France has one of the highest global percentages of property owned by people not native to the country, with over three million French properties owned by non-French nationals. Although only 10% of non-French owned property is owned by non-EU citizens, the largest percentage of those properties is owned by British nationals, meaning any change to property laws or taxes in France is likely to affect thousands of Britons.
A French Law passed on 16th August 2012, forces all residents of the European Union and EFTA to pay social contributions of 15.5% on a capital gain arising from the sale of property. These charges are levied in addition to the existing 19% Capital Gains Tax applied to all sales since 17th August 2012. These contributions give no rights to social benefits in France however. Experts in the French property market were concerned the new charges could supress the French housing market in areas where non-French ownership of property was common. However, others stated French property law and tax rates change regularly, and many owners buy with the intention of not selling for a quick profit, and as such would not be overly bothered by the new social charges.
The opening of an infringement procedure against France by the European Commission, and the opinion issued by Advocate General Sharpston at the Court of Justice of the European Union (ECJ) means there is a high probability that the social security contributions on capital gains of French property is not compliant with the law of the European Union. This means that any sale completed on or after 17th August 2012 could have incurred 15.5% on the capital gain which the ECJ will regard as unlawful, and taxpayers in the EU outside France could claim a refund. This includes the 7,000 British nationals estimated to have sold property in France in 2014.
Under these conditions, a claim should be filed as early as possible with the tax authorities to preserve the rights of taxpayers and, should the ECJ decision and/or a change in French legislation be favourable, to obtain restitution of levies wrongly paid. While it may still be possible in certain specific circumstances to also claim for sale that occurred in 2012, the rules are still unclear and it is strongly advisable to file the claim by 31st December 2014 for sales completed in 2013.
Example 1
Date of purchase : 10.07.2004 Purchase price : €350 000
Date of sale : 15.12.2014 Sale price : €498 000
Gross capital gain |
€20 250 |
Net taxable gain |
€14 175 |
Capital Gains Tax |
€2 693 |
Social contributions |
€2 880 |
Example 2
Date of purchase : 10.07.2004 Purchase price : €980 000
Date of sale : 15.12.2014 Sale price : €1 350 000
Gross capital gain |
€149 500 |
Net taxable gain |
€104 650 |
Capital Gains Tax |
€19 884 |
Additional Tax on high capital gain |
€2 605 |
Social contributions |
€21 261 |
In the examples above, an EU taxpayer not resident in France would be eligible to claim the sum highlighted.
Contact us
If you think you may be eligible for this tax refund, please contact us so as to determine if you could qualify.
Guillaume Barlet is a London-based French lawyer (independent juriste), consultant and head of the French Desk at Cubism Law specialising in resolving issues and anticipating cross-border matters for private individuals. Guillaume has in-depth experience in French real estate, estate planning and taxation including the acquisition and sale of French properties. Guillaume can be contacted by email (guillaume.barlet@cubismlaw.com) or by telephone (0044 (0) 207 831 01 01).