Are you living in Singapore and looking to invest in French real estate? With complex financing, non-resident taxation, and remote management, this project requires solid preparation. Here's everything you need to know to successfully invest from the city-state.

Why invest in France from Singapore in 2025?

The French community in Singapore is growing rapidly. With around 12,000 to 15,000 French nationals officially registered (and probably 25,000 to 30,000 in total, according to the French Embassy), many consider returning to France or wish to diversify their assets in the country.

The French real estate market currently offers attractive opportunities for expatriates. After three years of decline, prices are stabilizing in 2025 with a slight recovery (+0.8% nationwide). Interest rates for mortgages range from 3% to 3.3% for 20-25 year mortgages, well below the peaks of 2023.

Favorable context for rental investment: The average gross yield reaches 5.2% in 2025 compared to 4.6% in 2022, driven by an 8% increase in rents and a 4.9% drop in prices over the same period. Paris now shows a yield of 4.1% (compared to 3.3% in 2022), with an average price stable around 9,540 €/m².

Advantages for French residents in Singapore:

• Asset diversification: Protect a part of your savings in euros

• Preparation for return: Anticipate your future primary residence

• Additional rental income: Generate passive income in France

• Easy transmission: Building a heritage for your children

• Protection against inflation: Real estate remains a tangible safe haven

💡 Keep in Mind: The France-Singapore tax treaty avoids double taxation and facilitates cross-border investments for Singaporean residents.

Real estate in your overall wealth strategy

While rental real estate is a pillar, it is not your only investment option from Singapore. A balanced wealth strategy can combine:

• Rental real estate: Regular income and capital appreciation (5-6% overall return)

• SCPI: Real estate without management (4-5.5% return)

• Luxembourg life insurance: Attractive tax regime for expatriates, stock/bond diversification

• Investment savings plan or securities account (PEA): Access to financial markets (if you maintain your French tax residence)

Real estate ideally represents 40-60% of a diversified portfolio, depending on your risk profile. To explore complementary financial investments, consult a wealth management advisor specialized in expatriates.

Obtaining real estate financing as a non-resident

First reality: obtaining a mortgage from Singapore is more demanding than being a French resident. Banks consider non-residents as higher-risk profiles.

Bank criteria for non-residents

Required personal contribution: Traditional banks generally require between 30% and 40% of the purchase price for non-residents. This contribution must cover notary fees (approximately 7-8% for existing property) and a substantial portion of the price.

However, Invexa negotiates with its banking partners for conditions comparable to French residents: a contribution of only 10% to 20% of the total amount. This difference represents tens of thousands of euros in savings and makes investment accessible to more expatriates.

Documents to prepare:

• Three most recent months of income statements (pay slips)

• Most recent tax assessments (French and Singaporean)

• Most recent three months of bank statements

• Identification and proof of residence in Singapore

• Employment contract or professional status

• Bank certificate (savings capacity)

Debt capacity: Banks apply a maximum debt ratio of 35% of your net income, including current charges. According to impots.gouv.fr, your Singaporean-sourced income is taken into account but may be subject to a cautious conversion coefficient.

Steps of the remote purchase journey

1. Preparation (2-3 months before) → Financing file compilation, obtaining bank's preliminary agreement

2. Research (1-2 months) → Property identification, virtual and physical visits (if possible during a stay)

3. Purchase offer (48-72 hours) → Price negotiation, drafting the offer with conditional clauses

4. Sale Agreement (7-10 days post acceptance) → Notarial signing (possible by proxy), payment of 5-10% deposit

5. Financing (30-45 days) → Obtaining the final mortgage offer, withdrawal period

6. Authentic Act (90 days after agreement) → Final notarial signing, key delivery

⚠️ Note: Plan at least one trip to France for property visits or provide a notarized proxy for signings. The proxy costs about €100-150 and can be established at the French Consulate in Singapore.

Strategies to maximize your chances

Prepare your file in advance. Compile it 2-3 months before your property search to save time during negotiations. A solid file positions you as a serious buyer.

Opt for expatriate-specialized brokers. They know the banks accustom to non-resident files and can negotiate better terms. Invexa specifically assists expatriates in this process with a network of suitable banking partners.

✅ Good to know: The average processing time for a non-resident file is 4 to 6 weeks, compared to 2-3 weeks for a resident. Anticipate these delays in your acquisition timeline.

Understanding taxation: France and the treaty with Singapore

Taxation for non-residents differs from that of French residents. You must declare your French-sourced income while respecting your tax obligations in Singapore.

France-Singapore tax treaty: what you need to know

The tax treaty signed in 2015 between France and Singapore prevents double taxation. French-sourced real estate income is taxable in France, but Singapore generally grants a tax credit to avoid double taxation.

In concrete terms: you pay tax in France, then declare this income in Singapore where an exemption or tax credit mechanism applies, depending on your personal situation.

Taxation of rental income for non-residents

Minimum tax rate: As a non-resident, you are subject to a 20% minimum rate for incomes up to €29,315 and 30% above, according to Service-Public.fr. These rates apply if the progressive scale would be less favorable to you.

You can request the application of the average rate calculated on all your global incomes if it is more advantageous. This option requires declaring your Singaporean income to the French tax authorities.

Social contributions: French real estate income is subject to social contributions at the rate of 17.2% (CSG, CRDS, solidarity levy). However, if you are affiliated with the Singaporean social security system, you may be exempt from CSG/CRDS but remain subject to the solidarity levy of 7.5%.

To benefit from this partial exemption, you must provide a proof of affiliation to the Singaporean system to the French Non-Resident Tax Service.

Comparison of tax regimes by type of rental

💡 Note: The LMNP status (Non-Professional Furnished Renter) in furnished rentals provides the most advantageous taxation due to property amortization, which can neutralize tax for 10-15 years. For more information, see our complete guide to real estate rental tax rates for non-residents.

Tax declaration: instructions

Annual mandatory declaration: You must file an annual income declaration n°2042-NR with the French Non-Resident Tax Service. Online declaration is mandatory if you have internet access.

Deadlines: The declaration deadlines are generally in May-June for non-residents. Check impots.gouv.fr each year to know the exact dates.

Withholding tax: Your real estate income falls under withholding tax in the form of monthly or quarterly payments, directly collected by the tax administration.

Real Estate Wealth Tax (IFI)

If your net French real estate assets exceed €1.3 million, you are liable for IFI, subject to the terms of the tax treaty. This tax applies to the net value of your real property (value - debts).

Best investment strategies for Singapore expatriates

Not all types of investments are equal when living 10,800 km from your property. Here are the most suitable strategies for Singapore expatriates.

Testimony: Laurent, 42, CFO in Singapore