What is property dismemberment?

Property dismemberment splits full ownership into two rights: usufruct (the right to use and receive income) and bare ownership (nue-propriété). It is a powerful estate planning and tax optimization tool used in French real estate investment.

How does bare ownership work?

The bare owner holds the property title but cannot use it or receive income during the dismemberment period. At the end, they automatically recover full ownership without additional tax. The purchase price is reduced by the usufruct value (30-60% discount depending on duration).

What is the fiscal dismemberment scale?

The fiscal scale (Article 669 CGI) determines the value split based on the usufructuary's age: 90/10 before 21, 80/20 between 21-30, 70/30 between 31-40, down to 10/90 after 91. This scale applies for gift tax and wealth tax (IFI) calculations.

What is property dismemberment?

Dismemberment consists of separating full ownership into two distinct rights: usufruct (the right to use the property and collect its income) and bare ownership (the right to dispose of the property). It is a powerful tool for wealth transmission and tax optimization.

How to calculate the value of bare ownership?

The value of bare ownership depends on the usufructuary's age and the tax scale of Article 669 of the French Tax Code. For example, for a 65-year-old usufructuary, the usufruct is worth 40% and bare ownership 60% of the full ownership value.

What are the tax advantages of dismemberment?

Dismemberment allows wealth transmission with a reduced tax base (bare ownership value only), removing the property from the wealth tax (IFI) for the bare owner, and optimizing inheritance taxes.

What is the optimal duration of a dismemberment?

The optimal duration depends on the objective: 15-20 years for temporary dismemberment (investment), life-long for family transmission. The longer the duration, the lower the bare ownership value and the greater the tax advantage.

My Real EstateSimulator

Dismemberment Simulator

Calculate the value of usufruct and bare ownership

Property dismemberment separates usufruct and bare ownership, optimizing taxation and preparing wealth transmission.

Disclaimer: The calculations presented are provided for information purposes only and do not constitute legal or tax advice.

For any dismemberment operation, consult a notary or wealth management advisor. Tax scales are subject to change.

Continue your simulation with our other free calculators

Life Annuity Simulator

Calculate the bouquet and annuity of a life annuity

Inheritance Tax

Estimate the inheritance tax on real estate

Wealth Tax Calculator

Estimate your real estate wealth tax

Owner Buy-Out

Simulate an Owner Buy-Out operation

Dismemberment Simulator

Related Tools

Life Annuity Simulator

Inheritance Tax

Wealth Tax Calculator

Owner Buy-Out

Dismemberment Simulator

Related Tools

Life Annuity Simulator

Inheritance Tax

Wealth Tax Calculator

Owner Buy-Out