Couple happy to invest via a SCI

The Société Civile Immobilière (SCI) offers investors a flexible and strategic approach to investing in property. Whether you're an individual looking to manage a family estate, an entrepreneur looking to optimise your tax position, or an investor looking to diversify your assets, this is a subject that interests you. Description, advantages, disadvantages: find out more about investing via an SCI in this article!

What is an SCI?

A SCI, or non-trading property companyis a civil societyin other words a legal entity distinct from its members (known as partners). It is created by one or more partners for the purpose of owning, managing and/or operating one or more properties.

It can be made up of one or more natural or legal persons (such as individuals, companies, associations, etc.). Partners hold shares in the SCI according to their investment in society.

And its management can be organised in accordance with the company's articles of association. The partners may choose to appoint one or more managers to take decisions on behalf of the company, or they may decide to manage the SCI themselves on a collegiate basis.

The objectives of setting up an SCI can be variousThese include managing a family's property portfolio, facilitating the transfer of assets, making property investments and carrying out property-related professional activities.

What are the advantages of investing via an SCI?

Investing via a Société Civile Immobilière offers a number of advantages that may make this structure attractive to some investors.

  • Tax optimisation Investing via a property investment company (SCI) can offer significant tax advantages (for example, the choice between property income tax or corporation tax, depending on your tax situation and investment objectives). This makes it possible to optimise the taxation of property ownership and management.
  • Wealth transfer An SCI can facilitate the transfer of assets in an efficient and tax-efficient way. Shares in an SCI can be passed on more easily than physical property, which can make estate planning more flexible and avoid high inheritance tax.
  • Limited liability Limited liability: partners in an SCI generally have limited liability, which means that their liability is limited to the amount of their contribution to the company. This protection can be a major advantage, particularly in the context of high-risk property investments.
  • Simplified management Managing property within an SCI can be simpler than owning it individually. By grouping several properties under a single structure, partners can benefit from centralised, streamlined management, which can reduce costs and make decision-making easier.
  • Flexibility SCIs offer great flexibility in terms of structuring and management. Shareholders can customise the company's Articles of Association to meet their specific needs, particularly with regard to the allocation of management powers, the distribution of profits, the terms of transfer of shares, etc.
  • Diversification Property investment companies (SCIs): an SCI can enable investors to diversify their property portfolio by investing in several properties within the same structure. This helps to spread risk and optimise the overall return on the investment.
  • Transparency SCIs: SCIs often offer greater transparency in the management of property assets, thanks to regular financial reports and open communication between the partners and the company's managers.

What are the disadvantages of investing via an SCI?

Investing via a Société Civile Immobilière also has certain disadvantages that are important to bear in mind.

  • Set-up and management costs Costs: setting up and managing an SCI can involve initial and recurring costs (company formation costs, lawyers' or notaries' fees, administrative costs, accounting costs, etc.). These costs must be taken into account when assessing the profitability of the investment.
  • Legal and tax complexity SCIs are subject to specific legal and tax regulations, which means they are administratively complex. And to comply with the legal and tax obligations relating to the ownership and management of property by an SCI, the assistance of qualified professionals is often required.
  • Long-term commitment Investment via a non-trading property company (SCI) can involve a long-term commitment, particularly if the company holds long-term property assets. The liquidity of shares in an SCI may be limited, which means that partners may find it difficult to sell their shares quickly if they need cash.
  • Risk of conflicts between partners As with any form of company, SCIs can be subject to disputes between partners, particularly over the management of property assets, the distribution of profits, investment decisions, etc. It is important to establish clear rules from the outset to avoid disagreements. It is important to establish clear rules from the outset to avoid disagreements.
  • Potential liability Although partners generally have limited liability, they may be held liable for the SCI's debts in certain circumstances, particularly in the event of mismanagement or failure to comply with legal and tax obligations.
  • Dependence on property performance As with any form of property investment, investment via a SCI is subject to fluctuations in the property market. Returns can vary depending on factors such as rental demand, occupancy rates, fluctuations in property prices, etc.
  • Limitation of tax benefits Tax advantages: although investing via an SCI offers tax advantages, these may be limited depending on tax legislation and the individual situation of each investor. Certain tax advantages may be called into question by the tax authorities if the SCI is used for improper purposes. Some tax advantages may be called into question by the tax authorities if the SCI is used for improper purposes.Top of form


Investing via a Société Civile Immobilière (SCI) offers a range of unique advantages and opportunities in the property sector. Whether you're looking for efficient management of family assets, tax benefits or asset diversification, the SCI is a flexible and appropriate solution. But it's also essential to fully understand the legal, tax and financial implications of this type of investment before taking the plunge. Evaluate the option carefully and make the most of your investment via an SCI.