A group of professionals in suits interact in a modern business hall with digital screens displaying graphs and data. The image captures a lively moment of discussion at dusk, with illuminated skyscrapers in the background. Mirrors and reflections create a dynamic, futuristic space, symbolising the potential of real estate mutual funds (fcpi immobilier).

In today's financial landscape, investment in property FCPIs is an increasingly popular option for investors looking to diversify their portfolios. FCPIs, or Fonds Communs de Placement dans l'Innovation, which are tailored to the property sector, offer an attractive combination of potential tax benefits and long-term growth prospects. This type of investment not only allows you to invest in innovative property projects, but also to benefit from a tax reductionThis is attracting growing interest. However, like any investment, the property fcpi also involves risks that should be understood before committing yourself.

This article aims to provide a comprehensive overview of how real estate FCPIs work, exploring both their advantages, such as fcpi yield and fcpi investment opportunities, and their disadvantages, including fcpi risk and considerations to take into account before investing in fcpi. We will also discuss how these funds fit into an overall investment strategy, comparing fcpi or fip and addressing the essential criteria for choosing a good property fcpi. In short, this article is aimed at anyone seeking an in-depth understanding of real estate fcpi in order to make informed investment decisions.

What is a real estate FCPI?

FCPIs, or Fonds Communs de Placement dans l'Innovation, are UCITS (Undertakings for Collective Investment in Transferable Securities) that make it possible to invest collectively in innovative SMEs. These funds aim to support the growth of small and medium-sized enterprises by making available to them the capital raised from investors. To be eligible, these SMEs must be unlisted, located in the European Economic Area, and not exceed a certain threshold of employees or capital ownership.

Investing in a FCPI offers a significant tax reduction, set at 18% of investmentup to 25% for certain investments made before the end of 2021, with a limit of 12,000 per year for a taxpayer. To benefit from these tax advantages, investors must undertake to hold their shares for at least five years and comply with certain shareholding and transfer conditions.

FCPIs are therefore attractive financial instruments for those looking to invest in innovation while benefiting from an advantageous tax framework, but they carry risks associated with investing in unlisted and potentially volatile companies.

How does a real estate FCPI work?

A FCPI, or Fonds Commun de Placement dans l'Innovation, invests mainly in innovative, unlisted companies, often SMEs that meet the criteria set by institutions such as BPI France. The majority of the investment, up to 60%The remainder can be invested in UCITS, bonds or money market instruments to diversify and secure the portfolio.

Investment objectives

FCPIs aim to support innovative companies with strong growth potential, while offering investors significant tax benefits. For example, a tax reduction up to 18%, and even 25% for certain investments made before the end of 2021, is available, with specific ceilings depending on the investor's marital status. These tax incentives are designed to encourage investment in innovation while providing a potential capital gain when the fund units are resold.

Types of property targeted

Although FCPIs invest primarily in unlisted companies, they may also include property assets in their portfolios. These properties can vary, including office, retail, health and education properties, depending on the fund's strategies and its preferred geographical area. The aim of this diversification is to maximise returns through the rents generated and the potential capital gains when the assets are sold.

Advantages of investing in a real estate FCPI

Tax reductions

Investing in a FCPI offers significant tax advantages, such as a tax reduction of up to 25% of cash subscriptionswith a ceiling depending on the investor's marital status. This reduction is calculated according to the amount invested in innovative SMEs, varying from 17.5% to 25% until the end of 2023, and adjusted to 18% from 2024. In addition, capital gains realised after a 5-year holding commitment are exempt from capital gains tax, subject only to social security contributions.

Portfolio diversification

FCPIs allow you to diversify your investments, offering greater security by spreading the risk. Investing in SCPIs or FCPIs gives you access to a diversified portfolio of commercial property with a more accessible entry ticketThis minimises rental risk and ensures stable income. Diversification may include distribution by business sector, geographical area and tenant size, which also reduces liquidity risk when units are resold.

Disadvantages and risks of real estate FCPIs

Risk of capital loss

Investing in a real estate FCPI involves a significant risk of capital lossThese funds invest in innovative SMEs whose development may be uncertain. The capital initially invested may not be returned, as the value of the assets depends on the development of the underlying companies, with no guarantee of future profitability. Half of the FCPI funds created between 2000 and 2010 did not enable investors to recoup their investmentA significant proportion even recorded losses exceeding the amount of the initial tax advantage.

Unavailability of funds

Funds invested in a FCPI are unavailable for an extended period, generally well beyond the minimum tax period of 5 years. In practice, this period of unavailability may extend to 10 years or moreDuring this period, it is virtually impossible to recover all or part of the capital invested before the fund manager finally liquidates the fund. This long lock-in period must be taken into account by investors, as it affects the liquidity and flexibility of their capital.

How do you choose a good real estate FCPI?

Criteria to consider

To select a good real estate FCPI, it is essential to consider the the fund's historical performance. Assessing the regularity and growth of dividends over a significant period can reveal the manager's ability to navigate through economic cycles. In addition, a stable payout ratio on market value (TDVM) over the last 3 to 5 years is a reliable indicator of the fund's ongoing performance. It is also essential to take into account the fund capitalisationvery high capitalisation may indicate a potentially ageing property portfolio requiring high renovation costs.

Evaluation of past performance

Analysing the past performance of a FCPI is crucial. A history of high returns compared with the market average may indicate efficient management and a good selection of properties. However, it is important to remain cautious, as exceptionally high rates of return could also indicate increased risks, such as less pooling of assets or a greater risk of rental shortfalls. Visit Internal Rate of Return (IRR) over periods of 5, 10 or 15 years offers a comprehensive measure of profitability, taking into account changes in share value and distributed income.


Throughout this article, we have explored the nuances of FCPI real estate funds, highlighting both their significant advantages, such as tax cuts and diversification of the portfolio, and their inherent risks, such as the possibility of capital loss and the unavailability of funds. These are crucial considerations for any investor wishing to venture into the world of innovative property investment, while seeking to maximise tax benefits and diversify sources of return.

For those considering such an investment, it is essential to remember the importance of choosing your real estate FCPI wisely, based on criteria such as the fund's historical performance and its capitalisation. Taking these aspects into account can greatly influence the success of the investment. In short, although real estate FCPIs present an attractive opportunity, their selection must be carried out with diligence and attention to detail, in order to best align risks with personal financial objectives.


1. How do FCPI (Fonds Communs de Placement dans l'Innovation) operate?
Like FIPs, FCPIs have a limited subscription period. When you subscribe to a FCPI during the tax year, you benefit from a reduction in income tax, applicable regardless of when you make the purchase.

2. What are the tax benefits of investing in a FCPI?
Investing in a FCPI offers two main tax advantages. The rate of tax reduction varies according to the percentage of capital that the FCPI invests in innovative SMEs. This can range from a 17.5% tax reduction (if 70% of the FCPI is invested in innovative SMEs) to a 25% income tax reduction (if 100% of the FCPI is invested in innovative SMEs).

3. What are the risks associated with investing in a FCPI?
The main risk associated with a FCPI is the risk of illiquidity. FCPIs invest in unlisted companies, which means that their shares cannot easily be sold on a secondary market. It can therefore take several months to sell these securities, making the investment less liquid.

4. What is the innovative quota in a FCPI?
The innovation quota of a FCPI refers to the condition that the fund must invest a certain proportion of its capital in innovative companies in order to benefit from certain tax advantages. In return for a reduction in income tax equivalent to 25% of the sums paid in, FCPI units must be held for at least five years.