Accountancy Services for Real Estate Companies in France

Buying, holding, or trading property in France means choosing the right legal structure and living with its tax and accounting obligations. An SCI (société civile immobilière), an LMNP (furnished rental) activity, a marchand de biens (property dealer) business, or a holding company each triggers different declarations, deadlines, and tax regimes. A generalist accountant who files one annual return is not enough. You need someone who understands French property taxation, real-time reporting, and the statutes that govern these vehicles.

GME Audit is a French chartered accountancy firm based in Paris (16e), serving real estate investors across France and abroad. This page explains what our accountancy service covers, the structures we handle, and how to start working with us.

The real estate structures we handle in France

Accountancy services for real estate companies in France cover bookkeeping, French tax compliance (VAT, corporate tax, capital gains), statutory audit, and per-lot financial reporting for structures such as the SCI, the LMNP, the marchand de biens, and the property holding company.

Each structure below exists for a reason, and each changes what we do for you.

SCI (société civile immobilière)

A civil company used to hold and manage residential or commercial property. The SCI is tax-transparent by default: income flows to the partners and is taxed as property income (revenus fonciers). Partners can elect corporate income tax (IS, impôt sur les sociétés). That choice changes your declarations, your depreciation options, and your exit taxation. We keep the accounts the chosen regime requires and we run the IS-vs-IR analysis when you ask for it.

LMNP (furnished rental)

Renting furnished property as a non-professional landlord (loueur en meublé non professionnel) is a business activity taxed under the BIC regime. You choose between micro-BIC (a flat allowance on gross rent) and the réel regime (deduct actual expenses and depreciate the furniture and, where applicable, the building). The réel regime requires real bookkeeping, and we run it year-round.

Marchand de biens and SCCV

A marchand de biens buys property to resell it, and is taxed under a specific VAT-on-margin regime. An SCCV (société civile de construction-vente) is the standard vehicle for property development projects. Both involve transaction VAT, specific accounting cutoffs at purchase and resale, and tighter reporting deadlines than a simple holding SCI.

Holding and SARL de famille

A holding company lets you group real estate assets, pool cash, and plan succession across generations. A SARL de famille (family limited company) offers simplified management and taxation between parents and children. Each structure has its own consolidation, distribution, and parent-subsidiary rules. If you are registering a company in France, we set up the structure and the accounting together.

Structure comparison at a glance

Structure | Typical use | Main tax regime | Key accounting obligation

SCI | Hold and rent property | IR (default) or elected IS | Annual accounts and partners return (2072) or IS return

LMNP | Furnished rental | Micro-BIC or réel (BIC) | Full bookkeeping when réel is elected

Marchand de biens | Buy to resell | VAT on margin, BIC | Transaction-by-transaction tracking

SCCV | Property development | Corporate tax (IS) | Full company accounts

Holding / SARL de famille | Group or transfer assets | IS or IR depending on form | Annual accounts and parent-subsidiary rules

What our accountancy service covers

Bookkeeping and real-time financial reporting

We keep your books in Pennylane, a real-time accounting platform. Your invoices and bank transactions flow in automatically, so you see your cash position and rental income without waiting for the annual financial statements. Each property or lot can be tracked separately, which matters when you hold several assets under one company.

French tax compliance

We prepare and file the declarations a real estate company owes in France: VAT returns (including the VAT-on-margin scheme for marchands de biens), corporate income tax (IS) instalments and annual returns, personal income tax (IR) for transparent SCIs, and capital gains declarations on sales. Thresholds and rates change each year. For tax year 2026, we use the rates published by the French tax authority on impots.gouv.fr and in the official tax doctrine (BOFiP). If you also hold property abroad or receive foreign rental income, we handle the corresponding French reporting. See our guides on property taxes in France and real estate tax in France for the broader picture.

Tax planning and structuring

Choosing between an SCI taxed at IR or IS, or between micro-BIC and réel for furnished rental, changes your tax bill and your accounting workload. We explain the mechanism, the conditions, and the trade-offs for your situation. We do not promise a specific saving. The outcome depends on your numbers, your holding period, and your exit plan.

For transfers of assets between companies, French law offers a tax deferral (sursis d'imposition) under article 150 0 B of the French tax code (CGI), and apport-cession rules govern contributions of shares followed by a sale. We apply these mechanisms only where the legal conditions are met, and we document the file accordingly. This is an area where personalized advice applies: the right structure depends on your facts, not on a template.

Statutory audit and assurance

GME Audit holds dual qualification as chartered accountants and statutory auditors (commissaires aux comptes). Real estate companies need a statutory auditor above certain size thresholds, and on specific operations: contributions in kind (commissaire aux apports), mergers (commissaire à la fusion), and legal form changes (commissaire à la transformation). We run these missions in-house rather than referring them out.

Property management accounting and KPIs

For owners managing several lots, we produce indicators you can act on:

• Occupancy rate per lot and per building

• Rental income collected vs invoiced

• Per-lot operating margin (income less recurring charges)

• Cash position and VAT held (TVA collectée vs déductible)

• Debt service coverage on financed assets

These figures update through the year in Pennylane, not once at year-end.

Why real estate companies need a specialist accountant in France

A generalist accountant can file your returns. The risk sits in the details specific to property.

The tax regimes that change everything

The micro and réel regimes, and the choice between VAT on margin and VAT on full price, are not administrative details. They change what you can deduct, how much VAT you charge on a sale, and whether depreciation applies. An SCI at IR cannot depreciate the building for tax purposes. An SCI at IS can. A marchand de biens on the margin scheme charges VAT only on the difference between purchase and sale price, subject to conditions. These choices are hard to reverse mid-year.

The mistakes that cost the most

• Missing the VAT-on-margin conditions and losing the regime on a resale

• Filing an SCI return as if it were a commercial company

• Forgetting the LMNP réel regime election deadline

• Under-reporting capital gains on a sale

• Holding intercompany balances without a compliant current account agreement (compte courant d'associé)

Each of these is fixable early and expensive late. That is the value of a specialist who reviews your file before the deadline.

How we work with you

The first 90 days

1. We review your existing structure and current accounting setup (first two weeks).

2. We set up your company in Pennylane, connect the bank feeds, and import the opening balances (weeks 3 and 4).

3. We confirm your tax regimes (IS or IR, micro or réel, VAT scheme) with you in writing.

4. We file your first declarations (VAT, IS, or partners' return) and give you a baseline KPI dashboard by day 90.

Ongoing real-time support via Pennylane

Your accounts stay live. You send documents through the platform, we code and reconcile them, and your dashboards reflect the current month. Questions are answered by a named contact, not a ticket queue. If you employ staff for property management, we also run payroll services in France.

Bilingual service for international investors

We work in French and English. For an investor based outside France, we translate the obligations into a framework you recognize, and we deal with the French tax authorities on your behalf. Learn more about working with an English-speaking accountant in France.

Frequently asked questions

What accounting obligations does an SCI have in France?

An SCI must keep proper accounts, approve them annually, and file a partners' tax return (déclaration 2072) when taxed at IR, or corporate tax returns when the partners elected IS. The filing deadlines and forms depend on the regime. The general framework is described on the public information site service-public.fr in French.

Do I need an accountant for LMNP (furnished rental)?

It is not legally required, but the réel regime requires real bookkeeping: tracking rent, deductible expenses, and depreciation. Most LMNP landlords at réel use an accountant. Under micro-BIC the accounting load is lighter.

What is the difference between an SCI at IS and an SCI at IR?

At IR (the default), the SCI is tax-transparent: results flow to partners and are taxed as property income, with no building depreciation. At IS, the company pays corporate tax, can depreciate the building, and profits are taxed again when distributed. The choice depends on your holding period and your exit plan.

Is VAT applicable to real estate transactions in France?

Yes, in specific cases. Sales of new buildings (within five years of completion) are subject to VAT. Sales of older property are usually exempt, with a margin scheme available for marchands de biens. The rules are detailed in the tax code (BOFiP) and published on the official legal database legifrance.gouv.fr in French.

What is a marchand de biens and how is it taxed?

A marchand de biens is a property dealer who buys property to resell it. The activity is taxed as a commercial activity (BIC), with a specific VAT-on-margin regime: VAT applies to the difference between sale price and purchase price, not the full price, subject to conditions set out in the tax code.

Can a foreign investor use a French chartered accountant remotely?

Yes. We work 100% digitally and serve investors across France and abroad. Documents are exchanged through Pennylane, declarations are filed electronically, and meetings happen by video.

What is the difference between micro-BIC and réel for furnished rental?

Micro-BIC applies a flat allowance to gross rent (50% for standard furnished rental). Réel lets you deduct actual expenses and depreciation, but requires full bookkeeping. Réel usually wins once expenses and depreciation become significant.

When does a real estate company need a statutory auditor in France?

French law requires a commissaire aux comptes above certain thresholds (balance sheet total, turnover, headcount) and on specific operations (contributions in kind, mergers, legal form changes). We check whether your company crosses the thresholds for tax year 2026.

Talk to a chartered accountant for your real estate company

GME Audit is led by Steeve Elharrar, chartered accountant and statutory auditor (commissaire aux comptes), formerly with KPMG and Deloitte. The firm is registered with the Ordre des experts-comptables and manages around a hundred files each year, with dual expertise in accountancy and statutory audit. You can learn more about our English-speaking accountant services.

Your structure, your tax regime, and your holdings determine what we do for you. [Request a quote](#) and we will come back with a precise answer, not a template. You can also book a Calendly call directly.

This page provides general information for tax year 2026 and does not replace personalized advice. Tax thresholds and rates are verified against impots.gouv.fr and the BOFiP.