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

What the tax treaty says

Treaty of 14 January 1971. Property income (art. 6) and gains (art. 14) taxable in France.

How double taxation is avoided

Tax credit (art. 24). For beneficiaries of the IFICI regime, which replaces NHR, Portuguese law provides exemption with progression for foreign property income and gains.

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: 7.5% (solidarity levy only) if you are covered by this country’s social security.
• 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.

Portugal-specific taxes

• No wealth tax; AIMI only covers property in Portugal.

Declaring your Nice flat at home (Portugal)

• Rent is reported in the IRS “Modelo 3”, “Anexo J”, “quadro 7A” (code F01, country FR): income net of maintenance, service charges and local taxes, but before French tax. Furniture and appliance costs are not deductible under the instructions.
• The French bank account receiving the rent must be identified (IBAN) in “quadro 11” of Anexo J. No wealth tax on property located in France.
• The return is filed online on the Portal das Finanças from 1 April to 30 June of the following year.
• Watch point: French tax, entered in the fourth column of quadro 7A, must be evidenced by a document issued by the French tax authority. Keep every tax notice.

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?

No published Portuguese doctrine on the SCI: risk of opaque classification and credit mismatch.

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 (LMNP), unless a Portuguese adviser says otherwise.

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 Portugal 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.