Buying property in Spain as a French citizen

France is Spain's neighbouring country and French citizens represent one of the fastest-growing foreign communities on the Costa Blanca. Geographical proximity (just a few hours by car or a short flight from Paris, Lyon, Marseille or Toulouse), the Mediterranean climate and more affordable prices than the French Riviera make Altea and its surroundings a very attractive destination.

In the area you will find French restaurants, bakeries and shops, as well as an active francophone community with cultural and social associations.

As a French and EU citizen, you enjoy the same rights as any European citizen:

• Buy property without restrictions or special authorisations.
• Reside in Spain without a visa.
• Work freely in Spain.
• Access mortgages on the same terms as Spanish residents (up to 80% of appraised value).
• Apply for the EU Citizen Registration Certificate for stays over 3 months.

The NIE (Numero de Identificacion de Extranjero) is essential for any procedure in Spain.

• Apply at the Spanish Consulate in Paris, Lyon, Marseille, Toulouse, Bordeaux, Perpignan or Strasbourg.
• Also directly in Spain at the Foreigners Office or a National Police station.
• Documents: passport or French CNI, form EX-15 and fee (~EUR 12).
• Timeframe: 1-3 weeks.
• Your lawyer can process it with a power of attorney (procuration).

Purchase costs in the Valencia Region:

ITP (Transfer Tax)	10% of the declared price
AJD (Stamp Duty)	1.5% (new builds only)
Notary fees	0.5% - 1%
Land Registry	0.3% - 0.5%
Lawyer	~1% (highly recommended)
Plusvalia (municipal capital gains tax)	Variable (~0.5% - 1%)

Estimated total: 12% to 14% of the purchase price.

If you are used to buying property in France, you will notice several important differences:

• No high frais de notaire: in France, notary costs amount to 7-8% (resale). In Spain, the notary charges 0.5-1%, but the ITP (10%) is higher than French droits de mutation.
• Contrato de arras vs. compromis de vente: in Spain, a deposit contract with 10% is signed. If you withdraw, you lose the deposit. If the seller withdraws, they return double. It is similar to the compromis de vente, but with more direct financial consequences.
• No standard condition suspensive: unlike France, where the compromis usually includes a suspensive clause for mortgage refusal, in Spain this is NOT standard. You must negotiate this clause explicitly if needed.
• No delai de retractation: in France you have 10 days to withdraw without penalty after signing the compromis. In Spain, once the arras contract is signed, the deposit is forfeited if you back out.
• Lawyer instead of just a notary: in France, the notary handles all due diligence. In Spain, it is highly recommended to hire an independent lawyer to check charges, debts and legality, as the Spanish notary has a more limited role.
• No diagnostics obligatoires: Spain does not have a system of mandatory technical diagnostics comparable to DPE, amiante, plomb, etc. Only the energy certificate is required.

Spain and France have a double taxation agreement governing how property income is taxed:

• Rental income: taxed in Spain (IRNR at 19% for EU residents). In France, declared in the income tax return with a tax credit for the tax paid in Spain (credit d'impot).
• Capital gains on sale: taxed in Spain (19% for EU on the gain). In France, declared with tax credit. Important: France does not apply the abattement for holding period for foreign properties.
• IFI (Impot sur la Fortune Immobiliere): if your worldwide real estate assets exceed EUR 1.3 million, Spanish properties are included in the French IFI base, with deduction for taxes paid in Spain.
• Annual local taxes: in Spain you pay IBI (equivalent to taxe fonciere) and, if non-resident, IRNR on deemed income.

If you plan to live in Altea for more than 3 months:

• Apply for the EU Citizen Registration Certificate (green card) at the Foreigners Office.
• Requirements: NIE, padron (municipal registration), health insurance and proof of financial means.
• Healthcare: as an EU resident, you can transfer your health rights. Request the S1 form from CPAM before moving to maintain health coverage while you register with the Spanish Social Security system.
• Pensions: French Securite Sociale pensions can be transferred to Spain. Under the treaty, public pensions are taxed in France; private and supplementary pensions may be taxed in Spain if you reside here.

Can I use my Carte Nationale d'Identite instead of a passport?

Yes. For obtaining the NIE and for the deed, the French CNI is sufficient. You do not need a passport.

Do I need a French-speaking lawyer?

It is highly recommended. On the Costa Blanca there are lawyers and advisors who speak French and understand both legal systems.

Can I buy through a SCI (Societe Civile Immobiliere)?

Yes, it is possible, but it has tax implications in both Spain and France. Spain may apply transfer tax on the purchase and there are additional reporting obligations. Consult a specialised tax advisor before choosing this structure.

Are there direct flights from France to Alicante?

Yes. There are frequent direct flights from Paris (Orly and CDG), Lyon, Marseille, Toulouse, Nantes, Bordeaux and other cities. Alicante-Elche airport is about 60 km from Altea.

Are prices cheaper than the Cote d'Azur?

Significantly. A villa with a pool and sea views in Altea costs 40-60% less than a comparable property on the French Riviera, with a similar climate.