Buying Property in France After Brexit: What UK Buyers Really Need to Know
- 5 days ago
- 5 min read
Brexit changed the rules but it didn't close the door. Here's an comprehensive guide for UK buyers on the 90-day rule, mortgages, taxes and residency when buying new build property in France after brexit.
Brexit was supposed to make buying in Europe more complicated. And in some ways, it did. But here is what the headlines rarely say: the fundamentals of owning property in France as a British buyer remain entirely intact and for those who understand the new landscape, there are real opportunities that less informed buyers are simply leaving on the table.
This is not a guide that glosses over the changes. It is an honest look at what Brexit actually means for UK buyers considering a new build purchase in the French Alps or on the French Riviera and how to navigate it with clarity.
Your Right to Buy Has Not Changed
Let us start with the most important point. Brexit did not affect the right of British nationals to purchase property in France. You can buy freely, own freehold, and benefit from the same legal protections as any international buyer. The off-plan "VEFA" framework France's off-plan purchasing system remains fully accessible to UK buyers, complete with its robust legal warranties and stage-payment protections.
What changed is everything around ownership. How long you can stay. How you borrow. How you are taxed. These are real considerations and they deserve straight answers.
The 90-Day Rule: Understanding Your Limits
Perhaps the most discussed consequence of Brexit is the Schengen 90-day rule. As a non-EU national, UK citizens are now limited to 90 days in any 180-day rolling period across the Schengen Area which includes France.
For a lifestyle buyer using a ski chalet for the season or a Riviera apartment for summer, this is a genuine constraint. A full ski season runs roughly 20 weeks; under the 90-day rule, you are limited to about half of that without additional permissions.
The workaround: France offers a long-stay visa (visa de long séjour) for those wishing to spend extended periods in the country including a specific category for property owners. Residency through this route gives you far more flexibility and, ultimately, a path to French residency if that is your goal. Many UK buyers who purchased second homes years ago have already taken this step.
The key is to plan ahead. The 90-day rule is a logistical challenge, not a barrier to ownership.
Mortgages & Currency: More Friction, Still Achievable
Pre-Brexit, UK buyers benefited from relatively frictionless access to French mortgage products. Today, some French lenders have tightened their criteria for non-EU applicants, and a handful no longer lend to UK nationals at all.
That said, French mortgage financing remains accessible particularly for buyers with strong income profiles and significant deposits. Interest rates in France have historically been competitive, and fixed-rate products over 15–25 years remain available to non-residents.
Currency risk is a separate but equally important consideration. Buying in euros while earning in sterling means exchange rate movements can significantly affect your effective purchase price. A rate shift of even 5% on a €500,000 property represents £25,000 or more. Working with a foreign exchange specialist rather than relying on your high street bank is one of the simplest ways to manage this exposure and lock in a favourable rate ahead of completion.
The contrarian view: Because some UK buyers have stepped back from the French market since Brexit, competition in certain segments has softened. For those who do their homework, this is a buyer's market in disguise.
Tax & fully managed properties "LMNP": The Good News Largely Remains
France's LMNP tax regime (Loueur Meublé Non Professionnel) the furnished rental tax framework that makes investment property in France so attractive is still fully available to UK nationals. You can still offset depreciation against rental income, still benefit from the Censi-Bouvard scheme on qualifying managed residences, and still structure your ownership efficiently.
What has changed is the treatment of capital gains for non-EU sellers. Prior to Brexit, UK sellers in France benefited from EU social charges exemptions on capital gains, capped at 7.5%. Post-Brexit, UK nationals are now liable for the full 17.2% social charges rate on top of capital gains tax bringing the total potential charge closer to 36%.
This is a real cost that buyers intending to sell within a relatively short window should model carefully. However, for long-term holders, the majority of buyers in the Alps and Riviera the picture remains very favourable. French capital gains tax reduces progressively after five years of ownership and is eliminated entirely after 22 years. The social charges follow a similar tapering path. Buying to hold remains a sound strategy.
Loss of EU Citizen Rights: What It Means in Practice
Beyond property British nationals lost a range of practical EU rights after Brexit freedom of movement, automatic healthcare reciprocity and the ability to work freely across member states. For a property owner rather than a permanent resident, the day-to-day impact is manageable but worth understanding.
Healthcare is perhaps the most practical consideration. The GHIC card (replacing the EHIC) provides some cover for UK visitors in France, but it is not a substitute for private health insurance if you are spending extended periods there. Factor this into your annual ownership costs.
Banking in France as a UK national has also become more complex since several French retail banks withdrew services from non-resident British clients post-Brexit. Opening a French bank account often required for managing local utility bills and property charges may take more effort than it once did, though specialist expat banking services have expanded to fill this gap.
The Bigger Picture
Brexit added complexity. It did not remove the logic of buying in France.
The French property market particularly new build in alpine resorts and coastal Riviera locations remains one of Europe's most compelling propositions: strong long-term capital growth, a mature rental market, unmatched lifestyle appeal, and a legal framework that genuinely protects the buyer. The "VEFA" system in particular is one of the most robust off-plan purchasing structures anywhere in the world.
For UK buyers who take the time to understand the new rules and work with the right specialists, the opportunity is just as real as it ever was and arguably less crowded.
Thinking of Buying or Investing in France?
At Halle International, we work exclusively with new build and off-plan properties across the French Alps and French Riviera, guiding UK and International buyers through every step of the process from initial search to completion and beyond.
We understand the post-Brexit landscape in detail and can connect you with the right legal, financial and currency specialists to make your purchase as smooth as possible.
Get in touch today to explore what is currently available and start your journey with confidence.
Disclaimer: The information in this article is intended for general guidance only and does not constitute legal, financial or tax advice. Rules and regulations regarding property ownership, taxation and residency for UK nationals in France may change over time. We strongly recommend seeking independent advice from a qualified French notaire, tax adviser and financial specialist before proceeding with any property purchase. Halle International acts as a property agency only and does not provide legal or financial services.
