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Using a Civil Company (SCI) for Property Investment in France

Cross-border property investment has become an enticing avenue for investors seeking to diversify their portfolios and capitalise on international opportunities. In this guide, we look into property investment in France, specifically focusing on using a Societe Civile Immobiliere (SCI)

As the gateway to the European market and renowned for its picturesque landscapes, France is a favoured destination for real estate investment. The SCI, a unique legal entity, is pivotal in streamlining property ownership and management in France. As such, it is crucial to understand what an SCI is and why you might use one if you want to buy property in France.

Understanding an SCI (Societe Civile Immobiliere)

A Societe Civile Immobiliere, often abbreviated as SCI, is a specific legal structure used in France for the ownership and management of property. It can be thought of as a type of property holding company. The primary purpose of an SCI is to facilitate the collective ownership of real estate, allowing multiple individuals or entities to pool their resources and invest in property while enjoying various legal and financial benefits.

SCI Legal Structure

An SCI is considered a "civil" company, which means it is primarily designed for civil purposes rather than commercial activities. It does not engage in business operations but rather focuses on the management and ownership of immovable property, such as residential or commercial real estate.

The Purpose of SCIs

The primary purpose of an SCI is to provide a legal framework for co-owning, managing, and transferring real estate properties. It allows individuals to hold company shares, representing their ownership interest in the underlying property. This structure ensures efficient property management and succession planning.

Advantages of Using an SCI for Property Investment

Asset Protection and Limited Liability

One of the key advantages of using an SCI is that it separates the ownership of property from the individuals or entities involved. Shareholders' liability is limited to the amount of their investment in the company, reducing personal risk. In case of financial issues or disputes, the property held by the SCI is protected from the individual shareholders' creditors.

Tax Efficiency

SCIs offer tax advantages, especially for inheritance and wealth transfer. The ability to transfer shares in the SCI rather than the property itself can significantly reduce inheritance tax liability. Additionally, the SCI structure can be used to optimise the distribution of income and expenses for tax purposes.

Management Flexibility and Succession Planning

The SCI allows for flexible management of the property. Shareholders can define the roles and responsibilities within the company's statutes. This flexibility is particularly valuable for family-owned properties, where members may have different expectations and involvement levels. Succession planning is also simplified, as shares in the SCI can be passed on to heirs, ensuring the continuity of property ownership.

Ease of Transferring Ownership

Selling or transferring ownership in an SCI is more straightforward than selling a property directly. Instead of transferring the property itself, shareholders can sell or transfer their shares in the company, simplifying the process and reducing the associated costs. 

An SCI is a valuable legal structure for property investment in France due to its asset protection, tax efficiency, management flexibility, and simplified ownership transfer. Understanding these benefits is crucial when considering foreign property investment in France using this legal entity.

How to Set Up an SCI for Property Investment

Setting up an SCI for property investment in France involves several important steps. Here are the key parts of the process to be aware of:

Prepare the Articles of Association (Statuts)

The articles of association outline the rules and regulations governing the SCI. They should specify the purpose of the company (property investment), the rights and responsibilities of shareholders, and other key provisions.

Constitute the Shareholders

An SCI should have minimum shareholders when it is set up. All shareholders must be identified, and their contributions (financial or in-kind) must be clearly documented.

Company statutes

The most critical step is the signing of the company statutes. This legal document formalises the creation of the SCI and includes the company's articles of association. It must be executed by all the shareholders either independently or with the assistance of a Notaire who will proceed with registration of the SCI with the relevant authorities.


After the statutes are signed, the creation of the SCI must be published in a legal newspaper where the company is established. This is to inform the public and creditors of the company's existence.

Registration and Taxation

Register the SCI with the French tax authorities and obtain a unique identification number (SIRET). The SCI will be subject to certain taxes, such as the annual property tax and, if applicable, the wealth tax.

SCI Requirements and Legal Procedures

  • Minimum Capital: There is no specific minimum capital requirement for an SCI in France, making it accessible for small-scale property investors.
  • Registered Office: The SCI must have a registered office in France. This is where official communications and legal notices will be sent. 
  • Statutes and Shareholders' Agreement: The articles of association should be carefully drafted to outline the functioning of the SCI, the appointment and removal of directors, and other key governance matters. Shareholders may also consider drafting a separate shareholders' agreement to address specific issues. 
  • Bank Account: Open a dedicated bank account in the name of the SCI to manage financial transactions related to the property investment.

The Role of SCI Shareholders and Directors


Shareholders in an SCI have the responsibility of investing in the company and holding shares. They participate in decisions regarding property management, rent collection, and other key matters as defined in the company's statutes.

Directors (Gerants)

An SCI may have one or more directors (gérants), who are responsible for day-to-day management and operations. Directors are typically chosen by the shareholders. SCI directors can be shareholders or external parties. Their roles and responsibilities are defined in the company's statutes.

Key Differences Between Property Investment in France and the UK

French property investments can be unfamiliar territory even for experienced UK property investors. There are several key differences between French and UK property investing, and understanding these nuances is key to seamless French property investment. Here are some of the most important differences to consider:

Ownership Structures

France: Property investment in France often involves the use of legal entities like the SCI for collective ownership. It provides asset protection and succession planning benefits. 

UK: In the UK, individual ownership or traditional buy-to-let structures are more common. However, limited companies (Limited Liability Partnerships) have gained popularity due to tax changes.

Property Transfer and Inheritance Laws

France: French property law can be complex, especially concerning inheritance (forced heirship rules) and succession planning. The use of an SCI can offer more flexibility and control over property distribution. 

UK: The UK has a more straightforward inheritance system, but capital gains tax and inheritance tax considerations remain important.  If you are investing in French property as a UK resident, you must carefully consider both legal systems and how their inheritance (and, by extension, tax) laws apply to you.

Differences in French and UK Taxation

Capital Gains Tax 

France: Capital gains tax in France applies to the sale of property. The rate varies depending on factors such as property type, ownership duration, and residency status. 

UK: The UK also imposes capital gains tax on property sales, with specific rates for individuals and corporations. Primary residence relief may apply for personal residences.

Inheritance Tax

France: France has a complex inheritance tax system with varying rates depending on the relationship between the deceased and the heirs. The use of an SCI can offer inheritance tax benefits. 

UK: The UK has an inheritance tax, which applies to the value of the deceased's estate. There are exemptions and allowances for spouses and certain other beneficiaries.

Understanding the legal, tax, and cultural differences between property investment in France and the UK is crucial when making cross-border investment decisions. It's highly advisable to seek legal and financial advice from professionals specialising in UK and French property and tax law to optimise your investment strategy and mitigate potential risks. 

Is Buying Property in France a Good Investment?

Whether or not buying property in France is a good investment is a broad question with no right answer. As with all types of investments, there are good and bad investments. However, you can maximise the potential returns of your investment by using SCIs to securely manage your portfolio and minimise your tax burden.  Using a Civil Company (SCI) for property investment in France can be a strategic and advantageous choice for investors looking to explore the rich opportunities the French real estate market offers. But you should not do so without professional assistance from French property experts.

Establish an SCI with France Tax Law

There are many complex tax considerations (which are even more complicated in cross-border matters). At France Taw Law, not only can we help you set up your SCI, but we can do so with a full view of your legal and tax responsibilities in France and the UK. Plus, with our in-depth knowledge of UK and French inheritance law, we can help you plan the succession of your property.

Learn More About Investing in French Property

For more guidance on foreign French property investment, read some of our other insightful guides. 

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