"When is the Jeanbrun scheme applicable?"

"The scheme applies to purchases made between February 21, 2026 and December 31, 2028."

"What is the difference between Jeanbrun and Pinel?"

"The Pinel offered a direct tax reduction on income tax. The Jeanbrun applies an amortisation that reduces taxable rental income. The Pinel was zoned, the Jeanbrun applies throughout France."

"What is the Jeanbrun amortisation rate?"

"Amortisation ranges from 3.5 percent to 5.5 percent per year, calculated on 80 percent of the property value, depending on the type of rent (intermediate, social, very social)."

"What is the annual amortisation cap?"

"The annual amortisation cap is 8,000 euros for intermediate rent, increased by 2,000 euros for social rent and 4,000 euros for very social rent."

Jeanbrun 2026: the new French private landlord status

Q: "What is the Jeanbrun scheme?"

"The Jeanbrun scheme is the new French private landlord status, created by the 2026 Finance Act to replace the Pinel. It allows landlords to deduct an annual amortisation of the rental property from taxable rental income."

In short

Jeanbrun scheme: new French private landlord status, replaces the Pinel
Eligible period: February 21, 2026 to December 31, 2028
Mechanism: annual amortisation of 3.5 to 5.5 percent on 80 percent of property value
Annual cap: 8,000 euros (intermediate rent), increased by 2,000 to 4,000 euros for social or very social rent
Rental commitment: 9 years minimum
Applies throughout France, no zoning

The French Pinel scheme ended on December 31, 2024, leaving a gap for new rental investment. The 2026 Finance Act, adopted in January and promulgated on February 19, 2026, creates the “private landlord status” renamed the Jeanbrun scheme. Here is everything to remember before getting started.

What is the Jeanbrun scheme exactly?

The Jeanbrun scheme is a new tax regime applied to landlords who invest in a new or renovated property to rent it out. It is part of the revision of French real estate taxation in the 2026 Finance Act, adopted by deputies on January 15, 2026.

Unlike the Pinel which offered a direct tax reduction, the Jeanbrun works through amortisation. Each year, the landlord deducts a fraction of the property value from their taxable rental income. This limits the taxable base and reduces the tax due, without being capped under tax loopholes.

The Jeanbrun falls outside the global cap on tax loopholes of 10,000 euros per year. This is a notable advantage compared to the Pinel, which was included in this cap.

Amortisation mechanism: the rates

Annual amortisation depends on the type of rent practised:

Rent type	Annual rate	Amortisation cap
Intermediate rent	3.5 percent	8,000 euros per year
Social rent	4.5 percent	10,000 euros per year
Very social rent	5.5 percent	12,000 euros per year

Amortisation applies to 80 percent of the property value, i.e. the building value (the remaining 20 percent corresponding to the land share, which is not amortisable).

Worked example

For a property purchased at 300,000 euros rented as intermediate:

Amortisable base: 300,000 x 80 percent = 240,000 euros
Theoretical annual amortisation: 240,000 x 3.5 percent = 8,400 euros
Effective deductible amortisation: 8,000 euros (capped)

Over 9 years, total deduction reaches 72,000 euros.

Conditions to meet

The Jeanbrun imposes several cumulative conditions:

Rental commitment of 9 years minimum, renewable up to 15 years
New or off-plan property (VEFA) or renovated property
Compliance with rent caps (intermediate, social or very social)
Compliance with tenant income caps
Prohibition to rent to a relative (ascendant, descendant, household member)
RE2020 standards mandatory for new builds

Failure to meet a condition during the 9-year commitment period results in the retroactive loss of the tax benefit. Deducted amortisations are then reintegrated into taxable rental income.

Jeanbrun vs Pinel: the comparison

Criterion	Pinel (until 2024)	Jeanbrun (2026-2028)
Tax mechanism	Direct income tax reduction	Amortisation deducted from rental income
Zoning	Zones A, Abis, B1 only	Whole France
Loophole cap	Yes, 10,000 euros per year	No
Commitment duration	6, 9 or 12 years	9 years minimum
New / old	New only	New and renovated
Max tax benefit	63,000 euros over 12 years	Based on value and income

The Jeanbrun is more advantageous than the Pinel for high marginal tax brackets (30, 41, 45 percent) and for landlords already near the global tax loopholes cap. It also offers more geographical and wealth flexibility.

Who is it interesting for?

The Jeanbrun is particularly relevant for:

Households in the 30 percent bracket or above with rental income
Investors already capped on tax loopholes
Individuals wishing to diversify into rental real estate
Landlords seeking simple and readable taxation

Conversely, it is less relevant for households in the 11 percent bracket or without significant rental income: amortisation only reduces taxable rental income, not global income tax.

Strategies to anticipate

Combine Jeanbrun and land deficit to optimise total real estate taxation
Choose the right area: for intermediate rent, target metropolitan areas with good rental demand
Arbitrate social / intermediate rent: social rent gives a better amortisation rate but reduces rental yield
Anticipate the 9-year exit: sale, transmission or free rental after commitment

Risks to know

Rental vacancy risk during the 9-year commitment period
Property value decline risk in less dynamic areas
Accounting complexity (amortisation calculation, annual declaration)
Beware of the loss illusion if the property loses value: the tax effect alone does not justify a bad purchase

The Jeanbrun is a powerful scheme for the right profiles, but never replaces a good choice of location. Rental market research remains paramount before any tax arbitrage.

Useful links

PER retirement plan guide, Understanding IFI 2026, PER vs life insurance, Mortgage rates 2026, Glossary.