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Tax on the resale of a French LMNP furnished rental: private-individual regime, 19% income tax, 17.2% social charges, abatements by holding period and surcharge.
Your transaction
Notary + agency fees. If left blank, the legal 7.5% flat rate applies.
Improvement works with invoices (excluding maintenance).
Calculation breakdown
| Sale price | 320 000 € |
| Adjusted purchase basis (fees + works) | −268 750 € |
| Gross capital gain | 51 250 € |
| Income tax abatement (30,0 %) | −15 375 € |
| IR-taxable gain | 35 875 € |
| Income tax (19 %) | 6 816 € |
| Social charges abatement (8,3 %) | −4 228 € |
| PS-taxable gain | 47 022 € |
| Social charges (17,2 %) | 8 088 € |
| Total tax | 14 904 € |
Net capital gain
After IR, PS and surcharge
Holding period
10 years
12 more years for IR, 20 for PS.
Calculation methodology
LMNP capital gains fall under the private-individual regime (CGI 150 U), distinct from the LMP professional regime. It's the difference between sale price and adjusted purchase basis (price + fees + qualifying works).
Tax has two parts: 19% income tax and 17.2% social charges. Each gets an abatement by year of holding beyond 5 years: full IR exemption at 22 years, full PS exemption at 30 years.
Above €50,000 of IR-taxable gain, a progressive surcharge of 2% to 6% applies (CGI 1609 nonies G). LMNP specific: depreciation taken during the real regime is NOT added back to the capital gain (2025 reform confirmed), unlike LMP.
FAQ — LMNP capital gains
LMNP vs LMP capital gains: what changes?
LMNP = private-individual regime (article 150 U), holding-period abatements, exemption at 22/30 years, surcharge above €50k. LMP = professional BIC regime, short-term/long-term gains, depreciation add-back, and full exemption under article 151 septies after 5 years + revenue < €90k.
How does the holding-period abatement work?
No abatement first 5 years. IR: 6%/year from year 6-21, 4% in year 22 → full exemption. PS: 1.65%/year from year 6-21, 1.60% in year 22, 9%/year from 23-30 → full exemption at 30 years. PS abatement is much slower.
Are LMNP depreciations added back on resale?
Not in LMNP (private regime, since the 2025 reform confirmed in the finance law). You can depreciate to €0 tax for 20 years and resell without add-back. Yes in LMP: depreciations are added back and taxed at IR + SSI rates.
Flat 7.5% vs real fees: which to use?
The legal 7.5% flat rate applies by default. If your actual fees (notary + agency) are higher (common at 7-8% in old property), declare them with invoices.
15% works flat rate: who qualifies?
Any owner holding the property more than 5 years who doesn't have invoices. The 15% flat rate applies automatically, even with no real works. If your actual works exceed 15%, declare them with invoices.
What is the €50,000+ surcharge?
Introduced in 2013 (CGI 1609 nonies G) on real-estate capital gains for individuals, it's an additional progressive tax: 2% from 50-60k€, 3% from 60-100k€, 4% from 100-150k€, up to 6% above 250k€. Applied on the IR-taxable gain after abatement.
Sale of primary residence: exempt?
Yes, fully (CGI 150 U II 1°). But a property let on Airbnb most of the year isn't a primary residence anymore. The boundary is personal occupancy duration: you must reside there habitually before sale. Get legal advice before signing.
Special case: non-resident
19% withholding tax (IR) collected by the notary at sale, plus 17.2% PS (or 7.5% if affiliated to an EU social system). A French fiscal representative is mandatory above €150,000 sale price.
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