Swiss resident owning property in France
Flat, house or shares in a French property company (SCI): France taxes them on death, wherever the heirs live.
Since 2015, no treaty allocates between France and Switzerland the right to tax an estate. France applies its domestic law without limit, each canton applies its own statute, and the governing law of the estate is determined on each side under different rules.
The France-Switzerland estate tax treaty of 31 December 1953, terminated by France, no longer applies to deaths occurring on or after 1 January 2015. France therefore taxes under Article 750 ter of the French tax code (CGI): the entire estate if the deceased was domiciled in France; only French-situs assets if the deceased was domiciled in Switzerland; but everything received by an heir domiciled in France for at least six of the last ten years.
In Switzerland, inheritance tax is cantonal. Geneva exempts the spouse and descendants, unless the deceased was taxed on a lump-sum (expenditure) basis; Vaud exempts the spouse and applies a deduction and a moderate scale to descendants. Only the unilateral credit of Article 784 A of the CGI relieves double taxation.
CGI, Articles 750 ter and 784 A; BOI-INT-CVB-CHE-20; Geneva inheritance duties act (LDS, D 3 25), Article 6A; Vaud inheritance and gift tax act (LMSD, BLV 648.11), Articles 20 and 31.
Geneva. The estate of a person domiciled in Geneva is taxed on all assets except real estate situated outside the canton (LDS, D 3 25, Articles 3 and 4): a flat in Paris is outside the Geneva base. The surviving spouse, the registered partner and relatives in the direct line are exempt (Articles 1A and 6A(1)), unless, under any of the last three final tax assessments, the deceased was taxed on an expenditure basis (Article 6A(2)): they then pay from 2% to 6% (Article 17). Between unrelated persons, rates range from 20% to 26%, plus additional cantonal centimes (Articles 21 and 22). Gifts follow the same rule (LDE, D 3 30, Article 27A).
Vaud. The tax applies to real estate in Vaud wherever the estate is opened, and to movable assets of an estate opened in the canton (LMSD, BLV 648.11, Article 11). The spouse and registered partner are exempt (Article 20). For descendants, each branch deducts CHF 1,000,000 where its share is below CHF 1,001,000, the deduction being reduced by one hundredth per CHF 1,000 above that (Article 31); the cantonal direct-line scale then caps at 3.5%, against 25% between unrelated persons (Article 34 and schedule). Gifts to a child up to CHF 300,000 per calendar year are not taxed (Article 16). Some municipalities levy an additional communal inheritance tax.
Hypothetical example. A widowed parent, domiciled in Geneva for twelve years and taxed under the ordinary regime, leaves a flat in Paris worth €1,000,000 and a portfolio of non-French securities held in Geneva worth €2,000,000, to two children in equal shares, with no prior gift and no debts. The elder lives in Geneva, the younger in Lyon for eight years.
In Geneva: nothing, descendants are exempt and the flat is outside the base. In France, for the elder: half the flat only, €500,000 less €100,000, i.e. about €78,194 of tax. For the younger: everything received, €1,500,000 less €100,000, i.e. about €412,678, with no Swiss tax to credit.
A gap of about €334,000 results solely from the heir's domicile. A gift made before the younger child moved to France has to be worked out before death, not after.
Since 2015, France applies the three connecting factors of Article 750 ter of the CGI without any treaty limitation (BOI-INT-CVB-CHE-20, para. 40). The same Geneva estate may thus be tax-free for the child who stayed in Geneva and heavily taxed in France for the child who settled in Lyon.
Civil law follows a different logic: Switzerland applies its Federal Act on Private International Law (PILA, or LDIP), France applies Regulation (EU) No 650/2012. Both generally look to the law of the last domicile and allow a choice of the law of nationality by will. Made in time, that choice avoids most conflicts.
Flat, house or shares in a French property company (SCI): France taxes them on death, wherever the heirs live.
If domiciled in France for six of the last ten years, they are taxed there on everything they receive, Swiss accounts included.
They may choose French law; they remain exposed to French tax through French assets and heirs living in France.
In Geneva, taxation on an expenditure basis deprives close relatives of the inheritance tax exemption.
No, for deaths on or after 1 January 2015. The treaty of 9 September 1966, on income and wealth, does not allocate taxing rights over estates: see our page on the France-Switzerland tax treaty.
Cantonal tax paid on assets outside France is credited against the French tax on those assets (Article 784 A). In the direct line, Geneva generally levies nothing: French tax is then due in full.
Yes, by will (PILA, Article 91; Regulation No 650/2012, Article 22). Before a Swiss authority, a French-Swiss dual national remains bound by the Swiss disposable portion; before a French authority, the choice is assessed under the Regulation. The choice has no effect on taxation.
Yes: the spouse and descendants lose the Geneva exemption (LDS, Article 6A(2); LDE, Article 27A). On the regime itself, see our page on lump-sum tax regimes in Europe.
The exit tax of Article 167 bis of the CGI targets certain unrealised gains on departure, not estates: see our page on French exit tax.
The tax treaty atlas, with the country preselected.
Voir la page EstatesFrance's estate tax treaties, country by country.
Voir la page GuideResidence, income, pensions: the 1966 treaty.
Voir la page Case lawThe ruling of 28 May 2026 and the trust regime.
Voir la page GuideExpenditure-based taxation and its effects.
Voir la page GuideUnrealised gains and deferral on departure.
Voir la page GuideSalaries, remote work and cross-border agreements.
Voir la pageConfidential first conversation. The firm, in Paris and Geneva, handles the French tax side, the governing law and the interaction with cantonal tax, together with the family's notary.
© BENSAID Avocats. The information on this site does not constitute legal advice. Sources: French tax code (CGI); French Civil Code; BOFiP (BOI-INT-CVB-CHE-20 and -30); Swiss PILA (SR 291); Swiss Civil Code (SR 210); Geneva LDS and LDE; Vaud LMSD. Hypothetical example.
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