Non-resident investor · Furnished letting
Non-resident LMNP: micro-BIC, actual expenses and filing from abroad
LMNP status (loueur en meublé non professionnel — non-professional furnished landlord) is fully open to non-residents, and the depreciation available under the actual-expenses regime is often worth even more to you than to a resident. RentValo compares micro-BIC and actual expenses on your own figures, in 30 seconds.
En bref
Up to date as of July 2026: LMNP is available to non-residents on the same terms as to residents — micro-BIC (a flat 50% allowance, capped at €77,700 for long-term letting) or the actual-expenses regime with depreciation. The profit is taxed at a minimum rate of 20% (30% above €29,868), plus a 7.5% solidarity levy (for people insured in the EEA, Switzerland or the United Kingdom) or 17.2% otherwise. Since the 2025 Finance Act, depreciation that has been deducted is added back into the capital gains calculation at resale.
LMNP works identically for a non-resident
- →Same entry conditions: furnished rental income below €23,000 a year, or below the household's other earned income.
- →Same regimes: micro-BIC with its flat 50% allowance, or actual expenses, deducting costs (loan interest, property tax, management, insurance…) and depreciating the building and the furniture.
- →2026 Finance Act point, verified: when testing the switch to LMP status (professional furnished landlord), the 2026 Finance Act now includes, for non-residents, foreign income subject to an equivalent tax in the comparison against furnished rental income — which limits unintended switches into LMP.
Micro-BIC or actual expenses: the choice that drives the return
- →Micro-BIC: a flat allowance of 50% up to €77,700 of income (long-term furnished letting — short-term holiday lets have their own, lower caps). Simple, no bookkeeping, but 50% of the rent stays taxable.
- →Actual expenses: real costs + depreciation. The taxable base often falls close to zero for the first few years. For a non-resident taxed by default at the 20% floor rate, every euro of base saved is worth at least 27.5 cents (20% + 7.5%) — actual expenses almost always win as soon as the property is mortgaged or recently built.
Worked example
In brief
A furnished one-bedroom flat in Lille, €180,000, rent €750/month (€9,000/yr), owned by a non-resident insured in an EEA state:
- •Micro-BIC: taxable base €4,500 → about €1,238 of tax a year (20% + 7.5%).
- •Actual expenses: depreciation of the building (≈ €5,100/yr), of the furniture, and deductible costs bring the base close to zero → a few dozen euros of tax in the first years.
Illustrative order of magnitude. RentValo computes the exact amount from your own costs, deposit and financing.
Your filing duties from abroad
- →Registration: declare the start of the activity on the INPI single window (guichet unique) within 15 days of first letting → you receive a SIRET number. Entirely doable online.
- →Every year under actual expenses: form 2031 (liasse fiscale) filed electronically — an accountant, often €400 to €800/yr, deductible under the actual-expenses regime and partly offset for residents by the tax reduction available through an approved management centre, makes the year watertight — then carry the result over to form 2042 C PRO with the tax office for non-resident individuals.
- →CFE (cotisation foncière des entreprises, the local business rate): due in the municipality where the property is, usually at the minimum charge, with the first year exempt.
Compare micro-BIC and actual expenses on your non-resident figures
Depreciation, the 20/30% minimum rate, social levies according to where you are insured, your country's tax treaty: RentValo applies every layer to your furnished letting project.
Simulate my non-resident LMNP →Frequently asked questions
Is LMNP status open to non-residents?
Yes, on the same terms as to a French resident: furnished rental income below €23,000 a year, or below the household's other earned income. You choose between micro-BIC (a flat 50% allowance) and the actual-expenses regime (deducting real costs and depreciating the property and the furniture).
Micro-BIC or actual expenses for a non-resident?
Micro-BIC applies by default up to €77,700 of annual income (long-term furnished letting) with a 50% allowance. Actual expenses are often more favourable: depreciating the property and the furniture frequently brings the taxable base close to zero in the first years. For a non-resident taxed at the 20% floor rate, cutting the base matters even more than it does for a resident.
How do you file an LMNP return from abroad?
Register the activity on the INPI single window (which gives you a SIRET), then every year: form 2031 (liasse fiscale) under the actual-expenses regime, filed electronically and usually through an accountant, and carry the result over to form 2042 C PRO with the tax office for non-resident individuals. It can all be done online from abroad.
What is my total tax on furnished rental income as a non-resident?
Your BIC profit (after the micro allowance or as the actual result) is subject to income tax at a minimum rate of 20% up to €29,868 (2026 scale), then 30% — unless you opt for the average rate where that is more favourable — plus social levies: 7.5% if you are covered by the social security system of an EEA state or of Switzerland (and of the United Kingdom, under the Withdrawal Agreement), 17.2% otherwise.
What does the capital gains reform change for LMNP?
Since the 2025 Finance Act (disposals made from 15 February 2025), depreciation deducted under LMNP actual expenses is added back into the capital gains calculation: it reduces the acquisition price. A ministerial answer of 24 March 2026 confirmed that all depreciation is caught, including amounts deducted before 2025. Student residences, senior residences and care homes (EHPAD) are excluded from the add-back. The cash-flow advantage during ownership is still real, but the resale has to be planned.
Does a non-resident LMNP landlord pay the CFE?
Yes, in principle. Furnished letting is a business activity for CFE purposes (cotisation foncière des entreprises, the local business rate), payable in the municipality where the property is, often at the minimum charge. Exemptions exist, in particular where the furnished accommodation forms part of the landlord's own home.
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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).
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