Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
Buying property in France does not automatically grant you residency or citizenship, contrary to what many foreign investors believe.
While France offers several investment-based residency options through its Talent Passport program, these routes focus primarily on business investment and entrepreneurship rather than direct property purchase. As of June 2025, the minimum investment for the main business route is €300,000, and this must be invested in a French company, not real estate.
If you want to go deeper, you can check our pack of documents related to the real estate market in France, based on reliable facts and data, not opinions or rumors.
France does not offer a traditional Golden Visa program, and property ownership alone does not grant residency rights.
The country provides residency-by-investment options through the Talent Passport program, requiring business investments starting at €300,000 or business creation with €30,000 minimum investment.
| Investment Route | Minimum Investment | Residency Duration | Real Estate Qualifies? |
|---|---|---|---|
| Business Investor | €300,000 | 4 years (renewable) | No |
| Business Creation | €30,000 | 1-4 years (renewable) | No |
| Financially Independent | €16,000/year income | 1 year (renewable) | No |
| Property Purchase Only | Any amount | No residency granted | N/A |
| Path to Citizenship | After 5 years residency | Permanent | Integration required |
| Family Inclusion | Spouse + children under 18 | Same as main applicant | Yes (most routes) |
| Processing Time | 3-4 months typically | From application | All routes |
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
What types of visas or residency permits are available in France for property investors?
France does not offer specific visas or residency permits for property investors alone.
The country provides residency options through the Talent Passport program, which focuses on business investment, entrepreneurship, and financially independent individuals. The main categories available are the Business Investor route requiring €300,000 minimum investment in a French company, the Business Creation route with €30,000 minimum investment for starting a new business, and the Financially Independent Person visa requiring €16,000 annual income proof.
These permits are designed for active business engagement rather than passive property ownership. The Business Investor route requires at least 10% ownership of a French company and job creation commitments for four years. The Business Creation route demands a viable business plan and either a master's degree or five years of professional experience.
The Financially Independent Person visa allows you to live in France without working, but you cannot take up employment and must demonstrate sufficient financial resources. All these routes can include your spouse and children under 18 in the application.
It's something we develop in our France property pack.
Is there a Golden Visa or Citizenship by Investment program in France?
France does not offer a traditional Golden Visa or direct Citizenship by Investment program like Portugal or Spain.
Unlike neighboring countries, France has chosen not to implement a straightforward investment-for-residency scheme. Instead, the country operates a more complex system through the Talent Passport program that requires active business involvement rather than passive investment. This approach reflects France's preference for attracting entrepreneurs and business creators who will contribute to the economy through job creation and innovation.
The French system differs significantly from traditional Golden Visa programs because it emphasizes economic contribution rather than simple capital injection. You cannot obtain French citizenship directly through investment, regardless of the amount invested. Citizenship is only available through naturalization after five years of legal residency, and this process requires demonstrating French language proficiency and cultural integration.
The absence of a Golden Visa program means that wealthy individuals seeking European residency through property investment typically look to other EU countries like Portugal, Spain, or Greece instead of France.
Can buying real estate in France lead to residency or citizenship, and if so, how?
Buying real estate in France alone does not grant you residency or citizenship under any circumstances.
Property ownership and residency rights are completely separate legal matters in France. You can purchase any type of property as a foreign national without needing a visa or residency permit, but this ownership provides no path to legal residency. Many foreign buyers are surprised to learn that owning a €2 million Paris apartment does not give them the right to live in France beyond tourist visa limits.
However, property ownership can strengthen your application for other types of visas by demonstrating financial stability and ties to France. French immigration authorities view property ownership as evidence of genuine intention to establish roots in the country, which can be beneficial when applying for long-stay visas through business investment routes.
The only way to obtain residency is through the Talent Passport program's business investment categories, which require investing in French companies, not real estate. Real estate investments do not count toward the €300,000 minimum investment threshold for the Business Investor route.
If you want to live in France full-time, you must pursue residency through business investment or other qualifying routes while separately purchasing property if desired.
What is the minimum investment amount required to qualify through real estate or business?
| Investment Route | Minimum Amount | Investment Type |
|---|---|---|
| Business Investor (Talent Passport) | €300,000 | Direct investment in French company (minimum 10% ownership) |
| Business Creation/Entrepreneur | €30,000 | Capital for new business creation |
| Financially Independent Person | €16,000/year | Proven annual income (no business investment required) |
| Real Estate Investment | Not applicable | Does not qualify for residency |
| Company Ownership Requirement | 10% minimum | Must own at least 10% of invested company |
| Job Creation Requirement | Maintain for 4 years | Must create or protect jobs |
| Higher Ownership Alternative | 30% minimum | If investing through your own company |
What are the exact steps to apply for residency through investment in France?
The application process for French residency through investment follows a structured seven-step procedure.
First, determine your eligibility by choosing between the Business Investor route (€300,000 minimum), Business Creation route (€30,000 minimum), or Financially Independent Person route (€16,000 annual income). Each route has specific requirements regarding education, experience, and business plans.
Second, prepare comprehensive documentation including proof of investment funds with clear legal origin, criminal record certificates from all countries where you've lived, health insurance coverage, and a detailed business plan if pursuing business routes. The business plan must demonstrate viability, job creation potential, and economic benefit to France.
Third, submit your Talent Passport application at the French consulate in your home country. You cannot apply from within France on a tourist visa. The consulate will review your documentation and may request additional information or an interview.
Fourth, upon approval, receive your long-stay visa for entry into France. This visa serves as your temporary residence permit for the first year. Fifth, register with local authorities within three months of arrival and obtain your residence permit card from the local prefecture.
Sixth, fulfill your investment and job creation commitments for the required duration. For business investors, this means maintaining the €300,000 investment and job creation targets for at least four years. Seventh, after meeting all requirements, renew your permit or apply for permanent residency and eventually citizenship.
How long is the residency permit valid, and is it renewable?
French investment-based residency permits vary in validity depending on the specific route chosen.
The Talent Passport for Business Investors is valid for up to four years and is renewable as long as you maintain your investment commitments and job creation requirements. This represents one of the longer initial validity periods among European investment residency programs. The permit can be renewed indefinitely provided you continue meeting the program requirements.
The Business Creation route typically starts with a one-year permit that can be extended to four years based on business performance and compliance with the original business plan. The Financially Independent Person visa is valid for one year and renewable annually as long as you maintain the required income levels and do not take up employment in France.
Renewal requirements include maintaining the original investment amounts, demonstrating continued job creation or business operation, and showing integration into French society. After five years of continuous legal residency under any route, you become eligible to apply for permanent residency status.
Permanent residency removes the need for permit renewals and provides greater security, though you must still maintain physical presence in France to retain this status.
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Can I include my spouse and children in my application for French residency through investment?
Yes, you can include your spouse and children under 18 in your Talent Passport application for most investment routes.
Family inclusion is available for the Business Investor route, Business Creation route, and most other Talent Passport categories. Your spouse will receive the same residency status and validity period as the main applicant, and children under 18 are automatically included in the family application at no additional cost.
Included family members have the right to live, work, and study in France during the permit validity period. Your spouse can seek employment or start their own business without needing separate work authorization. Children can attend French schools and universities with the same benefits as French nationals.
However, family members must maintain their relationship to the main applicant to retain their residency status. If you divorce or children reach 18, they must apply for their own residency permits if they wish to remain in France. Adult children over 18 cannot be included in the original application and must pursue their own immigration routes.
The family inclusion benefit makes French investment residency particularly attractive for families seeking to relocate together to Europe while maintaining unified legal status.
Is there a path from residency by investment to permanent residency or French citizenship?
Yes, French investment-based residency provides a clear path to permanent residency and citizenship through the standard naturalization process.
After five years of continuous legal residency under any investment route, you become eligible to apply for permanent residency status. This requires maintaining physical presence in France for the majority of each year and demonstrating ongoing compliance with your original investment commitments. Permanent residency provides security and removes renewal requirements.
French citizenship becomes available after five years of residency through naturalization, but this process involves additional requirements beyond simple time in the country. You must demonstrate French language proficiency at B1 level, show knowledge of French history and culture, and prove integration into French society through community involvement, professional activities, or civic participation.
The naturalization process also requires demonstrating good moral character through clean criminal records and tax compliance. French authorities conduct interviews to assess integration and may require additional documentation proving your ties to France and commitment to French values.
Unlike some countries offering direct citizenship by investment, France requires genuine integration and cannot be bypassed through higher investment amounts. This reflects French emphasis on assimilation rather than simple economic contribution.
It's something we develop in our France property pack.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the requirements and conditions for the business investment route specifically?
The Business Investor route under the Talent Passport program has specific requirements that must be maintained throughout the permit validity period.
1. **Minimum Investment Amount**: You must invest at least €300,000 in fixed assets of a French company, either existing or newly created.2. **Ownership Requirements**: You must own at least 10% of the company's shares if investing directly, or at least 30% if investing through your own company structure.3. **Job Creation Mandate**: You must create or protect jobs for French or EU citizens for a minimum of four years from the investment date.4. **Business Plan Submission**: You must provide a detailed, viable business plan demonstrating economic benefit to France and realistic job creation projections.5. **Proof of Legal Funds**: You must demonstrate the legal origin of investment funds through bank statements, sale documents, or other official financial records.6. **Professional Qualifications**: You must show relevant business experience or qualifications to manage the investment effectively.7. **Ongoing Compliance**: You must maintain the investment amount and job creation commitments throughout the four-year permit period.8. **Financial Reporting**: You must provide annual reports on business performance and employment levels to immigration authorities.The investment must be in productive economic activity and cannot include real estate purchases, passive investments, or government bonds. French authorities scrutinize business plans carefully to ensure genuine economic contribution rather than artificial structures designed solely for residency purposes.What is the application process like, and how long does it typically take?
The French investment residency application process typically takes 3-4 months from submission to approval.
The process begins with eligibility assessment and document preparation, which can take several weeks depending on your situation complexity. You must gather extensive documentation including criminal background checks from all countries where you've lived for more than six months, apostilled copies of educational certificates, detailed business plans, and comprehensive financial records proving legal fund origins.
Once documentation is complete, you submit your application at the French consulate in your home country. You cannot apply while in France on a tourist visa. The consulate conducts an initial review and may schedule an interview to discuss your business plans and intentions. This review typically takes 6-8 weeks.
Upon approval, you receive a long-stay visa that serves as your temporary residence permit for the first year. After arrival in France, you must register with local authorities within three months and obtain your residence permit card from the prefecture. This final step usually takes 2-4 weeks.
Processing times can extend during peak application periods or if additional documentation is requested. Having a complete, well-prepared application significantly reduces processing delays and improves approval chances.
Are there any taxes, fees, or legal hurdles foreigners should be aware of when buying property in France?
Foreign property buyers in France face standard taxes and fees but no legal restrictions on ownership.
Non-residents pay French income tax on rental income at progressive rates up to 45%, plus social charges of 17.2%. If your total French real estate assets exceed €1.3 million, you may be subject to the annual real estate wealth tax (IFI) ranging from 0.5% to 1.5% of property value above the threshold.
Acquisition costs include notary fees of approximately 7-8% of purchase price for existing properties and 2-3% for new construction. These fees cover legal work, registration taxes, and administrative costs. Annual property taxes apply to all owners regardless of residency status, typically ranging from 0.5% to 1.5% of property value depending on location.
Foreign buyers may face stricter mortgage requirements including higher down payment demands (often 30-40% instead of 20% for residents) and more extensive income verification. French banks typically require proof of income, employment stability, and existing assets when lending to non-residents.
Local authorities retain pre-emptive rights to purchase property in certain cases to prevent tax evasion, though this rarely affects legitimate transactions. Estate planning considerations are important since French inheritance laws include forced heirship rules that may conflict with your home country's laws.
What has been the real experience of people who successfully (or unsuccessfully) tried to get residency through buying property in France?
The most common experience among foreign property buyers is surprise at learning that ownership does not confer residency rights.
Many successful property purchasers from the United States, United Kingdom, and other non-EU countries report smooth buying processes but frustration when discovering they cannot live in their French properties beyond tourist visa limits. Real estate agents and lawyers typically inform buyers about residency limitations, but many arrive at this realization only after purchase completion.
Those who successfully obtain residency through business investment routes report that the process requires significant commitment and genuine business engagement. Successful applicants emphasize the importance of developing realistic business plans with clear job creation strategies and maintaining compliance throughout the permit period.
Common challenges include underestimating the job creation requirements, struggling with French bureaucracy during renewal processes, and managing the ongoing financial commitments required to maintain investment levels. Several applicants report difficulties proving continued business viability during economic downturns or market changes.
Naturalization applicants consistently emphasize that French language proficiency and cultural integration are crucial for citizenship approval. Those who successfully obtain citizenship typically invest significant time in French language learning, community involvement, and demonstrating genuine commitment to French society beyond mere economic participation.
It's something we develop in our France property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Understanding France's approach to investment-based residency is crucial for anyone considering relocation to this European destination.
While property ownership alone does not grant residency rights, the country offers viable pathways through business investment and entrepreneurship that can eventually lead to permanent residency and citizenship for those willing to make genuine economic contributions.
Sources
- France Visas - International Talents and Economic Attractiveness
- Invest GC - France Golden Visa
- Knightsbridge - France's Residence by Investment Program
- Harvey Law Corporation - France Talent Passport
- Golden Visas - France
- CitizenX - France Citizenship Investment
- USCIS Guide - Citizenship by Investment Options in France
- Immigrant Invest - How to Get French Citizenship
- Property Guides - France Residency Requirements
- Vendome Property - Can Americans Buy Property in France