Non-resident investor · Belgium → France
Investing in rental property in France from Belgium
You live in Belgium and are looking at a rental property in France? Your taxation differs from that of a French resident — and is often more favourable than people think. RentValo is the only simulator that applies the France-Belgium tax treaty to your project, in 30 seconds.
In short
Rent from a property located in France is taxable in France (France-Belgium treaty of 10 March 1964). Belgium exempts it with progression — you do not pay twice. In France, you fall under non-resident tax (minimum rate of 20%, then 30% above €29,868) and, if you are affiliated to Belgian social security, only the 7.5% solidarity levy (instead of the 17.2% outside the EEA). LMNP status is open to you.
What the France-Belgium tax treaty says (still the 1964 one)
- →Rent from a property located in France is taxable in France (article 3 of the treaty of 10 March 1964).
- →Belgium does not tax this income a second time: it exempts it “with progression”. In practice, French rent is not taxed in Belgium, but it is taken into account to determine the tax rate applied to your other Belgian income.
- →Update checked in July 2026: the new treaty signed on 9 November 2021 has still not been ratified. The 1964 treaty therefore applies today.
Your taxation in France as a Belgian non-resident
- →Income tax (IR, impôt sur le revenu): minimum rate of 20%, then 30% above €29,868 of French-source net taxable income — unless the “average rate” calculated on your worldwide income is more favourable (an option you must request).
- →Social contributions: if you are affiliated to Belgian social security, you pay the 7.5% solidarity levy — not the 17.2% of CSG/CRDS (Contribution sociale généralisée / Contribution au remboursement de la dette sociale). That is an advantage of 9.7 points over a non-resident outside the European Economic Area (EEA).
- →LMNP (Loueur en meublé non professionnel, non-professional furnished landlord) is open to non-residents: deductible depreciation, micro-BIC or actual-expenses regime.
Worked example
In short
A furnished one-bedroom flat in Lille, €180,000, rent €750/month (€9,000/year), bought by a Belgian resident and declared under LMNP réel:
- •Depreciation of the building alone comes to €5,100/year (€180,000 × 85% / 30 years). Added to the furniture and deductible costs, it brings the taxable base close to zero in the early years.
- •Tax in France: a few dozen euros a year (income tax at the 20% minimum rate + 7.5% solidarity levy on the residual base).
- •Tax in Belgium: €0 on this rent (exemption with progression).
Illustrative order of magnitude. RentValo calculates the exact amount from your costs, your down payment and your financing.
Why simulate before you sign
- ✓The French tax regime can triple the net yield: micro-BIC, actual-expenses, property income… the right choice is made before buying.
- ✓The non-resident layer is almost always miscalculated by standard French simulators (20/30% minimum rate, 7.5% solidarity levy instead of 17.2%).
- ✓RentValo applies both layers (France + treaty) in its Transnational Passport — one-off payment, no subscription — with the cross-border analysis from €29.
Work out your France-Belgium project in 30 seconds
French tax, solidarity levy, Belgian exemption, cash flow and after-tax net yield: RentValo applies the 1964 treaty to your figures.
Simulate my France-Belgium investment →Frequently asked questions
Does a Belgian resident pay tax in France on their rent?
Yes. Rent from a property located in France is taxable in France, the country where the property is located (article 3 of the France-Belgium treaty of 10 March 1964). Belgium, for its part, does not tax this income a second time: it exempts it with progression, meaning it takes it into account only to determine the rate applied to your other Belgian income.
Is the new France-Belgium tax treaty in force?
No. A new treaty was signed on 9 November 2021, but it has still not been ratified to date (July 2026). The treaty of 10 March 1964 therefore continues to apply to your rental investment today.
What tax rate applies to a Belgian non-resident in France?
French income tax applies a minimum rate of 20% on French-source net taxable income up to €29,868 (2026 scale), then 30% above that threshold. You can ask for the “average rate” calculated on your worldwide income to be applied if it is more favourable to you.
Does a Belgian pay CSG on their French rent?
No, if they are affiliated to Belgian social security. A Belgian resident affiliated to a social security scheme of a European Economic Area member state pays only the 7.5% solidarity levy, not the 17.2% of CSG/CRDS (Contribution sociale généralisée / Contribution au remboursement de la dette sociale) due by non-residents outside the EEA.
Is LMNP status open to Belgian residents?
Yes. Non-professional furnished landlord status (LMNP, Loueur en meublé non professionnel) is available to non-residents on the same terms as a French resident: you can opt for micro-BIC (flat 50% allowance) or the actual-expenses regime, which lets you deduct your costs and depreciate the property and the furniture.
How does RentValo calculate double taxation?
RentValo applies a treaty engine: it first simulates the French tax (non-resident income tax + solidarity levy), then applies the France-Belgium treaty — here the exemption-with-progression method, which leaves no residual tax in Belgium on this rent — and finally returns your net tax burden. This is a decision-support analysis, not tax advice.
Going further
Important notice — RentValo is a property analysis and decision-support tool. The simulations, projections and analyses produced are provided for strictly informational purposes only and do not constitute investment advice within the meaning of Articles L. 321-1 and L. 541-1 of the French Monetary and Financial Code. RentValo is not an investment services provider authorised by the Autorité des marchés financiers (AMF) and does not carry out the activity of Financial Investment Adviser (CIF).
Risks — All property investment involves risks, including partial or total loss of invested capital, void periods, unexpected charges and adverse market movements. Past performance and projected figures displayed do not constitute a guarantee of future results. Market data used (price per m², reference rents, rates, taxation) may change. RentValo cannot be held liable for investment decisions made on the basis of these analyses.
Before any investment decision, we recommend consulting a qualified professional: notary, chartered accountant, AMF-registered wealth management adviser (CGP) or specialist lawyer.