Monaco resident: letting a flat in Nice, tax and structure

What the tax treaty says

Treaty of 18 May 1963. Monaco does not tax personal income: there is no double taxation to relieve, France applies its non-resident regime.

How double taxation is avoided

Major exception: a French national living in Monaco is taxed in France as if resident there (art. 7), on all income, and liable to IFI as a resident if they moved from 1989.

On the French side: what you will pay

• Income tax at the non-resident minimum rate: 20% up to €29,579, 30% above (2025 income), or the average rate on option.
• Social charges: Full rate: 18.6% on furnished rent, 17.2% on gains. Monaco is neither EU nor EEA, and the Conseil d’État refused to extend the exemption to Monaco-insured persons.
• Micro-BIC 2026: 30% allowance up to €15,000 (unclassified holiday let), 50% up to €83,600 (classified or mobility lease).
• Capital gains: 19% plus social charges, holding-period allowances. See taxation.
• Receiving rent: a French account is not required, a European (SEPA) account is enough. See receiving rent from abroad.

Monaco-specific taxes

• On resale, an accredited tax representative is mandatory if the price exceeds €150,000.

Declaring your Nice flat at home (Monaco)

• If you are not a French national, Monaco has no personal income tax, no wealth tax and no annual property tax: nothing to declare in Monaco for your Nice flat.
• Your obligations remain in France: as a non-resident with French-source income, you report to the non-resident individuals’ tax office (SIPNR).
• If you are a French national taxable in France under the 1963 treaty, you report to the Menton tax office (SIP de Menton) and declare your Nice rent as a French resident would, together with all your income.

Form names and deadlines are those published by the country’s tax authority and change every year: have them confirmed by a tax adviser in your country.

What if you buy through an SCI?

A Monaco company holding French property falls within the 3% annual tax: the exemption requires form 2746 every year before 15 May.

Reminder on the French side: an SCI letting furnished becomes liable to corporate tax above 10% commercial receipts, and a company whose main activity is letting property must compensate from the first flat to get a change of use in Nice.

Which structure, generally?

Personal ownership is often simplest; a Monaco company requires strict annual filings.

General guidance, to be confirmed with a tax adviser in your country and a French notary before buying.

Change of use, without travelling

No nationality condition: an owner living in Monaco applies like a French resident, usually under a power of attorney. We prepare and file your application for free, then manage the property in English, at 20% excl. VAT (24% incl. VAT) for short stays or 15% excl. VAT (18% incl. VAT) under a mobility lease.