.5%)
Major advantage: Reduced deposit of 10-20% thanks to the specialized banking network
Advantage: Comprehensive support for application assembly
Option 2: Borrow in the UK
Advantage: Easier access if you already have a solid banking relationship
Disadvantage: Often indexed rates, £/€ exchange risk
💡 Good to know: A broker specializing in expatriate financing can save you 6 to 12 months on your project and negotiate better conditions. At Invexa, our banking partners are very familiar with UK expatriate cases and accept deposits of 10-20%, which is 2 to 3 times less than traditional banks.
To learn more about specific conditions and discover how Invexa facilitates your financing, consult our detailed guide: French Mortgage for Expatriates: Complete Guide 2025.
Do not forget borrower insurance, often more complex to purchase abroad. Find all our advice in Expatriate Borrower Insurance: Complete Guide 2025.
Franco-British Taxation: optimizing your taxation
The taxation of French non-residents differs significantly from that of residents. Good news: the tax treaty between France and the UK avoids double taxation. Your French rental income will be taxed in France, and then this taxation will be credited in the UK.
Tax rate 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 €27,794 annually.
You can opt for taxation at the average rate, calculated on all of your worldwide income. This option is generally more advantageous if you have high income in the UK.
Social charges: be wary of subtleties
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 system, you can benefit from a reduced rate of 7.5% (solidarity levy).
Important: You must declare your situation to the tax administrations of both countries to benefit from this negotiated rate.
Ownership structures: in your name or an SCI?
Ownership in your own name: Administrative simplicity but maximum tax exposure. Recommended for a first simple rental investment.
SCI (Société Civile Immobilière): Offers advantages in terms of wealth transmission and can 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 suits your project, consult our complete article: SCI for Expatriates: Optimizing Your French Real Estate Wealth.
📋 Fiscal checklist:
Verify the application of the Franco-British tax treaty
Choose between minimum rate 20% or average rate
Declare in both countries to benefit from the reduced rate of social charges
Evaluate the interest of an SCI according to your overall wealth
For a complete breakdown of tax rates and obligations, consult: Tax Rates on Rental Income for Non-Residents: Complete Guide 2025.
Managing your real estate from London
Distance should not be a barrier, provided you organize the management of your investment effectively. Several solutions exist to easily manage your property from the UK.
Power of attorney: your ally for purchase
For acquisition formalities (notary signature, key handover), you can give a power of attorney to a trusted person in France. This power, authenticated by a notary or the French consulate in London, allows them to sign the purchase deed on your behalf.
Cost: Between €50 and €150 depending on the institution. A small investment that avoids multiple back-and-forth trips.
Professional rental management
Entrusting the management to a specialized real estate agency is the calmest solution for a rental investment:
Finding and selecting tenants
Drafting leases and conducting inventories
Collecting rent
Managing claims and maintenance work
Tax returns (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 spaces where you can follow in real-time:
Payment of rents
Rental documents (leases, receipts)
Technical interventions
Financial reporting
Some neobanks also facilitate the management of financial flows between the UK and France, with competitive currency exchange fees.
✅ Good to know: Choose an agency with strong local expertise and verifiable references. A good manager can improve your net profitability by 1 to 2 points by optimizing the occupancy rate and negotiating works.
Conclusion
Investing in France from England in 2025 combines economic opportunity and asset security. The favorable £/€ exchange rate makes French real estate more accessible, while the stability of the French market contrasts with British volatility. Sure, Brexit has added some procedures, but no legal barriers prevent your project.
Two keys to success: anticipate banking criteria and structure your taxation from the start, taking advantage of the Franco-British convention. With Invexa, you benefit from a reduced deposit of 10-20% (compared to 30-40% elsewhere) thanks to our specialized banking partners in UK expatriate cases. Remote management, once complex, is now facilitated by professionals and efficient digital tools.
At Invexa, we support UK-based expatriates daily in their French real estate projects. From financial assembly to rental management, we handle every step so that you can invest serenely, wherever you are.
Ready to realize your project? Contact our Invexa experts for a free initial consultation and find out how to finance with only 10-20% down.
